HomeMy WebLinkAboutDSD-2023-402 - Zoning By-law Amendment Application ZBA20/003/N/AP - 448 New Dundee Road - Hayre Properties Inc.Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: January 22, 2024
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 519-714-2200 ext. 7319
PREPARED BY: Andrew Pinnell, Senior Planner, 519-741-2200 ext. 7668
WARD INVOLVED: 4
DATE OF REPORT:
REPORT NO.:
January 3, 2024
DSD -2023-402
SUBJECT: Zoning By-law Amendment Application ZBA20/003/N/AP
448 New Dundee Road
Hayre Properties Inc.
RECOMMENDATIONS:
That Zoning By-law Amendment Application ZBA20/003/N/AP for 448 New Dundee
Road be approved in the form shown in the Proposed By-law and Map No. 1, attached
to Report DSD -2023-402 as Attachment `A'; and further,
That the Urban Design Brief prepared by GSP Group Inc., dated October 2023,
attached as Attachment `B' to report DSD -2023-402 be endorsed, and that staff be
directed to implement the Urban Design Brief through a future Site Plan Approval
process, and at the discretion of the City's Director of Development and Housing
Approvals, significant changes to the Urban Design Brief will be to the satisfaction of
Council.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide planning recommendations
regarding the Zoning By-law Amendment (ZBA) application requested by Hayre
Properties Inc. for the subject property, addressed as 448 New Dundee Road. It is
Planning staff's recommendation that the ZBA be approved and that the associated
Urban Design Brief be endorsed.
• The proposed amendment would facilitate the redevelopment of the lands with a vacant
land condominium consisting of a mix of single detached dwellings and semi-detached
dwellings fronting onto a private road.
• Community engagement included:
o Circulation of a preliminary notice letter to property owners within 120 metres of
the subject property,
o Installation of two notice signs 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 190 of 476
o Virtual neighbourhood meeting held on November 25, 2021;
o Follow-up through one-on-one correspondence with members of the public and a
meeting with abutting neighbours on Pearwood Court;
o Postcard advising of the statutory public meeting was circulated to all property
owners and occupants within 240 metres of the subject property (an expansion of
the original circulation based on new protocols), those who responded to the
preliminary circulation, and those who attended the neighbourhood meeting;
o Notice of the public meeting was published in The Record on December 29, 2023.
• This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the subject property is requesting to change the zoning, from `Low Rise
Residential One Zone (RES -1)' to `Low Rise Residential Four Zone (RES -4) with Site
Specific Provision (384) and Holding Provision (58H)', to facilitate a development concept
consisting of 26 vacant land condominium units (14 single detached dwellings and 12 semi-
detached dwellings), a private common element road, two amenity areas, visitor parking,
and a stormwater management facility. The holding provision would prevent development
until the subject property is consolidated with the lands fronting Ridgemount Street and a
site plan has been approved and a Functional Servicing Report has been submitted to the
satisfaction of the Region. Planning staff recommends that the Zoning By-law Amendment
Application be approved.
BACKGROUND:
The subject property is located on the north side of New Dundee Road, between Robert
Ferrie Drive and Pinnacle Drive, in the Doon South Planning Community.
The lands to the west were recently developed as part of the Ormston Subdivision
(registered in 2018) and comprise mainly single detached dwellings and street townhouses.
A large stormwater management facility for this subdivision immediately abuts the subject
property near New Dundee Road. The properties to the north front onto Thomas Slee Drive
and were developed with single detached dwellings in the late 1990s and early 2000s. The
lands to the northeast comprise properties which front onto Pearwood Court, a cul-de-sac
street, that was developed with single detached dwellings in the late 1990s and early 2000s.
The adjacent lands to the east, between the subject property and the dwellings fronting onto
Pinnacle Drive (i.e., 398 to 430 New Dundee Road) are developed with single detached
dwellings that were constructed in the 1980s on "estate lots". The lands addressed as 404-
430 New Dundee Road, located immediately to the east, have an area of approximately 2.5
hectares (6.2 acres), and have been consolidated by a different developer (Klondike
Investments Ltd.). These lands are the subject of a separate Official Plan Amendment
Application (OPA22/014/N/BB) and Zoning By-law Amendment Application
(ZBA22/025/N/BB). These applications propose to establish 10 stacked townhouse
buildings containing a total of 160 residential dwelling units. Each building would front onto
a private driveway off New Dundee Road that would connect to the internal private road
system. These adjacent applications and are being considered at the same Planning &
Strategic Initiatives Committee meeting as the subject application.
Page 191 of 476
The subject property comprises an "estate lot" addressed as 448 New Dundee Road with a
frontage on New Dundee Road of approximately 60.9 metres and an area of 1.2 hectares.
This lot contains an existing single detached dwelling constructed in approximately 1966. A
relative of the property owner is currently living in the dwelling and he intends to move out
shortly. The property is sloped downwards significantly from the north end towards New
Dundee Road. The lot is separated from Ridgemount Street to the west by a development
block currently owned by Activa Holdings Inc (Block 101, Plan 58M-616). While creation of
an access over the Activa block appears viable, Planning staff is of the opinion that a
Consent Application to create a parcel for access from this block is premature, in advance
of a Council decision regarding the subject application.
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Figure 1 — The subject property, addressed as 448 New Dundee Road
The subject property is designated `Low Rise Residential' on Map 3 — Land Use within the
Official Plan and is identified as `Community Areas' on Map 2 — Urban Structure. The subject
property is presently zoned `Low Rise Residential One Zone (RES -1)' under Zoning By-law
2019-051. Highlights of the `RES -1' Zone are as follows:
• Permits single detached dwellings, along with additional dwelling units,
• Minimum lot area of 929 m2 (0.23 acres), and
• Minimum lot width of 24.0 metres.
Page 192 of 476
The owner of the subject property, known as Hayre Properties Inc, has made application for
a Zoning By-law Amendment. This application would facilitate the redevelopment of the
lands with a vacant land condominium consisting of a mix of single detached dwellings and
semi-detached dwellings fronting onto a private road (see details in the Report section).
REPORT:
The owner is requesting a Zoning By-law Amendment (ZBA) to facilitate a proposed
development concept that consists of the following main features (see Figure 2):
• a mix of single detached dwellings (14 units) and semi-detached dwellings (12 units),
• a private, common element road that grants access to the property from Ridgemount
Street and terminates at an emergency -services -only access at New Dundee Road,
• a treed common amenity area at the rear of the property,
• an open common amenity area with an area of approx. 411 m2,
a total of 17 visitor parking spaces, including 2 barrier -free spaces,
a stormwater management facility adjacent to New Dundee Road, and
a 3 -metre -wide walkway connection to the proposed walkway system on the adjacent
lands to the east, addressed as 404-430 New Dundee Road. This will assist in
providing pedestrian connectivity to Ridgemount Street.
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Figure 2 — Proposed Development Concept
A "unit" within a Vacant Land Condominium is similar to a "lot" within a Plan of Subdivision.
In this case, the single detached dwelling units are proposed to be a minimum of 292 square
metres in area and have a minimum unit width of 11.5 metres. Semi-detached dwelling units
Page 193 of 476
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REVISED
SITE PLAN APPLICATION No. I
CONCEPTUAL SITE PLAN
6— 10 E 20 5
SURVEY BEASLEYS OLD PT LOT & PLAN
58M616 BILK 401
HAYRE PROPERTIES INC.
SCALE 1:11 10
City of Kitchener
DEVELOPMENT SERVICES DEPARTMENT
CAD FILE'
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448 New Dundee Rd, 90-94 Ridgemount 5t
DATE: o�1abAry Cosa
Figure 2 — Proposed Development Concept
A "unit" within a Vacant Land Condominium is similar to a "lot" within a Plan of Subdivision.
In this case, the single detached dwelling units are proposed to be a minimum of 292 square
metres in area and have a minimum unit width of 11.5 metres. Semi-detached dwelling units
Page 193 of 476
are proposed to be a minimum of 215 square metres and have a minimum unit width of 8.4
metres.
It should be noted that the proposed unit areas and widths, for both single detached
dwellings and semi-detached dwellings, are greater than the required minimums found in
the `RES -4' Zone, which is found immediately to the west of the subject property. Also, the
proposed single detached dwelling unit widths and areas are not the smallest in the
community, rather they are slightly greater than many existing lots located within the
immediately adjacent Ormston Subdivision. Moreover, the proposed single- and semi-
detached dwelling units are significantly wider and greater in area than the street townhouse
lots in the Ormston Subdivision, with many townhouse lots less than 180 square metres in
area and lot widths of 5.5 metres.
Furthermore, since the proposed single- and semi- detached dwellings will be established
as part of a condominium, the dwelling units may cater to a different demographic than
freehold units. A future Vacant Land Condominium (VLC) and Site Plan Application (SPA)
are required to facilitate the development concept. The ZBA is discussed in the below
Planning Analysis.
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as,
d) The conservation of features of significant architectural, cultural, historical,
archaeological or scientific interest;
f) The adequate provision and efficient use of communication, transportation, sewage
and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
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. 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.
Page 194 of 476
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; the subject lands are near bus transit; and the proposed
development makes efficient use of both existing roads and active transportation
networks. The lands are serviced and are in proximity to parks, trails and other community
uses. Provincial policies are in support of providing a broad range of housing. The proposed
development includes a mix of single- and semi- detached units that will be established as
part of a condominium, thereby providing additional housing choice.
Planning staff is of the opinion that the proposed application will facilitate the intensification
of the subject property with a development that is compatible with the surrounding
community, helps manage growth, is transit supportive and will make use of the existing
infrastructure. No new public roads would be required for the proposed development and
the development will make use of existing services.
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.
Policy 2.2.6.1(x) 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:
Page 195 of 476
a) feature a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people
of all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional
residential units and affordable housing, to accommodate people at all stages of
life, and to accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe,
comfortable and convenient use of active transportation,
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks,
trails, and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban
agriculture;
e) provide for a more compact built form and a vibrant public realm, including public
open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental sustainability;
and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in particular,
higher density housing options that can accommodate a range of household sizes in
locations that can provide access to transit and other amenities.
The subject lands are located within the City's delineated Built -Up Area. Planning staff is of
the opinion that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be
within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The
proposed development conforms to Section 2 of the ROP as the proposed development
supports the achievement of the minimum annual intensification targets within the
delineated Built -Up Area. Growth is directed to the Built -Up Area of the Region to make
better use of infrastructure that can assist in transitioning the Region into an energy efficient,
low carbon community. Furthermore, intensification within the Built -Up Area assists the
gradual transition of existing neighbourhoods within the Region into 15 -minute
neighbourhoods that are compact, well-connected places that allow all people of all ages
and abilities to access the needs for daily living within 15 minutes by walking, cycling or
rolling. Regional policies require Area Municipalities to plan for a range of housing in terms
of form, tenure, density and affordability to satisfy the various physical, social, economic and
personal support needs of current and future residents.
The Region of Waterloo has indicated it has no objections to the proposed application,
subject to a holding provision to require a satisfactory Functional Servicing and Stormwater
Management Report (see Appendix `D'). Planning staff is of the opinion that the application
conforms to the Regional Official Plan.
Page 196 of 476
City of Kitchener Official Plan:
Urban Structure
The subject property is located within the `Community Areas' as noted on Map 2 — Urban
Structure of the City's Official Plan. The planned function of Community Areas is to provide
for residential uses as well as non-residential supporting uses intended to serve the
immediate residential areas. Per Policy 3.C.2.52 limited intensification may be permitted
within Community Areas in accordance with the applicable land use designation on Map 3
— Land Use and the Urban Design Policies in Section 11. The proposed development must
be sensitive to and compatible with the character, form and planned function of the
surrounding context.
Planning staff is of the opinion that the proposed development is sensitive to and compatible
with the character, form, and planned function of the surrounding context. The proposal
would facilitate the development of low-density residential land uses, which are the
predominant land use in the area, while allowing for compatible intensification.
As aforementioned, the proposed single- and semi- detached condominium units are greater
in area and width than many other lots within the immediately adjacent Ormston Subdivision,
to the west. Planning staff suggests that these slightly larger units will act as a transition to
the larger lots on Thomas Slee Drive, to the north, and Pearwood Crescent, to the northeast.
Also, the proposal is sensitive to and compatible with the surrounding neighbourhood,
including the proposed development for the lands to the east (owned Klondike Investments).
Land Use Designation
The subject property is designated `Low Rise Residential' in the Official Plan. The Low Rise
Residential land use designation permits a full range of low density housing types which
includes, for example, single detached dwellings, semi-detached dwellings, street
townhouse dwellings, and low-rise multiple dwellings. In this designation, the City
encourages and supports the mixing and integrating of innovative and different forms of
housing to achieve and maintain a low-rise built form. The Low Rise Residential land use
designation considers a Floor Space Ratio up to 0.75 and allows a maximum building height
of 3 storeys or 11 metres.
In this case, a new and innovative approach to providing housing is proposed for the area:
constructing single- and semi- detached dwellings on units within a vacant land
condominium, with frontage on a common element road. Floor Space Ratio is not a
consideration for single detached and semi- detached dwellings. The proposed dwellings
would be 2-3 storeys in height. The proposed development concept conforms to the Low
Rise Residential policies.
It should also be noted that an Official Plan Amendment is not required to facilitate the
proposal.
Policy Conclusion:
Planning staff is of the opinion that the requested Zoning By-law Amendment Application is
consistent with policies of the Provincial Policy Statement, conforms to the Growth Plan for
Page 197 of 476
the Greater Golden Horseshoe, the Regional Official Plan and City of Kitchener Official Plan,
and represents good planning.
Requested Zoning By-law Amendment:
To facilitate the future Vacant Land Condominium and Site Plan Application, the applicant
has requested a Zoning By-law Amendment (ZBA) to change the zoning of the subject
property from `Low Rise Residential One Zone (RES -1)' to `Low Rise Residential Four Zone
(RES -4) with Site Specific Provision (384) and Holding Provision (58H)', under Zoning By-
law 2019-051. This approach tailors the zoning to the proposed development concept. A
comparison of the current zoning for the subject property (RES -1), the proposed base zoning
(RES -4), and the requested Site Specific Provision, is included below:
Page 198 of 476
Land Use
Current RES -1
Base RES-
Site Specific
Zone (By-law
4 Zone
Provision (384)
2019-051)
(By-law
2019-051)
Minimum
Single Detached
929 m2
235 m2
N/A
Lot Area
Dwellings
Semi -Detached
Not permitted
210 m2
N/A
Dwellings
Minimum
Single Detached
30.0 m for lots
9.0 m
N/A
Lot Width
Dwellings
without full
municipal
services
Semi -Detached
Not permitted
7.5 m
N/A
Dwellings
Minimum
Single Detached
30.0 m for lots
12.8 m
N/A
Corner Lot
Dwellings
without full
Width
municipal
services
Semi -Detached
Not permitted
12.0 m
N/A
Dwellings
Minimum
Single Detached
6.0 m
4.5 m
N/A
Front Yard
Dwellings
or Exterior
Semi -Detached
Not permitted
4.5 m
N/A
Yard
Dwellings
Setback
Minimum
Single Detached
3.0 m
1.2 m
1.0 m on one side only
Interior
Dwellings
Side Yard
Semi -Detached
Not permitted
1.2 m
N/A
Setback
Dwellings
Minimum
Single Detached
7.5 m
7.5 m
N/A
Rear Yard
Dwellings
Setback
Semi -Detached
Not permitted
7.5 m
N/A
Dwellings
Page 198 of 476
Maximum
Single Detached
55%
55%
N/A
Lot
Dwellings
Coverage
Semi -Detached
Not permitted
55%
N/A
Dwellings
Maximum
Single Detached
11.0 m
11.0 m
N/A
Building
Dwellings
Height
Semi -Detached
Not permitted
11.0 m
N/A
Dwellings
Maximum
Single Detached
3
3
N/A
Number of
Dwellings
Storeys
Semi -Detached
Not permitted
3
N/A
Dwellings
It should be noted that Section 4.4.2 of Zoning By-law 2019-051 will apply and will require
units within the future Vacant Land Condominium to comply with all zoning provisions that
apply to single- and semi-detached dwellings. This general regulation of the Zoning By-law
ensures future unit owners redevelop or modify their homes in accordance with the vision
and policies of the City's Official Plan.
Holding Provision (58H)
As aforementioned, the subject lands are separated from Ridgemount Street by a
subdivision block that is owned by Activa Holdings. A future Consent Application is
necessary to create a parcel from this block that would grant access and servicing to the
subject property. To prevent development of the subject property until the subject property
has been consolidated with the lands fronting Ridgemount Street and conditional approval
of a Site Plan including, but not limited to, appropriate site access, has been granted,
Planning staff recommends Holding Provision (58H) be applied. This approach gives the
applicant conditional zoning approval and allows Council to decide the land use / zoning
before a Consent Application is considered.
In addition, at the request of the Region, Planning staff recommends a Holding Provision to
prohibit development until a Functional Servicing Report has been submitted to the
satisfaction of the Region. This requirement has been included within Holding Provision
(58H).
Planning staff recommends that the ZBA be approved as shown in Attachment `A'.
Department and Agency Comments:
Preliminary circulation of the Zoning By-law Amendment Application was undertaken in
March 2020 to applicable City departments and other review authorities. All concerns were
satisfactorily addressed through the application review. At the request of the Region,
Planning staff is recommending a Holding Provision to prohibit development until such time
as a Functional Servicing Report has been submitted, to the satisfaction of the Region.
Department and Agency comments have been included as Attachment `D'.
Page 199 of 476
The following reports and studies were considered as part of this proposed Zoning By-law
Amendment Application:
• Planning Justification Report
Prepared by: GSP Consultants Inc., November 2019
• Urban Design Report
Prepared by: GSP Consultants Inc., November 2019, Revised October 2023
• Conceptual Site Plan Drawing
Prepared by: GSP Consultants Inc., October 17, 2023
• Sustainability Statement
Prepared by: GSP Consultants Inc., January 9, 2023
• Environmental Noise Assessment
Prepared by: MTE Consultants Inc., December 1, 2022
• Functional Servicing and Stormwater Management Report
Prepared by: MTE Consultants Inc., November 7, 2022
• Functional Grading and SWM Plan
Prepared by: MTE Consultants Inc., November 7, 2022
• Functional Servicing Plan
Prepared by: MTE Consultants Inc., November 7, 2022
• Existing Conditions Plan
Prepared by: MTE Consultants Inc., October 19, 2020
• Phase 2 Vegetation Management Plan and Tree Inventory Chart
Prepared by: GSP Consultants Inc., January 19, 2023
• Environmental Noise Assessment
Prepared by: MTE Consultants Inc., December 1, 2022
Page 200 of 476
Community Input & Staff Responses
WHAT WE HEARD
58 households (occupants and property owners) were
circulated and notified
Approximately 23 people/households provided comments
A City -led Neighbourhood Meeting was held on November 25,
2021 and approximately 43 people logged on
In response to community circulation related to the proposed applications, Planning staff
received written responses from 23 households. These are found in Attachment `E'. A
summary of the main comments that staff heard from the community regarding the proposal,
along with staff responses, is noted below:
What Staff Heard from the
Community
Staff Response
Traffic:
New Dundee Road is a Regional road. The Region has
Concern regarding traffic along
advised it does not support a standard access onto New
New Dundee Road due to
Dundee Road. The concept plan has been designed
vehicle volume and speed,
accordingly and shows that the only standard access is
including vehicle entry to and
onto Ridgemount Street. To meet emergency services
exit from the neighbourhood.
requirements, an emergency -only access has been
Also, concern that the
provided to New Dundee Road. Also, the City's
proposed development will
Transportation Services advises that a Transportation
exacerbate existing traffic
Impact Study is not required due to the low number of
issues.
proposed dwellings (26 units total). Based on the ITE
Trip Generation Manual, the expected number of trips
that would be added by this development to Ridgemount
Street would be 16 trips in the AM peak hour and 20 trips
in the PM peak hour. The number of trips is not
considered significant from a technical perspective and
is not anticipated to cause any adverse impacts to the
local traffic network.
Natural Environment:
It should be noted that the subject property does not
Concern that the proposed
contain natural heritage features, as defined by the
development will result in the
City's Official Plan.
loss of trees / natural
environment / wildlife.
A tree management plan submitted with the subject
application recommends retention of 20 trees, which are
Page 201 of 476
Page 202 of 476
generally located towards the northern portion of the
property, within a proposed amenity area (see Figure 3,
below). These trees will provide buffering to several
properties that front onto Thomas Slee Drive and
Pearwood Court. Approximately 102 trees will be
removed, several of which are in poor or moderate
health, or are dead.
Wildlife species found within the property are common
and abundant in the area and have, for the most part,
adapted to human -altered or urban environments.
Density:
The proposed development would facilitate the
Concern that the density of the
applicant's development concept for single detached
proposed development is too
dwellings and semi-detached dwellings. It should be
high.
noted that the lands to the west are zoned `RES -4'
(same as proposed zoning) and contain townhouses,
which are denser than the proposed development.
Also, the lands to the west are subject to development
applications which propose to establish 10 stacked
townhouse buildings containing a total of 160 residential
dwelling units. Planning staff is of the opinion that the
proposed density is appropriate for the context. Also, the
proposed development represents a compatible built
form at a comparable density and offers housing variety
and choice.
Property Values:
Assessing the impacts to property values is not a
Concern that the proposed
planning consideration. Planning applications are
development will reduce
reviewed based on the principles of `good planning' in
surrounding property values.
the public interest which includes policy direction,
serviceability, and functionality of the proposal.
Privacy:
The proposed low-rise development will be at a lower
Concern that the privacy of the
elevation than the existing dwellings on Pearwood Court
homes on Thomas Slee Drive
and Thomas Slee Drive, due to natural elevation
and Pearwood Court will be
differences. Moreover, 20 trees are proposed to be
compromised as a result of the
retained at the rear of the property, directly abutting the
proposed development.
properties fronting Thomas Slee Drive, which will act as
a visual barrier to the proposed development (see Figure
3, below). For these reasons, Planning staff is not
concerned about privacy.
Grading:
Planning staff met with property owners of adjacent
Concern that proposed
properties on Pearwood Court to discuss concern that
retaining walls may negatively
proposed grading and retaining walls on the subject
impact immediately adjacent
property may cause grading -related issues to the rear
properties on Pearwood Court.
yards of adjacent properties (e.g., damage to existing
swimming pools and landscaping). In response,
Planning staff met with the applicant and the owner's
engineering consultant. The owner's engineering
consultant prepared grading surveys of the adjacent
Page 202 of 476
Page 203 of 476
properties and a revised grading plan for the subject
property. These plans took into consideration existing
landscaping and features of adjacent homes and
included, for example, shifting proposed retaining walls
1.5 metres away from adjacent properties. It should also
be noted that these plans are designed to ensure
stormwater run-off generated from the subject property
is contained and managed within the property.
Construction Impacts:
Engineering Services notes that through the future Site
Concern about dust and
Plan Application process, construction dust can be
construction noise during
mitigated by wetting unvegetated areas, in accordance
construction.
with a standard maintenance condition in the Site Plan
agreement. At the site plan stage, Engineering Services
will require the applicant to do this. It should also be
noted that construction is only permitted to occur during
construction hours as outlined in City by-laws.
Page 203 of 476
819 Thomas Slee Dr
815 Thomas Slee Dr
1811 Thomas Slee Dr
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Figure 3 — Revised excerpt of Preliminary Vegetation Management Plan. Trees to be
retained are shown in red.
Planning Conclusions
In considering the foregoing, Planning staff recommends approval of the attached Zoning
By-law. Staff is of the opinion that the subject application is consistent with policies of the
Provincial Policy Statement, conforms to Growth Plan for the Greater Golden Horseshoe,
the Regional Official Plan, and the City of Kitchener Official Plan. Moreover, the proposal
represents good planning. Accordingly, Planning staff recommends that the application be
approved.
Page 204 of 476
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the Committee / Council meeting. Two notice signs were posted on the subject property and
information regarding the application was posted to the City's website in March 2020.
Following the initial circulation referenced below, an additional postcard advising of the
Neighbourhood Meeting was sent by mail. A third postcard was mailed with notice of the
statutory public meeting was circulated to all owners and occupants within 240 metres of
the subject property and those who responded to the preliminary circulation (an expansion
of the original circulation based on new protocols). Notice of the Statutory Public Meeting
was also posted in The Record on December 29, 2023 (a copy of the Notice is attached as
Attachment `C').
CONSULT — The requested Zoning By-law Amendment was originally circulated to property
owners within 120 metres of the subject property on March 12, 2020. In response to this
circulation, staff received written responses from 58 households, which are summarized as
part of this staff report. A virtual neighbourhood meeting was held on November 25, 2021,
notice for which was sent via postcard to all owners and occupants within 240 metres and
all those who responded to the original circulation notice. Planning staff also responded to
several emails and met with several abutting neighbours.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Policy Statement, 2020
• A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
• Regional Official Plan, Regional Municipality of Waterloo, 2015
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: Tina Malone -Wright — Manager, Development Approvals
APPROVED BY: Justin Readman — General Manager, Development Services
ATTACHMENTS:
Attachment `A' — Proposed By-law and Map No. 1
Attachment `B' — Urban Design Brief
Attachment `C' — Newspaper Notice
Attachment `D' — Department and Agency Comments
Attachment `E' — Community Comments
Page 205 of 476
PROPOSED BY — LAW
2024
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 2019-051, as
amended, known as the Zoning By-law for the City of
Kitchener
— Hayre Properties Inc. —448 New Dundee 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 253 of Appendix "A" to By-law Number 2019-051 is
hereby amended by changing the zoning applicable to the parcel of land specified
and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto,
from Low Rise Residential One Zone (RES -1) to Low Rise Residential Four Zone
(RES -4) with Site Specific Provision (384) and Holding Provision (58H).
2. Zoning Grid Schedule Number 253 of Appendix "A" to By-law Number 2019-051 is
hereby further amended by incorporating additional zone boundaries as shown on
Map No. 1 attached hereto.
3. Section 19 of Zoning By-law 2019-051 is hereby amended by adding Site
Specific Provision (384) thereto as follows:
"(384). Notwithstanding Section 7.3 and Table 7-2 of this By-law, within the lands
zoned Low Rise Residential Four Zone (RES -4) and shown as being
affected by this subsection on Zoning Grid Schedule Number 253 of
Appendix "A", the following site specific provision shall apply:
a) The Minimum Interior Side Yard Setback shall be 1.0 metres on one
side and shall be 1.2 metres on the other side."
4. Section 20 of Zoning By-law 2019-051 is hereby amended by adding Section
(58H) thereto as follows:
"(58H). Notwithstanding Section 7 of this By-law within the lands zoned Low Rise
Residential Four Zone (RES -4) and shown as being affected by this
Page 206 of 476
subsection on Zoning Grid Schedule Number 253 of Appendix "A", no new
uses shall be permitted until such time as the following conditions have
been met and this holding provision has been removed by by-law:
a) The parcel of land has been consolidated with the lands fronting
Ridgemount Street and conditional approval of a Site Plan
including, but not limited to, appropriate site access and servicing,
has been granted by the City's Director of Planning; and
b) A satisfactory Functional Servicing and Stormwater Management
Report (FSR/SWM) has been completed to the satisfaction of the
Regional Municipality of Waterloo. The FSR/SWM shall include
additional information regarding the attenuation rates, ensure
conformity with the Upper Blair Creek Functional Drainage Study
and include elevations at the crossing of the sanitary service and
the 450 regional water main."
PASSED at the Council Chambers in the City of Kitchener this day of
, 2024.
Mayor
Clerk
Page 207 of 476
Urban Design Report
448 New Dundee Road,
City of Kitchener
Hayre Properties Inc.
Application for Zoning By-law Amendment
November 2019, Revised October 2023
Page 208 of 476
Urban Design Report
448 New Dundee Road
City of Kitchener
Application for Zoning By-law Amendment
November 2019, Revised October 2023
Prepared for:
Hayre Properties Inc.
12089 New McLellan Road
Surrey, BC
V3X 2X8
Prepared by:
GSP Group Inc.
72 Victoria Street South,
Suite 201
Kitchener, ON
N2G 1Z7
Page 209 of 476
Contents
1. Background ...................
Proposed Development
Proposed Application....
Report Scope ................
2. Site Description and Context
Location and Size .................
Existing Buildings / Servicing
Existing Vegetation ...............
Existing Topography .............
Neighbourhood Context........
3. Design Policy and Guideline Context
2014 Kitchener Official Plan ..............
Kitchener Urban Design Manual .......
4. Development Concept
Vehicular circulation ....
Pedestrian circulation..
Parking ........................
1
1
1
1
2
2
2
2
2
2
3
3
4
67
5
5
5
Building Forms ..................
Architecture and Materials
5. Assessment................................................................7
2014 Kitchener Official Plan......................................8
Urban Design Manual - PART A Guidelines..............9
Urban Design Manual - PART C Standards ............ 11
7. Summary..................................................................13
5
5
Page 210 of 476
1. Background
Proposed Development
Hayre Properties Inc. is proposing to redevelop a residential lot with
14 single detached dwellings and 12 semi-detached dwellings in the
Doon South neighbourhood in the City of Kitchener.
Proposed Application
Hayre Properties Inc. is proposing an application for a Zoning By-law
Amendment to allow the proposed development. The proposed
application will rezone the site from Residential one (R-1) to
Residential Four (Res -4) to permit the proposed development on Site.
Report Scope
The 2014 Kitchener Official Plan provides the direction for the
preparation of urban design reports in support of proposed
applications. Per Sections 11.C.1 and 17.E.10 of the Official Plan,
urban design reports are meant to address how the proposed
development is in accordance with the urban design policies and
demonstrate how it implements the City's Urban Design Manual.
Accordingly, this Urban Design Report provides:
• A description of the location and physical conditions of the site;
• A description and characterization of the surrounding
community context;
• A summary of the applicable design policies and guidelines;
• A description of the site and building design for the site; and,
• An assessment of the design concept in respect to design
policies and guidelines.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
P
1
Figure 1: Subject site's context in the Doon South neighbourhood.
Page 211 of 476
2. Site Description and Context
Location and Size
The Site is located in southwest Kitchener, just west of Ontario
Highway 401 and is municipally addressed as 448 New Dundee
Road. The Site is 1.31 hectares in area and has a public frontage of
60 meters on New Dundee Road. It is narrow and rectangular in
shape, with a depth of 200 metres.
Existing Buildings / Servicing
The Site is currently developed with a single detached dwelling, with
driveway entrance off New Dundee Road. Currently no municipal
services are existing on site; the existing dwelling is serviced by a
private septic system and private well.
Existing Vegetation
A Tree Inventory and Management Plan was completed for the Site,
identifying a total of 504 trees. Collected inventory displayed a
majority of the trees concentrated along the north and western
boundary of the Site. Many of these trees have been removed as a
result of site grading activities to improve the interface of the Site with
the adjacent residential land to the west.
Existing Topography
Topography of the Site raises towards the north and west, with an
elevation difference of approximately 14 metres: elevation of
319.00m at the north and elevation of 305.00m at the south. Area
grading was completed on Site in Spring 2019 to lower the grades
along the western property line. A small retaining wall remains along
the west and east property boundary.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Neighbourhood Context
The Site is located in the Doon South Neighbourhood, primarily
composed with low density residential dwellings. Adjacent to the Site
(east) on New Dundee Road are several large lot single detached
homes, there are smaller residential lots to the north fronting Thomas
Slee Drive. Activa is actively developing and building in the "Ormston
at Doon South" subdivision immediately to the west of the Site. The
Ormston Subdivision features a mix of single detached and
townhouse dwellings.
Further to the east of the Site, adjacent to Highway 401, are some
commercial and institutional uses: Princess Auto, Royal Canadian
Mounted Police and the Romanian Christian Fellowship. A
neighbourhood park "Topper Woods Park" is located further down
New Dundee Road to the west and is within walking distance of the
Site.
Other amenities in the Doon South neighbourhood include various
green and natural areas, Groh Public School and the Core Lifestyle
& Recreation Complex. Conestoga College is located 2.3 kilometres
from the Site to the north-east.
Page 212 of 476
3. Policy and Design Framework
2014 Kitchener Official Plan
The Site is designated Low Rise Residential in the Kitchener Official
Plan (Figure 2). The designation is meant to accommodate a full,
mixed range of low-density housing types, integrating different forms
of housing to achieve and maintain a low-rise built form. Sections
15.D.3.3 specifically provides design -related considerations for the
"successful integration" of new multiple residential developments
within the Low -Rise Residential designations with an emphasis on:
a) compatibility of building form with respect to massing, scale,
design;
b) the relationship of housing to adjacent buildings, streets and
exterior areas;
c) adequate and appropriate parking areas are provided on site;
d) adequate and appropriate amenity areas and landscaped
areas are provided on site.
Section 15.D.3.4 indicates that new residential buildings "in
predominantly low density neighbourhoods should be compatible
with and respect the massing, scale, design and physical character
of the established neighbourhood and have both appropriate
landscaped areas and parking areas provided on site".
Section 11 of the Kitchener Official Plan provides design policies for
the community, neighbourhood and site/building levels of design.
Section 11.C.1.29 through 11.C.1.33 are particularly relevant to the
proposed application concerning site and building design policies.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Official Plan Land Use Map
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Page 213 of 476
Kitchener Urban Design Manual
Part A of the Urban Design Manual provides general design
guidance for multiple residential developments. Relevant goals (with
associated guidelines) include promoting:
Diverse, attractive, walkable neighbourhoods that contribute to
complete communities;
• Safe and functional site circulation for people and vehicles;
• Site servicing components are functional, attractive and
appropriately screened from public view;
Landscaping which enhances each building or project as well as
the streetscape;
Exterior site signage that provides an adequate amount of
information and does not dominate the streetscape;
Clarity of night-time visibility for pedestrians and motorists and to
minimize the intrusion of light onto adjacent properties;
Buildings arranged to create safe, secure and usable spaces;
Attractive building forms, facades and roof designs which are
compatible with surrounding buildings;
Infill development complements existing buildings and
neighbourhood character; impacts through building design; and
Multiple dwellings with safe and secure common areas, parking
facility and amenity spaces.
Part C of the Urban Design Manual contains more specific design
standards for the particulars of site layout and organization.
Standards concerning surface parking facilities (Section 3.0), multiple
residential development (Section 10.0) and outdoor amenity areas
(11.0) are particularly relevant for the proposed application.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Page 214 of 476
4. Development Concept
The following outlines the site elements of the proposed Site Plan for
the Site, which will be implemented as part of the detailed design
stage of the Site Plan Approval process.
Vehicular circulation
Vehicular access to the Site is provided through a private driveway
access from Ridgemount Street. The dwellings will have individual
driveways accessing the internal roadway. A secondary emergency
fire route is provided at the south of the Site connecting to New
Dundee Road.
Pedestrian circulation
Pedestrian circulation on the Site will be accommodated through a
single -sided concrete walkway along the private driveway access,
connecting through the emergency access to the neighbourhood
sidewalk on Ridgemont Street. Access to the east will also be
provided via a pedestrian walkway. Entrances to the individual units
on the west side of the roadway will directly connect to the internal
walkway.
Parking
The design provides 2 spaces per unit via individual
driveways/garages of the dwelling units, totalling 52 spaces. In
addition, 17 surface parking spaces will be available on the Site as
shared visitor parking, with two spaces (4% of total) meeting barrier
free requirements.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Building Forms
The proposed development includes 14 single detached dwellings
and 12 semi-detached dwellings, each two -storeys in height. They
are linearly arranged along the internal driveway access, with
individual garages at the frontage. Each dwelling will have a similar
building footprint and will be setback 4.5 metres from the internal
common element property line.
Architecture and Materials
The proposed architectural design for the dwellings will employ a
coordinated series of architectural elements to create varied and
interesting building elevations throughout the site.
These strategic design features will include:
Vertical vinyl siding as base material with decorative wooden
pillars at front entryway to replicate modern farmhouse style;
Accent brick masonry on the lower portions of the front and rear
elevations of select models to break up the building mass and
provide diversity to the streetscape;
Roof peaks in a regular rhythm of bays on the front and rear
elevations to break up the visual mass of the roof;
A neutral colour palette on base materials as well as
architectural features and elements, picking up on patterns in the
surrounding neighbourhood; and
A regular rhythm of window placement on the lower and upper
storey elevations.
Renderings of the proposed building elevations are not available for
the Site; however they are to resemble a modern farmhouse style
(see Figure 3).
Page 215 of 476
0:A
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Figure 3: Precedent Images of Modern Farmhouse Style
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Landscape Design
A detailed landscape design plan has not been prepared at this time.
The landscape design will emphasize internal pedestrian walkways
and the existing residential interface on the site. The proposed site
layout provides opportunities for:
The site boundaries shared with abutting residential properties
to be planted with a combination of deciduous and coniferous
plantings as well as privacy fencing for screening purposes;
The internal roadway edge and internal walkway edge planted
with deciduous trees (where space permits) and supported by
additional ground plantings for visual interest; and
Edge plantings along the entrance driveway from New Dundee
Road with a combination of deciduous trees and foundation
plantings.
Page 216 of 476
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HAYRE PROPERTIES INC. I SCALE 1: 1,000
448 New Dundee Rd, 90-94 Ridgemount S# DATE: Oetabe9.17,2023
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
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Page 217 of 476
5. Assessment
2014 Kitchener Official Plan
The following addresses the proposed site design per the relevant
policies of the 2014 Kitchener Official Plan.
Sections 15.D.3.8 and 15.D.3.9: A full range of low-density housing
types (Section 15.D.3.8) and specifically the mixing and integrating of
different forms of housing to achieve and maintain a low-rise built
form (Section 15.D.3.9).
Response: The proposed design and condominium tenure provides
for additional housing options to the existing neighbourhood in a low-
density housing form (single detached and semi-detached dwellings)
at compatible height to the surrounding properties, in which will
contribute to a "full range of housing types".
Section 11.C.1.29: Sites that are designed and developed or
redeveloped to enhance the site, buildings, open spaces and the
streetscape.
Response: The Site layout internalizes parking areas by shared
private access driveway and shortened unit driveways to encourage
garage usage. The Site has a limited interface with the streetscape
given the narrow lot size, but more modest planting efforts and Site
address signage and/or features can accent the access point on
Ridgemount Street. Perimeter plantings around the Site's edges can
complement the natural area edges, through species selection and
planting patterns, at the time of the detailed landscape plan.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Section 11C.1.30: Site design that provides:
b) Safe, comfortable and functional circulation for all modes of
transportation, both on-site and off-site;
c) Site servicing components that are functional, attractive and
appropriately screened from public realm views;
d) Landscaping which enhances each building or project as well
as the streetscape;
e) Exterior site signage integrated into the development's style
and the streetscape, and not cluttering the streetscape;
Clarity of night-time visibility for pedestrians and motorists;
g) Minimal adverse impacts on site, onto adjacent properties,
and to the public realm through mitigating techniques;
h) Buildings arranged to create safe, secure and usable internal
spaces;
Response: The proposed design of the site incorporates the above
policy direction with:
b) A combination of on -Site internal road access and pedestrian
walkways provide a complete system of safe and functional
routes to and through the Site. An internal sidewalk will
connect New Dundee Road and future development to the
east and the visitor parking areas to the dwelling units.
c) Garbage will be privately stored by the unit occupants, with
collection on the private access drive.
d) A landscape plan will be prepared at the time of Site Plan
Approval. The Site layout provides ample spaces for
landscaping plantings that will provide a range of functions
Page 218 of 476
depending on the context, including screening, building
softening, streetscape accents, and visual accents.
e) Site signage is expected to be limited to a municipal address
or development sign along the Ridgemount Street frontage.
Signage will be designed at the time of Site Plan Approval.
The space provides for a small entrance sign together with
supporting plantings along the public street frontage.
f) Site and building lighting will be designed at the detailed
design stage considering CPTED and dark -sky principles.
Emphasis will be placed on the lighting of the roadways,
walkways, and common areas. The positioning of the
buildings and surface parking areas internalizes functional
areas requiring lighting principally to the site's centre.
g) The building massing and form provides mitigation and
transition to the existing properties on New Dundee Road, as
outlined above for Sections 15.D.3.3 and 15.D.3.4.
h) The buildings are arranged to enclose pedestrian circulation
routes and surface parking areas on the internal portions of
the site. This arrangement provides for high visibility
throughout the Site from safety reasons and highly connected
spaces and functionally areas accessible to all residents and
visitors on the site.
Section 11.C.1.31: New or redeveloped buildings designed to
enhance pedestrian usability, respect and reinforce human scale,
create attractive streetscapes, and contribute to rich and vibrant
urban places.
Response: The two-storey building form supports the low-rise,
pedestrian scale of the neighbourhood. Specifically, their alignment
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
and orientation to the private access are positioned to reinforce the
pedestrian walkway system through the site in a general facing
fashion that provides enclosure of the roadways and parking areas
through the Site. The preliminary building elevations of the dwellings
provides for a regular rhythm of doors and windows through the
elevations facing the on -Site walkways.
Section 11.C.1.33: Design that reflects the following policies for
building design:
a): Provision of attractive building forms, fagades and roof
designs which are compatible with surrounding buildings;
b): Infill development to complement existing buildings and
contribute to neighbourhood character...
c) minimization of adverse impacts on site, onto adjacent
properties (particularly where sites are adjacent to sensitive
land uses) and into the public realm through building design;
d) individual architectural innovation and expression that
reinforces and positively contributes to achieving the City's
urban design goals and objectives;
Response: The proposed building form and details of the
development reflects this policy direction. The architectural design
utilizes a soft, neutral colour palette with display of materials to reflect
a modern farmhouse style. The proposed roof design uses varied
roofline shapes as well as lower fagade porch roofs to break up the
height and mass of the dwelling units.
Urban Design Manual - PART A Guidelines
Goal: Diverse, attractive, walkable neighbourhoods that contribute to
complete communities.
Page 219 of 476
Response: The proposed development would add to the diversity of
the housing stock in the Doon South neighbourhood with single and
semi-detached dwellings in a condominium setting at a higher density
catering to a range of different housing choices and that provide a
quality contemporary architecture.
Goal: Site circulation that is safe and functional for all persons and
vehicles.
Response: Circulation is addressed above as part of the
considerations of Section 11.C.1.30 b) of the Official Plan. In respect
to the associated guidelines, the proposed design:
Provides a system of 1.5 metre and 1.8 metre on -Site walkways
that lead directly from New Dundee Road connecting to building
entrances and the access block for the subdivision to the west
and future development to the east;
Visitor surface parking areas are internalized on the Site and are
arranged at the north and south to provide immediate access to
the units, with connection by roadside walkway; and
Lighting and landscape details within the parking areas will be
addressed at the time of Site Plan Approval.
Goal: Site servicing components are functional, attractive and
appropriately screened from public view.
Response: Garbage storage and collection is addressed above as
part of the considerations for Section 11.C.1.30 c) of the Official Plan.
Goal: Landscaping which enhances each building or project as well
as the streetscape.
Response: A landscape plan will be prepared at the time of Site Plan
Approval, which will focus on screening, building softening,
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
streetscape, and visual accent functions. Landscape and planting
opportunities are addressed as part of the considerations for Section
11.C.1.29 d) of the Official Plan. In respect to the associated
guidelines, the proposed design:
Provides space on both sides of the emergency access roadway
from New Dundee Road for accent plantings and signage
features;
Provides for planting opportunities along portions of the internal
roadway edge, and internal walkway edges for deciduous trees
(where space permits) and additional ground plantings for visual
interest;
Maximizes visibility to building entrances through Site layout with
which plant material and species to be designed to ensure this
visibility continues;
Provides space between unit entrances and visible building ends
for foundation plantings to provide visual interest and colours;
Is expected to utilize hardy, preferably native species for planting
that provide for diversity of texture, colours and interest;
Goal: Exterior site signage that provides an adequate amount of
information and does not dominate the streetscape.
Response: Site signage is addressed above as part of the
considerations for Section 11.C.1.30 e) of the Official Plan. Site Plan
Approval will address signage and supporting landscaping elements.
Goal: Clarity of night-time visibility for pedestrians and motorists and
to minimize the intrusion of light onto adjacent properties.
Response: Site and building lighting is addressed above as part of
the considerations for Section 11.C.1.30 f) of the Official Plan. Site
Plan Approval will address site lighting details and specifications.
Page 220 of 476
Goal: Buildings arranged to create safe, secure and usable internal
spaces.
Response: Building arrangement and usability of formed spaces are
addressed above as part of the considerations for Section 11.C.1.30
h) of the Official Plan. In respect to the associated guidelines, the
proposed design:
Orients the units to face and enclose the internal private roadway
system;
Continues the existing sidewalk from New Dundee Road through
the site;
Goal: Attractive building forms, facades and roof designs which are
compatible with surrounding buildings.
Response: The architectural character of the proposed buildings is
addressed as part of the considerations for Section 11.C.1.33 above.
In respect to the associated guidelines, the proposed design:
Locates building entrances facing and directly accessing the
continuous network of on-site walkways;
• Provides canopied areas for the entrances of the dwelling units;
• Has an architectural design using a soft, neutral colour palette
with vinyl siding and decorative wooden beams pillars,
complemented by brick masonry on the lower fagade of select
models, in order to fit with the surrounding residential character;
Has varied roofline patterns and accents to provide interest
along the roofline of the dwelling units;
Incorporates a regular rhythm of window placement on the lower
and upper storey elevations of the dwelling units; and
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Uses vertical and horizontal divisions of colour and material to
provide visual depth to the elevations of the dwelling units.
Goal: Infill development that complements existing buildings and
neighbourhood character; impacts through building design.
Response: The Site layout, building transitions, and landscaping
measures ensure a compatibility fit as addressed in the design
considerations addressed for Sections 15.D.3.3 and 15.D.3.4 as well
as the considerations for section 11 of the Official Plan, outlined
above.
Goal: Multiple dwellings with safe and secure common areas, parking
facility and amenity spaces.
Response: The single and semi-detached dwellings are organized to
face onto internal roadway, surface parking, and on-site walkways to
maximize informal surveillance opportunities for these locations. In
respect to the associated guidelines, detailed review will assess all
four CPTED principles in respect to site layout and building design.
Urban Design Manual - PART C Standards
Part C contains design standards that provide specifications on
technical details. Many detailed design standards sections are
applicable to this development, including design standards for access
to roads, surface parking facilities, outdoor lighting, barrier -free
accessibility, pedestrian and transit -supportive development,
emergency services, landscaping and natural features, storm water
management facilities and landscape design.
The following design standards are incorporated in the Site Plan:
• Driveway access width and provision of visibility triangles;
• Barrier -free accessible paths of travel and parking;
Page 221 of 476
• A direct pedestrian connection from sidewalk to building
entrances;
• Orientation of the building to the streets;
• Stormwater Management areas are provided to
accommodate the Site;
• Landscape concepts that reflect landscape standards
including: creating a consistent visual image along the
streetscapes, defining public walkways, accenting the main
entrance to the dwelling units, providing barrier -free
walkways, providing regular spaced street trees, screening of
the surface parking areas to be provided through detailed site
design.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
12
Page 222 of 476
7. Summary
The proposed development concept for the Zoning By-law
Amendment application for 448 New Dundee Road provides a good
fit with the surrounding area with an appropriate transition to
immediately abutting properties in terms of the form's height, massing
and scale. The Proposed Development concept, which will form the
basis of the Site Plan Approval process, follows the design direction
and guidance of the applicable and relevant City of Kitchener design
policies and guidelines, including:
The design expectations of the Low -Rise Residential
designation in the 2014 Kitchener Official Plan in that it
contributes to a range of residential housing types in a generally
low rise and lower intensity development form;
The compatibility considerations of the Low -Rise Residential
designation in the 2014 Kitchener Official Plan in providing a
consistent use, form, intensity for development that is compatible
with the surrounding neighbourhood;
The general urban design policies of Section 11 of the 2014
Kitchener Official Plan, particularly respecting design policies for
site and building design;
The general goals and guidelines within Part A Guidelines of the
Urban Design Manual; and
The built form standards within the Part C Standards of the
Urban Design Manual.
Urban Design Report 1 448 New Dundee Road
GSP Group I November 2019, Revised October 2023
Page 223 of 476
NOTICE OF PUBLIC MEETING 1
for a development in your neighbourhood
448 New Dundee Road Ri'Cili-NER
s
e
r, -.
st- It
-.4-14 4" y
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: January22,2024
Location: Council Chambers,
Kitchener City Hall
200 King Street West
orVirtual Zoom Meeting
Go to kitchener.ca/meetings
and select:
Conceptual Site Plan • Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
13 10• Watch a meeting
To learn more aboutthis project, including
information on yourappeal rights,visit:
www.kitchener.ca/
Single 26 57 PlanningApplications
Detached Et Dwelling Parking or contact:
Semi units Spaces Andrew Pinnell, Senior Planner
Detached andrew.pinnell@kitchener.ca
519.741.2200 x7668
The City of Kitchener will consider a Zoning By-law Amendment Application to change the
zoning of the propertyto allow a mix of 14 single detached and 12 semi-detached dwellings;
private road providing access to Ridgemount Street; two common amenity areas; 57 parking
spaces, including 17 visitor and 2 barrier -free spaces, and side yard setback reduction. The
applicant anticipates submitting a future Vacant Land Condominium and Site Plan
Application. A Holding Provision is proposed to prev4Plagwl nofire'�if7&cess to
Ridgemount Street is achieved (vehicular access to New Dundee Road is for emergencies
only) and to require a satisfactory Functional Servicing Report.
Andrew Pinnell
From:
Sandro Bassanese
Sent:
Thursday, March 2, 2023 4:06 PM
To:
Andrew Pinnell
Cc:
Niall Melanson
Subject:
Updated ZBA Submission re 448 New Dundee Rd
Hi Andrew
I have had a chance to review the following documents provided in response to staff comments for the zoning bylaw
amendment for 448 New Dundee road and offer the following comments:
Site Plan:
• The current unit mix reflected on the site plan is positive as it provides a mix of singles and semis,
• The common amenity area provided on site is a positive improvement to the plan.
• The revised retaining wall layout helps to create a better transition to the proposed and existing rear yards.
• Tree preservation has been maximized at the north end of the property.
• As per discussions internally the applicant is advised to explore a pedestrian connection from the adjacent
property if grading and site design permits.
Tree Management Plan:
• The tree management plan as submitted is acceptable.
Grading Plans:
The grading plans submitted have been reviewed in conjunction with engineering staff and the following items are
noted:
• The retaining wall proposed along the easterly property line has been reduced in length significantly,
• The grade difference along the common easterly property line has been reduced significantly.
With the above noted changes urban design staff is in support of the zone change application moving forward.
Let me know if you have any questions or concerns.
Thanks
Sandro Bassanese
Supervisor Site Plank Planning Division I City of Kitchener
519-741-2200 ext. 7305 1 TTY 1-866-969-9994 1 sand ro.bassaneseakitchen er.ca
OOVrOOOOQG
1
Page 225 of 476
City of Kitchener
COMMENT FORM
Project Address: 448 New Dundee Road
Application Type: Zoning By-law Amendment ZBA20/004/H/AP
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: February 27, 2023
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
• Phase 2 Vegetation Management Plan (Dwg. L1) and Phase 2 Tree Inventory Chart (Dwg. 1-2), 448
New Dundee Road, prepared by GSP Group., dated November 29, 2018 REV January 19, 2023.
2. Site Specific Comments & Issues:
I have reviewed the revised Vegetation Management Plan as noted above that has been submitted as
part of a complete application for a zoning bylaw amendment at 448 New Dundee Road, and provide
the following:
1) A total of 121 tree are located on the subject property. The condition of the trees is:
i) 47 trees are in good condition.
ii) 54 trees are in fair -good condition.
iii) 9 trees are in fair condition
iv) 1 tree in fair -poor condition
v) 4 trees are in poor condition
vi) 6 trees are dead
2) Site grading and servicing works to support the proposed development will require the removal of
102 trees. Thus, 19 trees are proposed to be retained.
3) 1 can advise that if the proposed ZBA is approved (supporting the proposed development concept) it
will result in the removal of the majority of the trees from the property. Also, an ecologically sound
tree replacement plan (or landscaping plan) to offset the removals (submitted with a future site plan
application) will be difficult to implement.
3. Policies, Standards and Resources:
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.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 226 of 476
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.
As per Section 8.C.2.6. of the Official Plan, 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 greater than 1 acre in size and so the City's Tree Conservation By-law
applies. If the owner(s) 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 227 of 476
City of Kitchener - Comment Form
Project Address: 448 New Dundee Road
Application Type: ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Gaurang Khandelwal
Email: gaurang.khandelwal@kitchener.ca
Phone: 519-741-2200 x 7611
Written Comments Due: February 27, 2023
Date of comments: March 2, 2023
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement — 448 New Dundee Road, prepared by GSP Group, dated January 9,
2023
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support a Zoning By-law Amendment to permit a
residential development with 26 two-storey dwelling units in single detached and semi-detached formats
on the subject site, regarding sustainability and energy conservation and provide the following:
• Although the Ontario Building Code (OBC) is advanced, going forward all developments will need
to include robust energy conservation measures as the City (and Region of Waterloo) strive to
achieve our greenhouse gas reduction target.
• The proposed development is anticipated to satisfy the Ontario Building Code for water
conservation and energy conservation and generation, with consideration to other sustainability
measures. It is recommended that more progressive measures that go beyond the OBC be
explored to further water and energy conservation, generation and operation, and benefit
future residents/tenants.
• 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.
• Potential items for consideration are:
o Community/ common gardens and urban agriculture
o On-site composting
o Use of alternative water supply and demand management systems such as rainwater
harvesting and grey water reuse
1IPage
Page 228 of 476
o Building envelope (wall, roof and window thermal performance) designed beyond OBC
requirements
o Use of alternative or renewable energy systems such as solar photovoltaic panels, ground
source or air source heat pumps, and solar thermal hot water system
o Sustainable sourcing of construction and building materials
3. Policies, Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
4. 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
21 Page
Page 229 of 476
Andrew Pinnell
From:
Mike Seiling
Sent:
Friday, February 24, 2023 4:39 PM
To:
Andrew Pinnell
Cc:
Leslie Collins; Moira Coughlan; Dwayne Hordyk
Subject:
RE: Updated ZBA Submission re 448 New Dundee Rd
Building; No concerns however the applicant needs to be aware if the setback is 1m spatial separation Building
Code requirements will not allow windows and require the walls to be upgraded from standard construction.
Copying the MBO II PE's.
Thanks
Mike
From: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Sent: Thursday, February 23, 2023 3:06 PM
To: Mike Seiling <Mike.Seiling@kitchener.ca>
Subject: FW: Updated ZBA Submission re 448 New Dundee Rd
Hi Mike
I believe I usually get comments from you on behalf of Building for ZBAs. This is an older ZBA that we just got a revised
submission in for. See below Sharefile link. The concept plan shows semis and singles (SP17146j.pdf). Some of these
dwellings have 1.Om setbacks rather than 1.2m. Is this okay from a Building perspective?
Thanks,
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca
Ina Y
From: Andrew Pinnell
Sent: Monday, February 13, 2023 9:51 AM
To: Sandro Bassanese <Sandro.Bassanese@kitchener.ca>; Niall Melanson <Niall.Melanson@kitchener.ca>; MMohr
<MMohr@regionofwaterloo.ca>; Carrie Musselman <Carrie.Mussel man @kitchener.ca>; Gaurang Khandelwal
<Gaurang. Khandelwal@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Carol Bacon
<Carol.Bacon@kitchener.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: Updated ZBA Submission re 448 New Dundee Rd
Hi all,
Page 230 of 476
Please review the updated ZBA submission for 448 New Dundee Road. The updated materials can be found here. If you
have trouble accessing these files, please let me know (Melissa, note that you will need to log in using the Region's
generic access login). More info can be found below. Please provide me with written comments, even if the comments
are "no concerns", byFebrupry27`n.
Thanks!
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca
IL oxI, ; & #I rl: J, i_co
:J�
From: Brandon Flewwelling <brandonf@gspgroup.ca>
Sent: Wednesday, January 25, 2023 4:53 PM
To: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Cc: Garett Stevenson <Garett.Stevenson@kitchener.ca>; Sandro Bassanese <Sandro.Bassanese@kitchener.ca>; Dave F.
Hicks <DHicks@mte85.com>; Amarjit <amariithayre@live.com>
Subject: RE: Additional ZBA Matters re 448 New Dundee Rd
Good afternoon Andrew,
I am happy to confirm that we now have all of our documents prepared for a resubmission. I will upload the following
documents/drawings to the City's Sharefile Platform.
• Updated Site Plan
• Updated Engineering Drawings & FSR
• Noise Study
• Sustainability Statement
• Tree Management Plans
• Summary Memo of updates and response to past comments received
We look forward to advancing this application.
Thanks,
Brandon
Brandon Flewwelling
MCIP, RPP
Development Planning Manager
office: 519.569.8883
direct: 226.243.6521
mobile: 226.220.5463
email: brandonfCa7asparoup.ca
n=@,
IF
:AGSP
a r
72 Victoria Street South
Suite 201
Kitchener, ON N2G 4Y9
www.gspgroup.ca
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise
exempt from disclosure. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading,
copying or forwarding it to anyone.
2
Page 231 of 476
Andrew Pinnell
From: Steven Ryder
Sent: Monday, February 27, 2023 11:09 AM
To: Andrew Pinnell
Subject: RE: Updated ZBA Submission re 448 New Dundee Rd
Hi Andrew,
I don't think I had any issues with the ZBA itself for this site in the past. Looking through some emails, no TIS was
required, and they are meeting the parking requirements.
If I missed anything, please let me know, but I think I am good for the ZBA for 448 New Dundee.
Thanks,
Steven Ryder, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca
APlease consider the environment before printing this e-mail.
From: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Sent: Monday, February 13, 2023 9:51 AM
To: Sandro Bassanese <Sandro.Bassanese@kitchener.ca>; Niall Melanson <Niall.Melanson@kitchener.ca>; MMohr
<MMohr@regionofwaterloo.ca>; Carrie Musselman <Carrie.Musselman@kitchener.ca>; Gaurang Khandelwal
<Gaurang. Khandelwal@kitchener.ca>; Steven Ryder <Steven. Ryder@ kitchener.ca>; Carol Bacon
<Carol.Bacon@kitchener.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: Updated ZBA Submission re 448 New Dundee Rd
Hi all,
Please review the updated ZBA submission for 448 New Dundee Road. The updated materials can be found here. If you
have trouble accessing these files, please let me know (Melissa, note that you will need to log in using the Region's
generic access login). More info can be found below. Please provide me with written comments, even if the comments
are "no concerns", byFebrupry27`n.
Thanks!
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca
1
Page 232 of 476
Andrew Pinnell
From:
Niall Melanson
Sent:
Tuesday, February 14, 2023 4:13 PM
To:
Andrew Pinnell
Subject:
RE: Updated ZBA Submission re 448 New Dundee Rd
Hey Andrew
The revised grading has addressed Engineering concerns. Furthermore, they are now proposing to outlet sanitary flows
on to a proposed sanitary sewer on New Dundee Road; no more private sanitary pumping station. Engineering can
provide ZBA clearance.
Thanks
Niall Melanson, C.E.T.
Project Manager I Development Engineering I City of Kitchener
519-741-2200 Ext. 7133 1 TTY 1-866-969-9994 1 niall.melanson@kitchener.ca
From: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Sent: Monday, February 13, 2023 9:51 AM
To: Sandro Bassanese <Sandro.Bassanese@kitchener.ca>; Niall Melanson <Niall.Melanson@kitchener.ca>; MMohr
<MMohr@regionofwaterloo.ca>; Carrie Musselman <Carrie.Musselman@kitchener.ca>; Gaurang Khandelwal
<Gaurang. Khandelwal@kitchener.ca>; Steven Ryder <Steven. Ryder@ kitchener.ca>; Carol Bacon
<Carol.Bacon@kitchener.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: Updated ZBA Submission re 448 New Dundee Rd
Hi all,
Please review the updated ZBA submission for 448 New Dundee Road. The updated materials can be found here. If you
have trouble accessing these files, please let me know (Melissa, note that you will need to log in using the Region's
generic access login). More info can be found below. Please provide me with written comments, even if the comments
are "no concerns", byFebruary27`n.
Thanks!
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca
10,14 r9t
aCg ray
From: Brandon Flewwelling <brandonf@gspgroup.ca>
Sent: Wednesday, January 25, 2023 4:53 PM
To: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Cc: Garett Stevenson <Garett.Stevenson@kitchener.ca>; Sandro Bassanese <Sandro.Bassanese@kitchener.ca>; Dave F.
Page 233 of 476
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Address: 448 New Dundee Road
Owner: Hayre Developments Inc
Application: ZBA20/003/N/AP
Comments Of: Parks and Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Feb 27 2023
❑ 1 plan to attend the meeting (questions/concerns/comments for discussion)
❑X No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
I have reviewed the updated submissions noted below submitted in support of a ZBA to change the
zoning from R-1 to R-6 to permit the development of single detached dwellings and semi-detached
dwellings.
Site Plan of City template dated Sept 15 2022; GSP Group Phase 2 Vegetation Management Plan and
Tree Inventory Chart dated 2023.01.19; MTE Inc Functional Grading and SWM rev #5 dated Nov. 07
2022; MTE Inc Functional Servicing rev #5 dated Nov. 07 2022.
2. Site Specific Comments & Issues:
Parks and Cemeteries has no concerns with the proposed Zoning Bylaw amendment.
3. Comments on Submitted Documents
There are different retaining walls illustrated on the TMP, Site Plan and Functional Grading Plans.
4. Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
• Cycling and Trails Master Plan (2020)
• Chapter 690 of the current Property Maintenance By-law
• Places & Spaces: An Open Space Strategy for Kitchener
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
18 of 476
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
5. Anticipated Fees:
Parkland Dedication
The parkland dedication requirement for this submission is deferred and will be assessed at a future Site
Plan Application or Vacant Land Condominium 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 or Draft Plan of Condominium
Parkland dedication is required for the application as cash -in -lieu of land. The proposed lot fronting on
Ridgemount St was subject to 30T-13203 and Parkland Dedication will not be required for this portion of
the property.
The City of Kitchener Park Dedication Bylaw and Park Dedication Policy have recently been updated and
new parkland dedication criteria, rates and land values have been approved by Council on August 22,
2022. The Transition Provisions that are included within the Bylaw allow for formal Planning Act
applications that have been deemed complete to proceed under the old Park Dedication By-law 2008-93
but require that the application receive final site plan approval / draft plan approval within 12 months.
If final site plan approval / draft plan approval is not granted within this time the new Park Dedication By
law, Policy and rates will apply. 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.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Paaw
"2A9 of 476
Andrew Pinnell
From: Chris Foster -Pengelly <cfosterpengelly@grandriver.ca>
Sent: Tuesday, March 31, 2020 2:34 PM
To: Andrew Pinnell
Subject: RE: Circulation for Comment - Proposed Zoning By-law Amendment (448 New Dundee
Road)
Hi Andrew,
The subject property is not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not be providing
comments.
Thank you,
Chris
Chris Foster -Pengelly, M.Sc., CAN-CISEC
P: (519) 621-2763 x2319
F: (519) 621-4844
www.grandriver. ca
From: Andrew Herreman <aherreman@grandriver.ca>
Sent: Tuesday, March 10, 2020 3:23 PM
To: Chris Foster -Pengelly <cfosterpengelly@grandriver. ca>
Subject: FW: Circulation for Comment - Proposed Zoning By-law Amendment (448 New Dundee Road)
Andrew Herreman, CPT I Resource Planning Technician
Grand River Conservation Authority
400 Clyde Road, PO Box 729, Cambridge, Ontario NIR 5W6
(519) 621-2763 x 2228 1 www.grandriver. ca
From: Christine. Kompter@kitchener.ca <Christine.Kompter@kitchener.ca>
Sent: Tuesday, March 10, 2020 3:17 PM
To: Aaron. McCrimmon-Jones@kitchener.ca; Andrew.Ramsaroop@kitchener.ca; circulations@wsp.com;
Dave.Seller@kitchener.ca; David. Paetz@kitchener.ca; DSD PI anningDivision@kitchener.ca; vped@feds.ca; Andrew
Herreman <aherreman@grandriver.ca>; Greg.Reitzel@kitchener.ca; Ianduseplanning@hydroone.com;
Jim. Edmondson@kitchener.ca; gcameron@kwhydro.on.ca; Lesley. MacDonald@kitchener.ca;
Linda.Cooper@kitchener.ca; Mike.Seiling@kitchener.ca; al Ian. hodgins@ontario.ca; Bonnie. L. Baker@ontario.ca;
Executivevp.lawanddevelopment@opg.com; Park. Planning@kitchener.ca; Parmi.Takk@kitchener.ca;
akutler@regionofwaterloo.ca; ballen@regionofwaterloo.ca; ibhatia@regionofwaterloo.ca;
Mmohr@regionofwaterloo.ca; svip@regionofwaterloo.ca; PropDataAdmin@kitchener.ca;
rparent@regionofwaterloo.ca; Robert. Morgan@kitchener.ca; Steven. Ryder@kitchener.ca;
Steven.amirikah@uwaterloo.ca; planning@wcdsb.ca; elaine burns@wrdsb.ca; planning@wrdsb.ca
Subject: Circulation for Comment - Proposed Zoning By-law Amendment (448 New Dundee Road)
Please see attached. Comments or questions should be directed to Andrew Pinnell, Senior Planner
(andrew.pinnell@kitchener.ca; 519-741-2200 x7668).
Page 236 of 476
CITY DEPARTMENT & AGENCY COMMENT FORM
Zoning By-law Amendment Application ZBA20/003/N/AP
Address: 448 New Dundee Road
Owner: Hayre Developments Inc.
If you have NO concerns or comments, please complete, detach and return to the writer.
� jL o-nry � l!J
Department7Agency
Please return to:
Andrew Pinnell, Senior Planner
Planning Division
City Hall, 6'h floor
P.O. Box 1118, Kitchener, Ontario, N2G 4G7
Fax 519-741-2200 x7668
Email: and rew.pinnell@kitchener.ca
Name of Representative (please print)
V'AsA
Signature of Representative
Page 237 of 476
Andrew Pinnell
From: Shawn Callon <shawn_callon@wrdsb.ca>
Sent: Friday, April 17, 2020 3:10 PM
To: Planning
Cc: Christine Kompter; Andrew Pinnell
Subject: Re: Circulation for Comment - Proposed Zoning By-law Amendment (448 New Dundee
Road)
The Waterloo Region District School Board has no comments on or concerns with this application.
Thanks,
Shawn Callon
Principal Planner
On Tuesday, March 10, 2020 at 3:17:20 PM UTC -4, Christine. Kompter@kitchener.ca wrote:
Please see attached. Comments or questions should be directed to Andrew Pinnell, Senior Planner
(andrew.pinnell@kitchener.ca; 519-741-2200 x7668).
Sincerely,
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 1 christine.kompter@kitchener.ca
SIMEEINIE El
1
Page 238 of 476
Andrew Pinnell
From: Hodgins, Allan (MTO) <AIIan.Hodgins@ontario.ca>
Sent: Friday, March 13, 2020 9:40 AM
To: Andrew Pinnell
Cc: Christine Kompter
Subject: RE: Circulation for Comment - Proposed Zoning By-law Amendment (448 New Dundee
Road)
MTO review, approval and permits are not required.
Allan Hodgins I Corridor Management Planner (A)
Ph. (226) 973-8580 1 Fax (519) 873-4228
Email: allan.hodgins(cDontario.ca
Ontario a
The Ministry of Transportation of Ontario
West Region I Highway Corridor Management
1St Floor 1 659 Exeter Road, London, Ontario, N6E 1L3
https://www.hcros.mto.gov.on.ca
NEW PHONE NUMBER ALERT: (226) 973-8580
From: Christine. Kompter@kitchener.ca<Christine.Kompter@kitchener.ca>
Sent: March 10, 2020 3:17 PM
To: Aaron. McCrimmon-Jones@kitchener.ca; Andrew. Ram saroop@kitchener.ca; circulations@wsp.com;
Dave.Seller@kitchener.ca; David. Paetz@kitchener.ca; DSD PI anningDivision@kitchener.ca; vped@feds.ca;
aherreman@grandriver.ca; Greg.Reitzel@kitchener.ca; Ianduseplanning@hydroone.com;
Jim. Edmondson@kitchener.ca; gcameron@kwhydro.on.ca; Lesley. MacDonald@kitchener.ca;
Linda.Cooper@kitchener.ca; Mike.Seiling@kitchener.ca; Hodgins, Allan (MTO) <Allan.Hodgins@ontario.ca>; Baker,
Bonnie L. (MTO) <Bonnie.L.Baker@ontario.ca>; Executivevp.lawanddevelopment@opg.com;
Park. Planning@kitchener.ca; Parmi.Takk@kitchener.ca; akutler@regionofwaterloo.ca; ballen@regionofwaterloo.ca;
jbhatia@regionofwaterloo.ca; Mmohr@regionofwaterloo.ca; syip@regionofwaterloo.ca; PropDataAdmin@kitchener.ca;
rparent@regionofwaterloo.ca; Robert. Morgan@kitchener.ca; Steven. Ryder@kitchener.ca;
Steven.amirikah@uwaterloo.ca; planning@wcdsb.ca; Burns, Elaine <elaine_burns@wrdsb.ca>; planning@wrdsb.ca
Subject: Circulation for Comment - Proposed Zoning By-law Amendment (448 New Dundee Road)
CAUTION -- EXTERNAL E-MAIL - Do not click links or open attachments unless you recognize the sender.
Please see attached. Comments or questions should be directed to Andrew Pinnell, Senior Planner
(andrew.pinnell@kitchener.ca; 519-741-2200 x7668).
Sincerely,
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
O�a 6OOmO0
Page 239 of 476
N*
Region of Waterloo
/G1Tffmila ee - I
Senior Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Pinnell,
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.regionotwaterloo.ca
1YCa111�11TAIIMO iid��:�L+'��:�:3��►
File: C14/2/20003
November 6, 2023
Re: Proposed Zoning By-law Amendment ZBA 20/003 — 3rd
submission
448 New Dundee Road
Hayre Developments Inc.
CITY OF KITCHENER
The purpose of the Zoning By-law Amendment is to rezone the property from the
Residential One (R1) Zone to the Residential Six (R6) Zone, from the Residential four
(R-4) Zone to a Residential Six (R6) Zone with special provisions and from the
Residential Four (R4) Zone with special provisions to a Residential Six (R6) Zone with
special provisions to permit the construction of 14 single detached and 12 semi-
detached dwelling units (26 units in total) with frontage onto a private road and one (1)
proposed lot with frontage on Ridgemount Street.
The site currently contains an existing single detached residential dwelling. The
applicant is proposing to demolish the existing dwelling to construct 27 Single Detached
Dwellings with frontage onto a private road and Ridgemount Street. A future plan of
condominium is anticipated to facilitate this proposal. The zoning by-law amendment is
required to permit the proposed use.
Regional staff have reviewed the application and comments relating to the proposal are
outlined below:
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformity
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and Low Rise Residential in the City of Kitchener Official
Document Number: 4517130 Version: 1
Page 240 of 476
Plan. Permitted uses of the Urban Area and Built -Up Area in the ROP include a mix of
housing uses (including single detached residential condo units), among others.
Please note that Section 4.2 and 4.3 of the Planning Justification Report (PJR) prepared
by GSP Group dated November 2019 refers to the subject lands being located in the
Designated Greenfield Area and justifies the development based on policies that are
relevant to the Designated Greenfield Area. As stated above and in the pre -submission
comments, this site is designated Built -Up Area in the ROP. Regional staff kindly ask
that Section 4.2 and 4.3 of the PJR be updated and justified based on the relevant policies
within the Growth Plan and Regional Official Plan.
Generally, Regional staff are supportive of the proposal for residential units on the
subject lands, subject to the above and following technical comments being addressed.
Please be advised that if a Plan of Condominium is contemplated for this development,
a subsequent application and fees shall be required. Additional requirements (e.g.
reports/studies) for a Plan of Condominium will come through pre -submission
consultation review.
Corridor Planning
Zoning By-law Amendment Specific Comments:
Environmental Noise.-
The
oise:
The proposed residential development will be impacted by environmental noise from
traffic on New Dundee Road (RR #12) and Highway 401. The applicant has submitted
an Environmental Noise study entitled "Environmental Noise Assessment, 448 New
Dundee Road, Kitchener, ON prepared by MTE Consultants Inc. dated December 1,
2022". Regional staff have received an update to the study on November 3, 2023 and
Regional staff are reviewing the additional material received. The noise study must be
accepted by the Region prior to a decision being made on the application.
As a plan of condominium is anticipated to permit this development, Regional
staff require the noise study to be addressed either through the use of a holding
provision or as part of the future Condominium Application. In addition, the
accepted mitigation measures (e.g. installation of central air conditioning and
special building components prior to occupancy and noise warning clauses
within the purchase and sale agreements and Condominium Declaration) shall be
implemented through the design of the building at the building permit stage and
secured through a registered development agreement.
Functional Stormwater Management Report and Plan.-
The
lan:The preliminary stormwater management design within the Functional Servicing Report
indicates the site will be attenuated to the 2, 5 and 100 year storm events as per the
Upper Blair Creek Drainage Study. If these allowable rates are more than the pre -
development storm flows, detailed calculations must be provided to confirm that the
north side road ditch and the downstream conveying system has capacity and is
adequate to take these discharges.
Document Number: 4517130 Version: 1
Page 241 of 476
The consultant is required to identify the elevations at the crossing of the sanitary
service and the 450 regional water main within the Functional Servicing Report. The
450mm CSP Culvert must be a smooth surface HDPE instead of CSP and the manhole
on the 200 diameter sanitary line appears to be located on the Regional Road property
line. Please be advised that the manhole shall be relocated to be completely on the
private property. Furthermore, the concrete headwall must be moved so that it is
located entirely within the private property as it appears to be abutting the Regional road
property line. The applicant may be required to hydro vac to confirm the vertical and
horizontal location of the water main.
In addition, the existing residential access along with the existing Corrugated Steel Pipe
(CSP) must be removed and the Regional Road Boulevard along the affected property
frontage must be restored to Regional standards to match the existing road section with
the side ditch to be restored and sodded.
Finally, please confirm that the grading and extension of servicing is compatible with
and coordinated through the proposed New Dundee Road re -construction project
currently scheduled during 2024. Cross sections across the property frontage
(preferably at 10m interval) must be provided to demonstrate how the proposed
development grades will be compatible with both the existing road grades and the future
road project grades. For any further information please contact Saman Ajamzadeh at
226-750-7503 Email: SAO amzadeh(a)regionofwaterloo.ca
The above noted Functional Servicing Report and Plan is required to be updated
to addresses these comments prior to the Region accepting the study. The
Region recommends that the updated study either be secured through a Holding
Provision until the above is updated to the satisfaction of the Region or
alternatively, the Region can defer this requirement to the site plan stage.
Future Site Plan Application:
Site Grading & Stormwater Management.-
The
anagement:The applicant must submit electronic copies of detailed Site Grading & Drainage Control
Plan(s) and Site Servicing Plan(s) along with a detailed Stormwater Management
(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 grading must be compatible with the existing road grades and be compatible
with the proposed reconstruction of New Dundee Road. 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.
Document Number: 4517130 Version: 1
Page 242 of 476
Please note that Storm Sewers within the Regional 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 New Dundee Road (RR #12) 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 New
Dundee 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@regionofwaterloo.ca to
determine if any engineering plans and/or further technical information for New Dundee
Road (RR #12) is available which may be of assistance.
Finally, the Owner/Developer is advised that a composite Utility Plan will be required at
the Site Plan Stage. Please show all proposed shallow services (gas,
telecommunication, hydro) on the plan and note any abandoned, decommissioned or
existing unused shallow utilities, adjacent to or related to this development. Any
decommissioned or unused utilities are to be fully removed the Region's road
allowance.
Municipal Consent.-
Municipal
onsent:Municipal Consent shall be required for the installation of any proposed/required service
connections. In addition, 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.
Please visit https://rmowroadpermits.mirasan.ca/ for further guidance.
Access Regulation:
A Regional access permit application with a fee of $230 (in accordance with Regional
By-law 20-001) shall be required for the `Emergency Access' on New Dundee Road (RR
#12).
The existing residential access on New Dundee Road and any other redundant access
on New Dundee Road shall be closed as condition(s) of the Access Permit. A boulevard
along the Regional Road shall be required to Regional standards. A fee shall not be
required for the closure of the existing access.
The Application for the Access Permit is available at:
httos://www.reaionofwaterloo.ca/en/resources/Access Permit -access.
Transit Planning.-
There
lanning:There are no transit requirements for the above development. However, staff wish to
advise you of the following:
Document Number: 4517130 Version: 1
Page 243 of 476
• GRT service currently operates along New Dundee Road adjacent to this property.
The closest stop is about 350m away at Robert Ferrie Drive/Blair Creek Drive.
• Future transit plans in this vicinity include adding weekend service and potentially
serving this area with a revised Route 16 along the Strasburg Rd extension.
• Service may also shift north to Thomas Slee Drive from New Dundee Road, if transit
supportive improvements are made at the Pinnacle Drive/New Dundee intersection.
• Potential stop locations have already been identified on Thomas Slee Drive through
previous developments. Without any improvements, service would continue to exit
onto New Dundee Road from Robert Ferrie Drive using the new traffic signals.
• Pedestrian connections should be provided from the proposed development to transit
service in this area.
Housing Comments
The Region supports the provision for a full range of housing including affordable
housing. Staff recommend that the applicant consider affordable housing through this
proposal and dispersing the number of affordable housing units throughout the entire
development in each phase (if the proposal is to be phased).
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.
Housing for which the purchase price
results in annual accommodation costs
30 per cent of the gross annual
which do not exceed 30 percent of gross
$385,500
annual household income for low and
moderate income households
income renter households
Housing for which the purchase price is
at least 10 percent below the average
$576,347
purchase price of a resale unit in the
average market rent (AMR) in the
regional market area
$1,134
*Based on the most recent information available from the PPS Housing Tables (2021).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $385,500.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$1,470
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor:
$950
average market rent (AMR) in the
1 -Bedroom:
$1,134
regional market area
2 -Bedroom:
$1,356
3 -Bedroom:
$1,538
4+ Bedroom:
$3,997
Document Number: 4517130 Version: 1
Page 244 of 476
*Based on the most recent information available from the PPS Housing Tables (2021)
In order for a rental unit to be deemed affordable, the average rent for the proposed
units, which have fewer than three (3) bedrooms, must be at or below the average
market rent in the regional market area as shown above. For proposed units with three
or more bedrooms, the average rent for the units must be below $1,470.
Fees
By copy of this letter, the Region of Waterloo acknowledges receipt of the review fees.
General Comments
Based on the above, the Region has no objection to the above noted application,
subject to holding provisions to address the following:
1. That a holding provision shall apply to the entirety of the subject lands until a
satisfactory detailed transportation (road) noise study has been completed and
implementation measures addressed to the satisfaction of the Regional
Municipality of Waterloo.
2. That a holding provision shall apply to the entirety of the subject lands until a
satisfactory Functional Servicing and Stormwater Management Report has been
completed to the satisfaction of the Regional Municipality of Waterloo. The
FSR/SWM shall include additional information regarding the attenuation rates,
ensure conformity with the Upper Blair Creek Functional Drainage Study and
include elevations at the crossing of the sanitary service and the 450 regional water
main.
Alternatively, the noise study shall be addressed through the future condominium
application and the Functional Servicing Report and Plan shall be updated as part of the
future site plan application.
Any future development on the lands subject to the above -noted application will be
subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
Melissa Mohr, MCIP, RPP
Senior Planner
C. Amarjit Hayre/Hayre Developments Inc. (Owner)
Brandon Flewwelling/GSP Group (Applicant)
Document Number: 4517130 Version: 1
Page 245 of 476
Andrew Pinnell
From: Melissa Mohr <MMohr@regionofwaterloo.ca>
Sent: Wednesday, November 22, 2023 9:12 AM
To: Andrew Pinnell
Subject: FW: Noise Study Review Comments- 448 New Dundee Road
Attachments: DOCS ADMIN -#4517542 -v1 -KIT 448
_NEW_DUNDEE_ROAD_NOISE_STUDY_REVIEW_COM MENTS.pdf
Good Morning Andrew,
Please see the attached set of comments related to the noise study entitled "448, New Dundee Road, Environmental
Noise Assessment" prepared by MTE, Dated December 1, 2022, revised October 27, 2023. Regional staff have reviewed
the report and it is acceptable at this stage (ZBA stage) and a Holding Provision is not required.
I wish to advise that there are multiple implementation measures required as a condition of approval for the future
condominium, through the implementation of a registered development agreement between the Regional Municipality of
Waterloo and the Owner/Developer to implement the recommendations and mitigation measures contained in the noise
study. The registered development agreement shall address:
1) The developer agrees to implement the recommendations of the report "448 New Dundee Road Environmental Noise
Assessment Revised October 27, 2023 (original December 1, 2022)" as prepared by MTE and further agrees that:
2) Units 11, 12, 13, 14, 15, 16, 17, 18 and 19:
a) All units will be designed with special building components. Prior to the issuance of building permits, final
architectural details of the windows, walls, and doors will be verified by a qualified Acoustic Professional to ensure
the required sound transmission loss rating (STC) will be acceptable to meet indoor sound levels.
b) All units shall be installed with air ducted heating and ventilation system suitably sized and designed for central
air conditioning installed prior to occupancy
3) Units 5, 6, 7, 8, 9, 10, 20, and 21:
All units shall be installed with air ducted heating and ventilation systems suitable sized and designed for the provision of
central air conditioning at the owner/occupants' discretion.
4) Units 9, 10, 11, 12, 13, 14 and 15 (Noise Attenuation Barriers):
a) Public and Private barriers noise barriers of varying lengths and heights, as detailed in section 4.2.2 of the report
and shown on MTE Drawing 44367-100-NA1.1, will be constructed with a minimum surface density of 20 kg/M2
with Durisol of equivalent construction to the Region's satisfaction.
b) Prior to construction, a Noise Wall Design Report for the detailed design material and location, grades, drainage,
etc. of the noise wall must be submitted in compliance with the Region's Noise Policy Implementation Guideline.
c) Upon construction of the noise walls as mentioned in a) above, a certificate of compliance for the construction of
the above-mentioned noise barriers will be provided to the Region by a qualified Professional Engineer.
d) The noise barrier must be installed to the satisfaction of the Region of Waterloo within 1 (one) year of receiving a
building permit from the Area Municipality for the development.
e) All the public and private noise walls will be considered as common elements of future Condominium Corporation.
f) Suitable arrangements for replacement funds and/or long-term maintenance for the public and private noise
barriers will be made as deemed appropriate by the City of Kitchener.
g) The developer agrees to preserve the function of and maintain the acoustic barrier located upon the lands. The
purpose of the barrier is to attenuate noise from New Dundee Road / Highway 401. The developer agrees that the
Region, through its employees and agents, has the right to enter the lands to inspect the acoustic barrier. The
developer agrees to repair or, if necessary, replace the acoustic barrier. Should the developer fail to repair or
replace the barrier upon receipt of a written notice from the Region, as the Region deems necessary, the
developer agrees that the Region may undertake such work upon the expiration of the time set out in the notice. If
such work is undertaken by the Region, the developer hereby agrees to permit entry upon the lands for this
purpose and agrees to reimburse the Region fully for all costs of undertaking such work.
5) The following noise warning clauses shall be registered on the title for the units as detailed below:
a) Units 11, 12, 13, 14, 15, 16, 17, and 18:
"Purchasersftenants are advised that despite the inclusion of noise control features in the development and within
the building units, sound levels due to increasing road traffic may occasionally interfere with some activities of the
Page 246 of 476
dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the
Environment, Conservation and Parks. This dwelling unit has been supplied with a central air conditioning system,
which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks."
b) Unit 19:
"Purchasersftenants are advised that sound levels due to increasing road traffic may occasionally interfere with
some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and
the Ministry of the Environment, Conservation and Parks. This dwelling unit has been supplied with a central air
conditioning system, which will allow windows and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment,
Conservation and Parks."
c) Units 9 and 10:
"Purchasersftenants are advised that despite the inclusion of noise control features in the development and within
the building units, sound levels due to increasing road traffic may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the
Environment, Conservation and Parks. This dwelling unit has been designed with the provision for adding central
air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and
medium -density developments will allow windows and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment,
Conservation and Parks."
d) Units 5, 6, 7, 8, 20, and 21:
"Purchasersftenants are advised that sound levels due to increasing road traffic may occasionally interfere with
some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and
the Ministry of the Environment, Conservation and Parks. This dwelling unit has been designed with the provision
for adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the
occupant in low and medium -density developments will allow windows and exterior doors to remain closed,
thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry
of the Environment, Conservation and Parks."
e) Units 22 and 23:
"Purchasersftenants are advised that sound levels due to increasing road traffic may occasionally interfere with
some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and
the Ministry of the Environment, Conservation and Parks."
That prior to the issuance of any building permit(s), an acoustical Engineer licensed in the Province of Ontario, certify that
the noise attenuation measures are incorporated in the building plans and upon completion of construction, an acoustical
Engineer also certify that the dwelling units have been constructed in accordance with the accepted noise study, and the
development meets the MECP NPC -300 noise guideline noise level criteria.
Should you have any questions regarding the above, please do not hesitate to ask.
Kind Regards,
Melissa
Melissa Mohr, MCIP, RPP
Senior Planner
Confidentiality Notice: This email correspondence (including any attachments) may contain information which is
confidential and/or exempt from disclosure under applicable law, and is intended only for the use of the designated
recipient(s) listed above. Any unauthorized use or disclosure is strictly prohibited. If you are not the intended recipient, or
have otherwise received this message by mistake, please notify the sender by replying via e-mail, and destroy all copies
of this original correspondence (including any attachments). Thank you for your cooperation.
From: Melissa Mohr
Sent: November 22, 2023 8:54 AM
To: 'Andrew Pinnell' <Andrew.Pinnell@kitchener.ca>
Subject: Noise Study Review Comments- 448 New Dundee Road
Page 247 of 476
Andrew Pinnell
From: Alan O Goillidhe
Sent: Tuesday, June 23, 2020 7:27 PM
To: Andrew Pinnell
Subject: 448 New Dundee Road
Hi Andrew,
I was reading your letter about the proposed development for 27 single detached homes in a condominium for 448 New
Dundee Road.
I am writing to ask do you know the status of this?
Has this been approved?
Thanks
Alan
Page 248 of 476
Andrew Pinnell
From: Alexander Godlewski
Sent: Wednesday, April 1, 2020 2:18 PM
To: Andrew Pinnell
Subject: ZBA20/003/N/AP 448 New dundee road
Hey, I'm writing to strongly object to this new application. Specifically around the changes to the back of the lot
There's 8 existing houses wrapping around it, and like mine: 7 other houses just built or being built facing it. I am not
sure what people have seen but it's a very private area with lots of trees. All the surrounding lots are fairly big. It doesn't
make sense to take away that privacy and space to cram in tons of tiny lots. This will devalue people's homes, as so
many people look for houses with trees/nature/privacy nearby. There are quite a few houses that have been bought
that aren't even yet completed and already their expected back yard view is expected to change. Many will have chosen
their lots specifically for what is behind it
I wouldn't even object to the houses closer to new dundee if the back of the lot were converted to a park/forested area
with a path
What is the current state of this? Have others complained?
Keep me posted, thanks
Page 249 of 476
Andrew Pinnell
From:
brandi hilton
Sent:
Wednesday, March 18, 2020 3:09 PM
To:
Andrew Pinnell
Cc:
Barbara Steiner; Gloria MacNeil; Della Ross
Subject:
Fwd: Petition Signed to Save Trees
Hello Andrew,
We have received your mail about the property owner of 448 New Dundee requesting by-law changes for a
housing development project.
From what I understand the request is to change from an R-1 zone to an R-6 zone which means each home
would only require a lot area of 235 m2 (instead of 4,000 m2 and a width of only 9m2 from 30m2) according to
your footnote 1.
The residents of Pearwood Court are very concerned about the fabric of our neighbourhood.
We were under the impression that this residential property had not even had approval for zoning last April
when the community signed my petition to save some trees. We were under the impression that 118 of those
trees were to be protected.
What's changed?
Thank you,
Brandi Hilton
Get Outlook for iOS
From: brandi hilton
Sent: Sunday, March 10, 2019 7:05 PM
To: barbara.stein er@kitchener.ca; del Ia. ross@kitchener.ca; gloria.macneil@kitchener.ca
Subject: Petition Signed to Save Trees
Hello,
i
Page 250 of 476
Yvonne Fernandes has seen my petition on Facebook and reached out providing me with your contact
information. I'm hoping for some help or clarification at least
I'm writing to inform you of some suspicious tree cutting that is about to take place tomorrow (Monday March
11th) at 448 New Dundee Rd in Kitchener. Our neighbourhood is very concerned and as of now we have 194
signatures on a petition I created yesterday to help save some of these trees. Please take a moment to read
this petition below:
https://www. change.org/p/christine-m ichaud-kitchener-ca-save-our-trees
Last year, we noticed some surveyors out on our rear neighbours property (448 New Dundee Rd) who shared
the home owners plans to sell to developers who will build 45 row houses. The plans showed all trees
removed. As concerned neighbours, we contacted the city and were told last spring that there was no pre -
approval for rezoning of that gradient land. We were further informed that we would be notified of any rezoning
permits taking place and then be given the opportunity to have our voices heard. We have never heard a word
from the city.
Last week we noticed the property equipped with diggers and such. On Friday, we saw a young man in a
workmens vest out removing every tag on the boardering trees. My husband spoke with him and he shared
that he worked for a lumber company and that they will be removing EVERY SINGLE tree on the property
starting Monday.
We called the city again to see about an update and were told that there have still been no rezoning permits
approved but the home owner does have a permit to remove trees.
We are concerned that this is a case of irresponsible building as he may remove every tree and still not be
approved for rezoning. It seems shameful. I am aware that this is private property but aren't there any laws out
there for SOME tree protection? Particularly the ones along the fence line that drape into neighbouring land?
Thank you in advance for hearing our voices,
Brandi Hilton
Page 251 of 476
Andrew Pinnell
From:
Charles Wahl
Sent:
Friday, October 30, 2020 4:17 PM
To:
Andrew Pinnell
Subject:
[EXTERNAL] Re: 448 New Dundee Road
Hi Andrew,
Thank you for the information. What is the current status of the zoning by-law amendment?
Have a great weekend!
Regards,
Charles
On Fri, Oct 30, 2020 at 4:13 PM Andrew Pinnell <Andrew.Pinnell@kitchener.ca> wrote:
Hi Charles,
The planning consultant for the zoning by-law amendment application for 448 New Dundee Road is GSP Group (c/o
Brandon Flewwelling). At this time, there is no site plan application for this property.
I hope this helps.
Have a great weekend.
Sincerely,
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell(aD_kitchener.ca
Page 252 of 476
From: Charles Wah
Sent: Friday, October 30, 2020 1:45 PM
To: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Subject: [EXTERNAL] 448 New Dundee Road
Hi Andrew,
I'm looking for a planning consultant for a potential site near 448 New Dundee Road. I didn't see a planning firm on the
proposed site plan.
Can you please let me know who the planning consultant is for that site?
Thanks,
Charles
Page 253 of 476
Andrew Pinnell
From: Denise Wamsley
Sent: Tuesday, April 14, 2020 12:00 AM
To: Andrew Pinnell
Subject: 448 New Dundee Rd Zoning Change
I am writing so that our concerns about this project can be brought forward to council.
1a. Has the city of Kitchener consulted with the Ministry of Transportation regarding the four-laning of New Dundee
Road?
1b. Is the Ministry of Transportation considering a reduction in the speed limit along this area? The speed limit is
currently 80 km an hour.
Currently it can be a harrowing turn into our driveway. Fast moving vehicles behind you blare horns and sometimes
worse things.
With the steady stream of traffic during rush hours currently, it can be a long way to make a safe left hand turn out of
our driveway.
As you are aware, there were recently stop lights installed @robert ferrie, however the right turn lane onto Robert ferrie
does not provide for more than 2 or 3 vehicles at a time which does impede traffic on New Dundee road.
Also as you are aware high-density neighborhoods are already being built right beside 448 New Dundee road.
The sheer volume of traffic once the existing subdivisions are completed is hard to imagine.
This new proposal to allow 27 homes (each with a vehicle or two) will undoubtedly cause backups for the residents while
trying to exit their private driveway.
What is the long-term plan for traffic on New Dundee road?
2. 1 would like to know if these are affordable housing units? If not, why is there a push for more high-density housing
along this area?
Affordable housing is a real issue for Kitchener. Is this proposal to change zoning a part of that plan?
3. also there is no foot access to the property which can create a danger on the roadway, particularly if residents need to
walk down to catch a bus at Robert ferrie.
4. Has the city of Kitchener approved the plan for snow removal?
Lastly, I did make a call to by law last Summer as many massive trees were being taken down and major property
grading had already begun and had already being approved.
Denise and Steve Morrison
Page 254 of 476
Andrew Pinnell
From: emily wang
Sent: Monday, April 6, 2020 10:38 PM
To: Andrew Pinnell
Subject: Zoning By-law Amendment Application ZBA20/003/N/AP
Address: 448 New Dundee Road
Dear Andrew,
We recently received a letter in regards to re -zoning 488 New Dundee property. The letter with our response is in the
mail. To be prudent, I'm reiterating what we have commented on the letter.
1. We dislike the further deforestation of the area. We already cut down a HUGE amount of trees when the subdivision
was put in on Thomas Lee. The quality of life on the area will continue deteriorate. We've seen as the population grow in
this area, the traffic and air pollution are much worse than before. This also coincide with increase in crimes in the area.
2. Perhaps the property to be sold to a single owner who appreciate nature and such a private property.
3. We can say re -zoning of the land is driven by greed. Although it's hard for an individual or corporation to resist, we
must do our part to help them to see the bigger picture. History has told us one thing. Greed is short-sighted and only
benefit the minority of the population. Yet the damage from these acts are long-term and can't be reverse easily.
Thank you for your careful considerations on this matter and the effort to solicit inputs from the public.
Name: Emily Morriss
Date: April 6, 2020
1
Page 255 of 476
COMMENT FORM
Zoning By -taw Amendment Application ZBA20/003/N/AP
Address: 448 New Dundee Road
Owner: l-layre Developments Inc.
1. What do you like or dislike about the requested Zoning By-law Amendment application?
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2. What changes do you suggest for the requested application?
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;t Any additional comments?
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each individual, staff can only consider comments if they include a name and address. Please note that all
comments contained on this farm may be used as part of a public staff report; however your narne will be kept
confidential. Separate tetters or ernails are also welcome.
Name:
Signature:
Date:
Address:
Please direct all correspondence to:
Andrew Pinnell, Senior Planner
Phone; 519-741-2200 x7868
Email: and rew.pi nnell@kitchener.ca
Fax: 519-741-2624
Mail:
City Hall
200 }ting Street West,
61" Floor, PO Box MS
Kitchener, ON N2G 4G7
Page 256 of 476
COMMENT FORM
,-►+ I< " .v Official Plan Amendment Application OPA20/001/H/AP
' �" .� .] #.E:\1: '� Zoning By-law Amendment Application ZBA20/064/H/AP
Address: 1593 & 1608 Highland Road West
Owner: UM [leve€oprnents
1. What do you lite or dislike about the requested Official Plan Amendment and Zoning By-law Amendment
AFOR
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4%hat changes do you suggest for the requested applications?
3. Any additionai comments?
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Thank you for taking the tinge to fill out this form. To ensure that we receive only one set of comments from
each individual, staff can only consider comments if they include a name and address. Please note that all
comments contained on this form may be used as part of a public, staff report; however your name will be kept
confidential. Separate letters or emalls are also welcome.
Name: i+h
nt'R
Signature -
Date:
Address:
Please direct all correspondence to:
Andrew Pinnell, Senior Planner
Phone: 519-741-2200 0668
Email: andrew.pinnel€Ckitchener.ca
Fax: 519-741-2624
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Mail:
City Hall
200 King Street West,
611 Floor, PO Box 1118
Kitchener, 0€V N26 4G7
Page 257 of 476
Community member comments
Re: Zoning By-law Ammendment Application ZBA2O/003/N/AP
We are not against new development in the area. The proposed development, on the other hand, raises
some serious questions and concerns:
1) Until now, all new development was carefully kept away from the high -traffic Waterloo Regional Road
#12 also known as New Dundee Road. Access to RR #12 is currently only possible at two locations: at
Pinnacle Drive and at Robert Ferrie Drive. This is the first new residential development proposal we see
directly adjacent to and with direct access from RR #12. What has changed? Are we now developing
land directly along RR #12? If yes, what will that development look like? What is the proposed new
zoning for the area? How are we dealing with increased traffic? Are we widening RR #12 to add a left -
turn lane? Are we planning roundabouts or traffic lights? Sidewalks? Unfortunately, the Doon South
Community Land Use Plan Map currently available publicly form the city's website, dated 2010, does not
answer any of these questions.
2) Rezoning from R-1 to R-6 is all about increasing residential density. While we are not against higher -
density residential development, we question whether this proposal is the right place and the right way
of doing it. The long-term success of higher -density development seems tied to reasonably good
walkability scores. The walkability score here is rock bottom. Let's compare it, for example, with the
nearby Pioneer Park area, which has a good mix of higher -density residential units. It also has a grocery
store, a pharmacy, restaurants, pizzeria, doctor's and dentist's offices, community center, public library,
sports fields and a network of community trails in the surrounding extensive greenspace. All of it within
easy walking distance. What is available near the proposed development? Nothing. It is entirely car
dependent, at the very edge of the city, along what is, and will likely remain for the foreseeable future, a
country road. One needs to walk almost 2 km each way to buy a cup of coffee or a piece of gum. We
know how to develop successfully at higher densities. Why aren't we?
3) Remaining on the topic of residential density. Not even twenty years ago, the city approved new
single -dwelling development on large sized lots zoned R-1 close nearby, along Pinnacle Drive. It looks
like building at higher densities in this area wasn't yet considered desirable. We are now looking at re-
developing existing property at higher densities at a location, which is, in our opinion, a lot worse. Again,
it would be good to know what has changed in these intervening twenty years.
4) This is a proposed redevelopment of an existing residential property. The property is narrow, not very
large overall and situated on a hill. Its redevelopment raises some challenges. A couple of these
challenges are discussed separately below, under points 5) and 6). Let's just say here that overall, infill
development is not the best way of developing residential property. Yes, it is frequently used to
revitalize older areas of large cities, where no other approach is feasible. But is there a real need for
such a redevelopment here? Are properties in the area languishing unsold on the market? Are property
prices depressed? Is there urban decay? Have we run out of all new land to develop? We are not aware
of any such issues. A couple of similar properties were sold recently in the area. Both found new owners
who are enjoying and lovingly maintaining their properties.
Page 258 of 476
5) Talking about the challenges of infill developments, we are not a huge fan of the proposed private
access road. Regardless of its proposed status as a private road, the physical reality is that it will be a
connecting road between RR #12 and Ridgemount Street. A barrier will have to be installed to prevent
car access and "No trespassing" signs erected to keep bikers and pedestrians out. While adults can be
expected to obey the signs, kids and adolescents are more likely to ignore them. In our experience,
private roads like this become a constant source of tension in the neighborhoods where they are
present. It will only add to the tension if the condo residents and their visitors will start using
Ridgemount Street as overflow parking, which is predictable. In our opinion, it would be better to either
build a regular public access road or to have no access to Ridgemount Street at all. However, neither of
these alternatives may be possible because of various regulations and the physical limitations of the
property being developed. As we already mentioned above, these are well-known issues with infill
developments: plans are presented not because they are desirable, but because it is the only way to
even minimally satisfy the regulations.
6) The proposed development is on a hill, with significant elevation difference from top to bottom and
compared to the surrounding properties. The hill is mostly of sand mixed with some loose gravel, prone
to erosion. The proposal demands the removal of a significant volume of sand and the erection of three
separate retaining walls on three property lines. It is quite possible that strictly from an engineering
point of view such work can be carried out. The better question is why are we doing it in the first place?
We will leave behind to generations to come these retaining walls as a testament of our inability to
develop according to a plan. For example, the proposed development will likely demolish and possibly
partially rebuild an existing retaining wall along the property line with neighboring properties off
Pearwood Court, built not even twenty years ago. And the proposed retaining wall on the west side of
the property will hold back sand mostly moved there just a few years ago, as part of the development
along Ridgemount Street. These are signs of poor planning, or better said, no planning.
7) Finally, the issue of fairness needs to be raised. There are other R-1 zoned properties on the north
side of RR #12. The owners of those properties may be similarly motivated to maximize the value of
their property. If this rezoning request is approved, it will be very difficult for the city to deny similar
requests from other property owners. This can mean unplanned and uncontrolled infill development for
years to come. We do not consider this desirable at all. Development is not bad, if it is done according to
a plan. Haphazard development, on the other hand, is almost always bad.
In conclusion, we are asking the city to deny the rezoning request. If a redevelopment of the R-1 zoned
area is deemed necessary, the city can develop a comprehensive plan and discuss it with the area
residents. A comprehensive plan seems the only fair way forward and the only way to prevent the
haphazard, lot -by -lot infill redevelopment of the entire R-1 zoned area, which we believe nobody
considers desirable.
Dr. Ferenc Mihaly, P. Eng.
Page 259 of 476
ocrr FOWA
Zoning B law Awrendmarrt App k pljom 2gAl2U{i7t VWAP
Addnm 449 New oLwwO& Road
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s y_h VvJh Atial. biWf can only cor+eier wrrxnerrts if troy inakide s name and addn=. Pkra3e note that all
Milt or7S cont. L3 On this form moy to used as Dart cE a rxjblit: staff rcpwt.. rowfter your riama will oe iept
cnnrhlendal. 5ePra1e ttitW$ Or emalts arcr NSO WObNne.
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P'FtrM direct all ccrrQati ndOnoe to
Andrew PWOol. WoOr Plsnner
F'43roe: 91091-741.120:i , 7FFiR
ErnaC andr[rw.Pinntrtit*kct�^nr.r..i
Fax 519.741-2621
Ault:
City Hall
2():} Kcyi-Strcct
tar rloon, PO E3ur 11 IS
Hitrhvner. ON, t42ti 4C.7
Page 260 of 476
Andrew Pinnell
From: Kerry -Ann Baker
Sent: Tuesday, April 14, 2020 5:51 PM
To: Andrew Pinnell
Subject: Zoning By -Law Amendment Application ZBA20/003/N/AP
Hello Andrew,
I trust you are well. I received the request for comment but unfortunately missed the date to send my response back by
mail. I hope you will consider my comments via email instead.
I live at and my comments are below in response to your questions:
1. What do you like or dislike about the requested Zoning By-law Amendment application?
a. I dislike the sheer number and size of the homes requested in the amendment. I cherish the view we
have from our backyard and realize this would be changed significantly if this request is approved as it is.
2. What changes do you suggest for the requested application?
a. If approval is being considered, I would suggest reducing the number and increasing the size of the
homes. This would also help to ensure property values remain high for existing homes within the area.
3. Any additional comments?
a. It is unclear tome why visitor parking spaces would be required for single detached homes. I would be
even more opposed to condominium or freehold townhomes in the area.
Thank you for considering my feedback. Please let me know if you need any additional information.
Many thanks,
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Page 261 of 476
Zoning By-law Amendment Application ZOA2010031NIAP
Address: 448 New Dundee Rood
Chyner: Hayre Developments Inc
1. What do you like or dislike about the requested Zoning By-law Amendment
application?
VIt strongly diisapprove of the r+ecluested Zoning By-law Amendment lissed above
die to We loss of trees, privacy, and how A would Change the fabric and character of
cxx neighbourhood. Simply prat we feel that sqt. ing tw+eniy-sty properties onto
this land would be greedy and irresponsibW Last year, after hearing than this owr
was going to take down evffY tree on his land, we ;3W W a puritan to `Save the
Trees'. In only a few days we r N*d nearly 300 signatures from our rteigihbours in
support. On your website you state haat 'tri are one of our rrrrsst precious natural
resources - invaluable community assets that are'.n need of our protection". We were
infctmed at than time from the City of Kitchener s E nVI rortmen tal Committee that 118 of
the trees on this property were protected, what has chart '? Atter wat€hng the
devastation of this land owner ialdng down dose to 200 healthy trees last year, w+e have
already noticed a c1mr9e to the wildfire,. and 10 our beautiful backyard views. This
Zorisq By-law Amendrner� 'site plan' would signiticantly aff t our popofty tral s, ;and
privacy, of which we have paid a large pr nium. What wilt be dxnse to rr b9ate tie
finarxcial kiss, and loss of pfivacyy d this was to be considered'? A 1, crr neighbours
would agree that our ns$ghbovrhood has had a large increase in traffic, safety, and
noise issues due to the ewstruction that we have fienc*d ow the past few years.
Adding the density of 27 homes to 448 New Duewee Road would only examrbate Ift
concerns.
2. What changes do you suggest for the requested application?
Protect as many lanes as possiVe. if widN must take pig (which we are an
stfongly opposed to) conskW building fewer hones to protect more trees. and to make
less of an impact on cuawd Wneowners.
Page 262 of 476
3. Any add.tiional commants?
IS THIS DEVELOPMENT PREMATURE?
We don`t bekwo that trying 10 rn a da,&opment into a vary narrow properly r3
the test decision for our oommunity. The feting pattern suggested is not at all
c onsistentwith ft surrounding neighbcu:mco� in terms el size and depth. The large
estate lots to the east vrilt also likely develop In the future as traffic incases and these
owners decide that thw once trarq.ii estate lot in the countrysM is no K rqw viable as
a single detached home. The question is whether you went to create a dangems
preooftrit to aliow each at these property "J''ivnerg to develop on their 0", or vMecher
you went to consider hi -w application premature until other lands to ft east are
assembted. This vvW0 aIIorw a Miter planniad a ition to this neighbourhood to be
created with a snore convenborial road ,pattern, and larger lots www bettor spatial
separation from the existing lots. Thms would be letter suiled to !tom area given the
topography and desire of the neighbourhood to retain trees- It is irKrritae, the 'aite
pian' would roWro massi.vo grading;. 'Atilt is the vagelation plan, or tree pros valion 1
esihanoemeni plan if this amendment was to be oon klered? Wye are very conoerned
about the turas on our property line beim removed as the majority of the trees hang
over 0(%tD our property. vve believe mai the roots to then: very large trees would go
uridar our back gardens whin our retaining kvall As 9xh, we are very s :-rcermed
about wvhetfvr our retaining wall, decor, pool„ and our foundallco would no$d up.
Trym to jam a dev€ilopmeryt into a very narrow grope-ty in isolabon is
unacceptable- We ask that the cKxjncAl dries not allow this zoning change to take plsoE
in its ourreN form-
NAAl� Kirsten Skowrrvn and Maty Sko►mmn
SIGNATURES: 1� -
DATE'. March 3tXh, 2020
ADDRESS:
Page 763 of 476
Andrew Pinnell
From:
M.McLelland
Sent:
Saturday, October 30, 2021 1:17 PM
To:
Andrew Pinnell
Subject:
[EXTERNAL] New Dundee Road Speed Limit
Dear Mr. Pinnell
As a resident in the Doon area I am writing this letter asking you to consider reducing the speed limit along New Dundee
Road between Homer Watson and Robert Ferrie Drive. Exiting onto New Dundee Road from Thomas Slee is becoming
extremely dangerous due to the volume of traffic and the speed at which cars drive.Im afraid that there will soon be a
serious accident and perhaps even a fatality. It makes absolutely no sense to have the speed limit set at 60km per hour
from Homer Watson to Princess Auto and then have it increased to 80km per hour after that given the fact that you are
closer to a residential area. With the increase in residential construction along the New Dundee Road corridor, would it
not make sense to reduce the speed limit to 60km per hour ? I'm sure that you will agree that safety should be a priority.
Sincerely,
Mark McLelland
Page 264 of 476
Andrew Pinnell
From: Meredith Schaefer
Sent: Tuesday, November 2, 2021 12:08 PM
To: Andrew Pinnell
Subject: [EXTERNAL] Development proposal
Good afternoon, I am a resident on sportsman hill street in Kitchener. I received a notice about the zoom meeting
regarding the proposed development of homes. Can you send me any more Information, drawings, builder etc.
Thank you
Meredith Schaefer
Sent from my Whone
Page 265 of 476
Andrew Pinnell
From:
Reema Masri
Sent:
Tuesday, April 28, 2020 1:07 PM
To:
Andrew Pinnell
Subject:
ZBA Application ZBA20/003/N/AP - 448 New Dundee Road by Hayre Developments Inc.
Hello Andrew,
I am contacting you on behalf of our client property which is adjacent
to the property subject of the above mentioned ZBA Application.
As you can appreciate the proposed zone change has direct effect on my client's property. There could also be
opportunities for coordination to the advantage of the site plan proposal, as I see quite a bit of retaining walls and
regarding that can benefit from a larger scope view.
I would like to book a time with you to talk on the phone about my client's interests and concerns. Kindly, advise of your
availability.
Regards,
Reema Masri, B Sc. Arch. Eng., OAA, MRAIC
NOTE: This electronic message contains confidential information intended for the recipient only. If you are not the intended
recipient and have received this in error, you are requested to notify the sender immediately and destroy this message. You are
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Page 266 of 476
COMMENT FORM
Zoning By- law Amendment Application ZBA20/003/N/AP
Address: 448 New Dundee Road
Owner: Hayre Developments Inc.
What do you like or dislike about the requested Zoning By-law Amendment application?
Do not like the idea of having that many single-family homes behind us. I will like if someone looks
After the land behind us. Are these going to be condominium or free hold where each one looks after
them differently? My worry is students or investors purchasing and leasing them to students.
2. What changes do you suggest for the requested application?
Mu suggestions would be to leave any trees on the site that separate the houses with what is being
Proposed. I also suggest more natural landscaping to block between houses and the development. I suggest
removing unit #1 and #27 to give more of a buffer. If they are to be built as condo's my suggestion is
appearance has rules around keeping it constant and that exterior maintained by condo to ensure appearance.
I would like to see rules about renting, as we do not want these becoming a student ghetto.
3. Any additional comments?
Please have the developer provide a more realistic picture of what may be built, as the site plan does not
match the pictures of type of houses. What is the height of the planned properties? When the development
had started down the street, we were told this development would be years away and only a possibility. Want a
natural barrier between these. Ensure drainage from this property will not affect or drain into our properties. If
this is granted what will be done to ensure dirt and garbage issues. The development that is taking place has
caused nothing but issues and dirt and the developer does nothing to try to limit this and the garbage, which is
constantly blowing onto our yard. For someone with a pool I am constantly vacuuming out sand from the
construction and it is causing me time and money as things break because of the sand build up and makes it
almost impossible to enjoy the outdoors for the last few years and now this. Would prefer if they were more
high-end condominium's (single family).
I would like to be further involved in what occurs.
Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments from
each individual, staff can only consider comments if they include a name and address. Please note that all
comments contained on this form may be used as part of a public staff report; however, your name will be kept
confidential. Separate letters or emails are also welcome.
Name: Peter Simon
Signature: -
Date: April 12, 2020
Address:
Please direct all correspondence to:
Andrew Pinnell, Senior Planner
Phone: 519-741-2 200 x7668
Email: and rew.pinnell@kitchener.ca
Fax: 519 741-2624
Mall:
City Hall
200 King Street West,
6th Floor, PO Box 1118
Kitchener, ON N2G 4G7
Page 267 of 476
Andrew Pinnell
From: Bill Rae
Sent: Sunday, December 19, 2021 10:12 PM
To: Garett Stevenson
Cc: Andrew Pinnell; Christine Michaud
Subject: [EXTERNAL] RE: FW: 448 New Dundee Road Neighbourhood Meeting Survey
Hello;
Thanks for this great information. Who should we get in touch with should unforeseen problems arise due to the
development?
I am inquiring about this because we followed the guidelines that you mentioned below every step of the way for an
adjoining development, meters from our home.
Oza Inspections were over to our house to take pictures in 2017 and 2019 for the Ormston development that used MITE
for the engineering consultants. We spoke with the phase one leader from MITE, Braden, on many occasions on the
phone and he visited our home on at least one occasion. We also were in touch with John Acaria from MITE on many
occasions and had another gentleman by the name of Goran Dragonjevic over to our home from MITE. We were lead to
believe that they would look after the damages once the homes were built in our immediate area. It was in the fifth year
of the development that those homes were completed. Mr. Hicks himself was over to our home and saw for himself
some of the damages we had endured. The silt fencing that was installed had been swallowed up by sand dunes and did
not get replaced until late in the fourth year. This allowed our property to be pummelled with sand on a daily basis.
When the homes beside us were completed in the spring of 2020 Mr Hicks came to our home and deferred us to Activa
Homes. They provided no support and we were informed to seek legal counsel. We are still repairing damages caused to
our home from this development project. There seems to be no compassion for the neighbouring home owners!
Christine has been a great help to us but we need some support with a responsible party should unforeseen mishaps
occur during the new project. The presentation of MITE and Mr. Hicks sounds fantastic but from our recent experiences
with the handling of our misfortunes, we have concerns for a repeat performance for all of our neighbours.
If we could get a name and contact information for someone that could be responsible for handling our concerns going
forward; that would be great!
Thanks, and looking forward to hearing from you!
01
From: Garett Stevenson [ mai Ito: Garett.Stevenson@kitchener.ca]
Sent: December 16, 20218:09 PM
To:
Cc: Andrew Pinnell; Christine Michaud
Subject: RE: FW: 448 New Dundee Road Neighbourhood Meeting Survey
Hello Mr. Rae,
Andrew has prepared some additional information below.
Thanks,
Page 268 of 476
Garett
Garett Stevenson, BES, RPP, MCIP
Manager of Development Review I Planning Division I City of Kitchener
519-741-2200 x 7070 1 TTY 1-866-969-99911 garett.stevenson(aD-kitchener.ca
Am A A IL ,& Cal M. M (C—.) ir ( Z-3
Residents are encouraged to visit kitchener.ca/covid19 for the most up-to-date information about City services
This property is currently undergoing a Zoning By-law Amendment (ZBA) to allow 24 single detached dwellings to be
placed on one property. The ZBA process mainly looks at whether the proposed land use is appropriate. If the ZBA is
approved, the developer would have to go through the Site Plan (SP) process. The SP process looks at the physical
layout of the proposal in much greater detail.
Through the SP process, detailed engineering plans will be submitted by the developer's engineering consultant (so far
this looks like MTE) and will be reviewed by the City's Engineering Services Division. These plans will be prepared to
ensure that neighbouring lands are not negatively affected by, for example: grading (including tree removals), erosion
and sedimentation, and stormwater runoff — both during and post construction. Prior to construction commencing,
sediment control fencing will be installed to prevent erosion and silt from encroaching onto neighbouring
properties. The silt fencing would be inspected by the consulting engineer and maintained regularly throughout
construction to ensure it is in good working order. Other mitigation measures will be undertaken such as construction
of diversion berms and sediment basins.
As part of the SP process, to ensure that the site is developed in accordance with the approved engineering plans, the
developer must post financial securities which will not released until certifications that prove the work has been done
properly are completed, and these certifications have been signed -off by the City.
Through the SP process the City would also review tree removals in more detail. Further to your concern about tree
removals along the westerly property line shared with the houses fronting onto Ridgemount Street, I have confirmed
that there are presently no trees in this area. In this regard, there are no removals that can occur to have a negative
impact on the adjacent properties.
When I spoke with Dave Hicks of MTE, he advised that his company has recently initiated a practice, outside of the City's
process, of putting in its contracts / tenders a requirement that pre -condition surveys be completed for all immediately
abutting properties. Such pre -conditions surveys are completed by a third -party and document the state/condition of
adjacent properties before construction starts. This includes inspections of houses (inside & outside), if permission is
obtained by the home owner. If an adjacent property owner encounters damage as a result of construction, the pre-
condition survey acts as an important document for insurance and remediation purposes — helping to protect the
property owner. Not every engineering consulting firm does this, but MTE does.
Mr. Hicks also stated that during the grading phase of construction, if MTE continues to be the consulting engineer on
this project, MTE would attempt to keep sand down by having the contractor spray the ground with a hydroseeding mix
(minus the seed), as needed. This process was applied during the later stages of construction for the Ormston
subdivision with successful results. He advises that this is difficult to apply during active construction, but will be helpful
during (where possible) and after the grading phase is completed and again, once the underground servicing /roadworks
phase have been completed. The site should also be monitored during the house construction phase to ensure any loose
garbage is cleaned -up.
Page 269 of 476
From the functional grading plans provided at this early ZBA stage, it appears that the majority of the properties on
Ridgemount Street, Thomas Slee Drive, and Pearwood Court "fall into" the 448 New Dundee Road, meaning that the
grade of the surrounding lands is higher than proposed grade of the site. Furthermore, pre -grading elevations will also
lower the site even further during the construction phase prior to homes being built. This may help to mitigate several
engineering -related concerns, such as stormwater runoff during construction. It should be also noted that the subject
site is much smaller in area than the Ormston subdivision, which one of your constituent raised concerns about, and so
impacts are likely to be less significant for this reason alone.
From: Bill Rae
Sent: Tuesday, December 14, 20217:12 PM
To: Christine Michaud <Christine.Michaud @kitchener.ca>
Subject: [EXTERNAL] FW: 448 New Dundee Road Neighbourhood Meeting Survey
Hi Christine;
I don't know if you had a chance to get any answers to the questions. It has been over 2 weeks and we haven't heard a
peep from Garett, Andrew, David or you. We understand that it is a busy time of the year but if we could get some
follow up; we would greatly appreciate it.
Thanks again; Bill
From: Bill Rae
Sent: November 29, 2021 6:22 PM
To: 'Garett Stevenson'; 'Andrew Pinnell'
Cc: 'Christine Michaud'
Subject: RE: 448 New Dundee Road Neighbourhood Meeting Survey
Hello; We are the
We were unable to voice our concern during the zoom meeting due to technical difficulties and wanted to pass along a
couple of questions and concerns that we would appreciate answers to.
I wanted to let you know that we are not against the development. The frustrating elements for us are the way that we
were treated during the previous experiences during the Ormston subdivision build. We understand that even with the
best intentions some misfortune can occur. The honourable person takes responsibility and will correct the situation.
We had some unforeseen mishaps occur during our initial experience and either we were dealing with dishonourable
companies/people, or taking responsibility for your actions that affect your neighbours, does not hold true in the
development world.
The City of Kitchener takes a deposit of 50% of the development costs in case of unforeseen hardship that may occur.
Has any of that deposit money ever been used to compensate home owners that have been negatively impacted by a
neighbouring development? Dave Hicks from MTE was the Phase two engineer from the previous development. He
came over to our house and saw some of the destruction to our property. There was such an issue with sand that Activa
and MTE reported seeking guidance from Collingwood and Sauble Beach; yet last night he referred to spraying water
over the sand to contain it. We all know how that works! There never was a containment of the sand and we have
pictures of damages to show how destructive it can be. We have been forced to incur thousands of dollars of expense
from the actions of others, with no accountability and no responsible party to oversee that wrongs are made right.
We are hoping that our misfortunes of the last unfinished development in our immediate vicinity will not be swept
under the proverbial carpet. Our neighbours don't deserve similar experiences to ours either. We look forward to some
answers to our questions during the last few emails that we have sent to you.
Thanks For all you are doing: The Rae Family
Page 270 of 476
Andrew Pinnell
From: adam Dunn
Sent: Tuesday, November 30, 2021 6:40 PM
To: M Mohr
Cc: Garett Stevenson; Christine Michaud; Andrew Pinnell; Amanda Kutler
Subject: [EXTERNAL] Re: Sorry - we are still here for a few minutes if you want to re -join to
meeting
Hi Melissa,
I appreciate the time you took respond and the information within.
I agree that the speed on New Dundee Road is often 100km/hour and it is getting busier. Thomas Slee Dr is the
alternative road (which residents on Ridgemount take) and that had a posted zone of 50, recently changed to 40,
however the average speed is closer 70, with some through traffic achieving 80. This is where our kids catch the bus,
ride their bikes and play. The City has done ZERO to slow the traffic down on Thomas Slee with the new development
and now you are proposing more traffic! It is a racetrack at the moment.
We have just dealt with years of loud construction, heavy machinery, roads full of trucks and dust. We have put up with
the development we knew one day would come, we play chicken on Thomas Slee Dr, hoping the City will actually do
something, but we are over waiting.
It is against the interests of the community of Doon South to further populate the immediate area, add more traffic to a
dangerous road and put the residents through more construction. This out of province developer has missed the boat
with this one, surely you and your team can see that.
It was mentioned at the meeting several times "This owner bought the land with the intent to develop". Why does that
matter? Having intent to develop should not give you the right, particularly when the 300 immediately neighbours
bought their properties to build families, create lives and live in the Kitchener communities we know can be such a great
environment.
Please do not cave in to a developer with only his own pockets in mind, as everyone knows this would be a gateway
development to the property around.
Thank you,
Adam Dunn
On 29 Nov 2021, at 10:56 am, Melissa Mohr <MMohr@regionofwaterloo.ca> wrote:
Good Morning,
Thank you for your email.
New Dundee Road (Regional Road 12) is a Regional Road under the jurisdiction of the Regional
Municipality of Waterloo and therefore subject to the Region's Access Policy. As 448 New Dundee Road
has access to a Local Road (Ridgemont Drive), the main vehicular access to this site shall be Ridgemont
Page 271 of 476
Drive with New Dundee Road being Emergency Access Only. The Emergency Access to New Dundee
Road shall be gated and signed in accordance with the City of Kitchener's Emergency Access design
requirements.
Further to the above, New Dundee Road (Regional Road 12) has a posted speed limit of 80 km/hr. Rural
Regional Roads with speeds limits of 80 km/hr often have operating speeds of 100 km/hr or more,
therefore, if there is an opportunity to provide an alternate access from a local side street, it is preferred to
eliminate the collision potential on the Regional Road where speeds are higher.
I trust the above is of assistance.
Kind Regards,
Melissa
Melissa Mohr, MCIP, RPP
Principal Planner
Confidentiality Notice: This email correspondence (including any attachments) may contain information
which is confidential and/or exempt from disclosure under applicable law, and is intended only for the use
of the designated recipient(s) listed above. Any unauthorized use or disclosure is strictly prohibited. If you
are not the intended recipient, or have otherwise received this message by mistake, please notify the
sender by replying via e-mail, and destroy all copies of this original correspondence (including any
attachments). Thank you for your cooperation.
From: Garett Stevenson <Garett.Steven son@kitchener.ca>
Sent: November 28, 20215:05 PM
To:'adam Dunn'
Cc: Christine Michaud<christine.michaud@kitchener.ca>; Melissa Mohr
<MMohr@regionofwaterloo.ca>; Andrew Pinnell <Andrew.Pinnell@kitchener.ca>
Subject: RE: Sorry - we are still here for a few minutes if you want to re -join to meeting
Hello,
I have copied Melissa on this email who can best respond to the Region's position regarding
access.
Thanks,
Garett
Garett Stevenson, BES, RPP, MCIP
Manager of Development Review I Planning Division I City of Kitchener
519-741-2200 x 7070 1 TTY 1-866-969-9994 1 garett.stevenson(cDkitchener.ca
004) 0()00 0
Residents are encouraged to visit kitchener.ca/covid19 for the most up-to-date information
about City services.
From: adam Dunn
Sent: Friday, November 26, 202112:28 AM
To: Garett Stevenson <Garett.Stevenson@kitchener.ca>
Page 272 of 476
Cc: Christine Michaud <Christine.Michaud @kitchener.ca>
Subject: [EXTERNAL] Re: Sorry - we are still here for a few minutes if you want to re -join to meeting
Hi Garrett,
Why can't the City require the Developer to lobby the Region of Waterloo to have access to New
Dundee Road. The City (Kitchener) seems to be lobbying for the developers, rather then for the people.
If the Region of Waterloo was OK, with this development entering into New Dundee Road, there would
be less arguments. However, if the Region denied that request based on traffic, then you would
understand what we are talking about. I dare you to spend an afternoon with your kids on Thomas Slee
HWY 401.
We are the fabric of Kitchener, don't be the person who breaks it.
On 25 Nov 2021, at 8:29 pm, Garett Stevenson <Garett.Stevenson@kitchener.ca>
wrote:
Hello,
We accidently ended the meeting. We will be here until 8:45pm if you wish to
rejoin the meeting.
Thanks,
Garett
Garett Stevenson, BES, RPP, MCIP
Manager of Development Review I Planning Division I City of Kitchener
519-741-2200 x 7070 1 TTY 1-866-969-9994 1 garett.stevenson(aD-kitchener.ca
01900000tts0
Residents are encouraged to visit kitchener.ca/covid19 for the most up-to-date
information about City services.
Page 273 of 476
Andrew Pinnell
From:
brandi hilton
Sent:
Thursday, November 18, 2021 9:05 PM
To:
Andrew Pinnell
Cc:
Christine Michaud; Carrie Musselmani
Subject: [EXTERNAL] 448 New Dundee Rd Development
Dear Mr. Pinnell,
Thank you for taking the time to read our email and hear our voices. We have many concerns about Hayre Properties
Inc.'s Application for Zoning By -Law Amendment (dated November, 2019) in order to develop the land of 448 New
Dundee Rd. We are outlining our questions here and we look forward to your responses.
1. Why does Hayres' proposal dated November 2019 state there are 504 trees (Page 2 under vegetation) on the property
and Carrie Musselman said there were 302?
In March of 2019, many of us neighbours adjacent to the 448 New Dundee Rd. property witnessed trees being cut down
on the property and suspicious activity (chainsaws in the dark). We were told by a young man we saw tagging trees on the
land, that the owner had plans to clear out all the trees that week and sell to a lumber company. When we inquired with
the city, we were told the land was over an acre and a Residential one (R-1) and that a tree conservation permit was
required to remove trees on his land. Your planning team shared the tree conservation permit dated February 27, 2019.
Your team said there were 302 trees and 118 of those trees were tagged as protected and could not be removed. The
owner then cleared the other 194 he was permitted.
2. Does the owner now have a tree conservation permit to clear the remaining trees? Or is this something he will easily
obtain, if you approve the by-law amendment to Residential six (R-6) as he is requesting?
3. If so, has this been vetted through the city's Environmental Committee? Or will it be in the future?
4. Who surveyed the land and took the tree inventory for the city?
5. Can we have a copy of it and the species of trees on the land? What about the wildlife?
The new site plan dated August 3rd, 2021, shows 24 homes being built on the property with all the trees along the
treelines to the homes backing onto Pearwood Court removed as well as a "common amenity" area behind the Thomas
Slee homes.
6. What is happening in the Common Amenity Area behind the homes on Thomas Slee? Are those trees also being
removed?
The land behind 62, 58 and 54 Pearwood Court has extremely steep grading with many large, healthy mature trees along
our fences with root systems deep within the undergrounds of our backyards. has
recently shared via email his story about the development of the Ormston property adjacent to him. The sand of the land
was causing major issues with destroying his own property (foundations, cement steps, and underground root systems of
trees removed that in turn destroyed his own trees on his land). All his damages ended up coming out of his own pocket.
The side of- property is hardly steep and yet Sauble Beach and Collingwood were involved to help rectify the
major issues.
Page 274 of 476
Z Who has looked at the grading, trees and sand behind our homes and approved this land to be developed upon when
ours is far more gradient and steep than 803 Thomas Slee? How can we be sure that sand/soil composition won't be an
issue for us with regard to erosion and collateral damage from excavation?
8. Who will be responsible if'our properties are damaged when those tree roots are removed? Or the grading of'that
land is changed?
9. It has come to our attention that there is a likely possibility that 5 more homes East of 448 New Dundee Rd. have
sola Is this another extension to the Hayres Properties Inc. ? Is this an indication that there will be further requests
for more Zoning By -Law Amendments? What makes it ok to tear down large healthy homes and vegetation to build
more homes?
We don't believe that trying to jam a development into a very narrow property is the best decision for our
community. The lotting pattern suggested is not at all consistent with the surrounding neighbourhood in terms of size and
depth. The question is whether you want to create a dangerous precedent to allow each of these properties to develop on
their own, or whether you want to consider this application premature until other lands to the East are assembled. This
would allow a better planned addition to this neighbourhood to be created with a more conventional road pattern, and
larger lots with better spatial separation from the existing lots. This would be better suited to the area given the
topography and desire of the neighbourhood to retain trees.
10. Why were the residents of Autumn Ridge able to keep their treeline between their mature homes and the new
Ormston development?
11. Will the homes that this owner is hoping to build be detached homes? If they are single detached homes, why is
there a community parking lot?
The fabric of the mature Wvldwoods neighbourhood, is one of large homes built on large lots of land with
backdrops of treelines and 2reenspace kept between many of the streets.
Hayre's proposal quotes section 15.D.3.4 of the 2014 City of Kitchener Official Plan: A Complete and Healthy
Kitchener:
"...new residential buildings in predominantly low density neighbourhoods should be compatible with respect to the
massing, scale, design and physical character of the established neighbourhood and have appropriate landscaped areas..."
12. How does Hayres Development fit with the fabric of our established mature neighbourhood?
In closing, if you do decide the development of this property is in favour of our neighbourhood and approve the by-law
amendment, we are asking you take into great consideration the impacts on our properties. We are asking you to request
a new site plan from Hayre's proposal that doesn't include the development of sites 1— 6. We are asking that the
treeline be kept behind the Thomas Slee and Pearwood court homes. We are asking that the steep gradient sandy
land with mature trees behind our homes remain intact as is.
We thank you kindly for taking the time and effort to complete a full and extensive investigation into this development
and more so for considering it's impact on our homes and our lives.
Sincerely,
Brandi Hilton and Mike Rand
Judy Schill
Marty and Kirsten Skowron
Page 275 of 476
Dear Andrew,
We were sorry to have missed you at our community meeting and feel that it was very
unfortunate that the meeting did not record the candid commentary, questions and concerns at
the end. We wanted to once again share our concerns in terms of the potential development on
448 New Dundee Road.
We are very concerned about allowing an R6 zone change due to the historical ethics of this
developer. In Surrey, British Columbia, he developed under the name Tip Top Developments Ltd
which no longer exists. It seems that once the zoning change was approved, the plans for the
development changed. We are worried about this happening here, the plan for low rise
bungalow development could lead to high rise development with the approval of the R6. As
well, we are concerned about the liability for damage to our mature properties including, but not
exclusive to, our retaining walls, pools and landscaping.
At the meeting, we had been told that more information would be shared about the retaining
walls. Why is it that the retaining wall backing onto Ridgemount Street is away from the
property line, and the one behind the mature homes on Pearwood Court seems to be on the
property line? We are unsure how putting a retaining wall behind 62 Pearwood Court, and
keeping the trees that are listed on the plan are consistent. As you know, the land on 448 New
Dundee Road is extremely gradient (15 metres difference) which is a huge concern for this
development and the potential land issues. We feel strongly that this is a dangerous zoning
change.
In my original comment form that I had sent, I wrote that "The large estate lots to the east will
also likely develop in the future as traffic increases and these owners decide that their
once tranquil estate lot in the countryside is no longer viable as a single detached
home". We have recently been told that this has now happened. Is this development
premature, and is there a way to consider these two developments at the same time to create a
better plan that suits the lotting and road pattern of the neighbourhood, and considers spatial
consideration to existing lots? By keeping the treeline on the existing properties, that would
support the noise concerns from the 401. We also have a concern for traffic, specifically on
Thomas Slee Drive and turning onto New Dundee Road. With the future school being built and
the current issues with traffic, involving the Police, we feel strongly that a Traffic Impact Study
should be completed.
Thank you for your ongoing support in this process, and we really appreciate you considering
the many concerns about this development,
Kirsten and Marty Skowron
Page 276 of 476
Andrew Pinnell
From:
Mary Hundt
Sent:
Sunday, November 7, 2021 4:42 PM
To:
Andrew Pinnell
Cc:
Mary Hundt; murray Hundt
Subject:
[EXTERNAL] Feedback Re:Site Plan 448 New Dundee road
Hi Andrew,
We live at We are writing to voice our concerns regarding the development on New
Dundee Road that will essentially be in our back yard.
While we understand the need for development, we respectfully ask that you take into consideration the privacy we
have had since building our home 22 years ago. We bought our lot believing there would be no future development
behind our homes. We now see there we be a 24 home development in our back yard.
While we know we cannot stop the progress and the meeting being held is likely just to "appease" current residents, we
do ask that you take into consideration retaining our privacy by installing a tall privacy wall along with leaving some
mature trees between our properties and the new development. We would also hope that the development will be at a
lower grade than our lot.
The pamphlet we received showing the map of the planned development was illegible, and due to not being able to read
it, we had no idea what part of the development will be in our back yard.
We plan to attend the meeting on November 25th to truly understand what the city has approved.
Thank you in advance for taking our serious concerns into consideration.
Murray and Mary Hundt
Page 277 of 476
Andrew Pinnell
From:
Paul Florica
Sent:
Tuesday, December 28, 2021 2:06 PM
To:
Andrew Pinnell
Cc:
Christine Michaud; Garett Stevenson
Subject:
[EXTERNAL] RE: 448 New Dundee Road Neighbourhood Meeting Survey
Good afternoon Andrew, I thought I would formally submit our comments regarding 448 New Dundee rd to
ensure developer is aware of our concerns should he wish to address them in his next design update.
1) Eliminate as much of the proposed retaining wall as possible where 448 meets 430 along easterly
boundary. Rather blend grading to allow for a sensible grade at rear of 430 should development
proceed on 430 as well.
2) This grade adjustment would also allow the opportunity to provide a "community connection" for
404-430 New Dundee rd to the balance of the Doon South community.
Thank you for this consideration .
Paul Florica
From: Garett Stevenson <Garett.Steven son@kitchener.ca>
Sent: November 28, 20213:54 PM
To: Andrew Pinnell <Andrew.Pinnell@kitchener.ca>
Cc: Christine Michaud<Christine.Michaud@kitchener.ca>
Subject: 448 New Dundee Road Neighbourhood Meeting Survey
Hello,
Thank you for participating in the virtual Neighbourhood Meeting (NM) for the Zoning By-law Amendment
application for 448 New Dundee Road held on November 25, 2021.
Here are the next steps:
Ilk *6* 0) Avg VMr.me I FINNIN 11 9 PeofJia -, .
r
I have updated the City's website with the presentation from the meeting (takes a few days to update), as well
as a recording of the meeting, which can be found online at www.kitchener.ca/planningapplications.
We know it is important for community members to be involved in decisions that affect them. In order to better
serve the community, we would like to understand who currently participates in City -led engagement activities
related to development services (e.g. urban planning, transportation planning, engineering, economic
development). Please complete a short survey: https://www.engagewr.ca/engagement-survey-planning.
We will use this information to help develop new engagement strategies that reach all members of our
community.
Thank you for your participation at the meeting and for your comments and questions on this application.
Andrew will evaluate the comments received to date and will be in touch on the next steps for engagement.
Page 278 of 476
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Page 288 of 476
Andrew Pinnell
From:
Sara Haertel
Sent:
Monday, November 29, 2021 1:26 PM
To:
Andrew Pinnell
Subject:
[EXTERNAL] New development at 448 new Dundee rd
Hi there.
We received the notice of the proposed new development on new Dundee Rd in Kitchener. As a resident that would be
affected by this, we would like to raise our concerns. He were part of the meeting this past Thursday Nov 25. But still
wanted our voices heard. We're not too sure where this process is, if it a done deal or not and the city is just going thru
the motions.
First, we would like to say we strongly oppose this development. It looks as though this has changed a few times. We are
greatly concerned about the amount of traffic having the main access of this to be from Ridgemount st. Us, as well as
many neighbours, have small children which raises great concerns for their safety. There will be increased vehicles on
the street and with the proposed school just a few streets away, makes this a whole lot more scary having them walking
to school. I know myself, that I've almost been in an accident trying to turn left from Thomas slee onto our street
(ridgemount) when a vehicle decided to pass on the left side as I was slowing down to turn. I had a blinker on, but yet
they still passed. This is dangerous. And this will be adding to the danger in a neighbourhood that already has issues.
Next is the amount of homes that are proposed. This is excessive. Doon is known for the rolling hills and beautiful trees
and greenery. As a resident of Kitchener my whole life, I've always lived in the area. This is what brought us to doon to
raise our family. We believe this development will take away from what doon is known for. Taking down trees and
destroying the wildlife is not what doon should be known for. I know in the past, they've left a green belt then built
beyond that. Why can this not happen here.
Next, we have great concern for the re -zoning of the lot. Going from an R-1 to and R-6 seems like a large jump which is a
red flag for us. This tells us that they could possibly change the height of the buildings to 10.5m. Huge red flag here.
Lastly, property value. I don't think you can say the values of our properties wouldn't decrease. Taking away hundreds of
trees and destroying a beautiful view to build a condo development will absolutely decrease property values. No matter
what the market is.
We just moved in last December. So this was the first we heard of this. This felt like a punch to the stomach. We wish
that our builder had mentioned this when we purchased. This looks as though it's been in the works since 2019. We
bought in 2020 and nothing was said. This is truly disappointing. We would hope that these concerns be taken into
consideration even though we're coming in late.
Thank you for your time
Sara Haertel and Marvin Williams
Sent from my iPhone
Page 289 of 476
Andrew Pinnell
From: Sergey Galich
Sent: Tuesday, November 2, 2021 10:14 AM
To: Andrew Pinnell
Subject: [EXTERNAL] Re. planning of development at 448 New Dundee Road
Hello Andrew,
I'm contacting you regarding development at 448 New Dundee Road. I trust there is enough school capacity to
support extra few houses and I hope there will be some grocery planned around that area (currently if I want
to walk to grocery store it would take me about an hour to get there).
What I'd really like to highlight is that whole area around is using 2 exits from New Dundee road to
neighborhood, one with traffic light and slow down lane (good) and one is a trouble where 40kmh
neighborhood road meets 80kmh New Dundee road (New Dundee and Pinnacle Dr intersection). There is no
slow down lane there turning into neighborhood is not safe. New development means that there will be more
traffic executing unsafe maneuvers. Can this be addressed by the city?
Regards,
Sergey Galich
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