HomeMy WebLinkAboutDSD-2024-023 - Official Plan Amendment Application OPA22/014/N/BB - Zoning By-law Amendment Application ZBA22/025/N/BB - 404-430 New Dundee Road - Klondike Homes Ltd.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 Housing & Development
Approvals, 519-741-2200 ext. 7070
PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869
WARD(S) INVOLVED: Ward 4
DATE OF REPORT:
REPORT NO.:
December 29, 2023
DSD -2024-023
SUBJECT: 404-430 New Dundee Road
Official Plan Amendment Application OPA22/014/N/BB
Zoning By-law Amendment Application ZBA22/025/N/BB
Klondike Homes Ltd.
RECOMMENDATION:
That Official Plan Amendment Application OPA22/014/N/BB for Klondike Homes Ltd.
requesting a change from Low Rise Residential to Low Rise Residential with a site
specific policy area on the parcel of land specified and illustrated on Schedule `A',
be adopted, in the form shown in the Official Plan Amendment as Attachment "A",
and accordingly forwarded to the Region of Waterloo for approval and;
That Zoning By-law Amendment Application ZBA22/025/N/BB requesting to amend
Zoning By-law 2019-051, for Klondike Homes Ltd. be approved in the form shown in
the Proposed `Proposed By-law', and `Map No. 1' as Attachment `B'; and further;
That the Urban Design Brief, prepared by MHBC and attached as Attachment "C", be
adopted, and that staff be directed to apply the Urban Design Report through the Site
Plan Approval process.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding Official Plan and Zoning By-law Amendment Applications for the properties
located at 404-440 New Dundee Road.
• It is Planning staff's recommendation that these applications be approved. The
proposed applications represent an opportunity to intensify land with 160 stacked
townhouse units that addresses a need regarding a shortage of housing in our
community.
Three estate -sized homes will be demolished.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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Community engagement included:
o circulation of a preliminary notice to property owners within 240 metres of the
subject site;
o installation of a large billboard notice sign on the property;
o a neighbourhood meeting held in January 2023;
o a meeting with Pearwood Court residents held February 2023;
o follow up one-on-one correspondence with members of the public who
responded to the circulation or saw the billboard sign;
o notice advising of the statutory public meeting was circulated to all property
owners within 240 metres of the subject site, and those who responded to the
preliminary circulation, and
o notice of the public meeting was published in The Record on December 29,
2023.
• This report supports the delivery of core services.
EXECUTIVE SUMMARY:
Klondike Homes Ltd. is seeking Official Plan and Zoning By-law Amendments to permit
the development of 160 multiple dwellings (stacked townhomes) with 186 parking spaces
on four estate residential properties which are currently on private services. The subject
property is identified as `Community Areas' on the City's Urban Structure (Map 2 - City of
Kitchener Official Plan) and designated as `Low Rise Residential' (Map 3 - City of
Kitchener Official Plan). A site-specific amendment is requested to permit a Floor Space
Ratio (FSR) of 0.9 instead of the maximum permitted 0.6. The subject lands are zoned
`Low Rise Residential One Zone (RES -1)' in Zoning By-law 2019-051 whereas `RES -5'
with a site-specific provision is being requested for FSR and increased building height. Full
municipal services will be provided to service the development proposal. Staff
recommends that the applications be approved.
REPORT:
The subject lands are located within an estate lot residential enclave within the emerging
and expanding urban developments of Doon South along the New Dundee Road corridor.
The subject lands have a total area of approximately 2.5 hectares (6.2 acres) that
comprise four large lots (see Figure 1) that are addressed as 404, 410, 424 and 430 New
Dundee Road. One lot is vacant. Three of the four lots contain dwellings with accessory
structures and many trees and vegetation. These structures are proposed to be
demolished to accommodate the proposed development. Arrangements have been made
between the property owners and Klondike Homes to relocate affected tenants. Access tc
the subject lands is currently obtained by several driveways coming from New Dundee.
They back onto existing lots located on Pearwood Court and are flanked by a proposed
residential re -development of the estate lot to the west (448 New Dundee Road) and an
existing estate lot (398 New Dundee Road) to the east (see Figure 2). The subject lands
have a frontage of approximately 147 metres along New Dundee Road (Regional Road
12). The property slopes from a high point opposite Pearwood Court to a low point along
New Dundee Road.
Surrounding land uses consist primarily of a variety of low-rise residential uses to the
north, south and west and agricultural use being converted to industrial/commercial use to
the south and on the opposite side of New Dundee Road. There are institutional and
medium density residential uses nearby.
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The proposed development (see Figure 3) intends to establish ten (10) stacked townhouse
buildings containing a total of 160 residential dwelling units on the subject lands. Each
building would contain sixteen (16) dwelling units. Access to the property is proposed
through one full -movement access driveway from New Dundee Road that would connect
to the internal private road system. Parking is provided at a rate of 1.15 parking spaces
per dwelling unit, for a total of 186 parking spaces. All parking spaces are surface level,
and secured indoor bicycle storage spaces are also proposed to be provided. Given the
slope of the lands, there will be a 1.8 -metre -high retaining wall across the entire length of
the northern property boundary, making the subject lands much lower than adjacent low
rise residential uses.
Through the circulation of the application there has been several key revisions made to
plan in response to both staff and resident comments. These include:
• An increased rear yard setback to just over 14 metres to improve compatibility and
separation from Pearwood Court detached properties. 7.5 metres is required under
typical zoning regulations.
• A commitment to enhanced landscape buffer along the northern property boundary
to provide screening.
• A pedestrian connection to connect this development with the community.
• Improved tree savings measures.
The owner will be required to obtain Site Plan Approval if the proposed applications are
approved.
Figure 1 — Aerial Photo of Subject and Surrounding Lands (Onpoint)
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Figure 2 — Lands under Planning Applications
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SITE PLAN CONCEPT
Figure 3 — Conceptual Site Plan, November 2023 (MHBC)
The existing three estate dwellings are currently serviced with private water and sewer
services. To provide water services to the proposed development, an extension from the
existing 200 mm diameter municipal watermain currently terminated at the intersection of
Pinnacle Drive and New Dundee Road is proposed. A new 200 mm diameter water
service connection is proposed to enter the site at the southeast corner and continue north
into the property. Sanitary servicing for the proposed development is proposed by an
extension of the municipal sanitary sewer that currently terminates at the intersection of
Robert Ferrie Drive and New Dundee Road.
A private storm sewer system will be installed on-site to collect runoff generated within the
parking areas and adjacent landscaped areas. Runoff collected in these storm sewers will
be directed to an OGS unit located within the southwest parking area which will then be
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conveyed to a stormwater management detention area, followed by an end -of -pipe
infiltration gallery. Approximately 0. 120 ha of land in the southwestern corner of the site
has been planned for a stormwater management detention area.
A separate clean water storm sewer system is proposed to collect the runoff generated on
the building rooftops and direct it to a separate infiltration gallery, which will have an
overflow connection to the on-site storm sewer. The runoff generated on the site will
ultimately discharge to the north roadside ditch along New Dundee Road and onto Upper
Blair Creek.
Figure 5 — Proposed Renderings, Front (above), Side (Below, left) and Back (Below,
right) (MHBC)
As part of the proposed development, a 1.4 -metre -high retaining wall with fencing is
proposed along the northern property line to buffer the proposed development from
established residential lots and protect existing vegetation from grading associated with
the proposed development (shown in Figure 3 above). The proposed retaining wall and
landscaped buffer will improve the transition between the existing residential uses to the
north and the proposed development by providing a visual landscaped buffer and
protecting the existing mature trees along this property line. There is also a 14 -metre
building setback proposed.
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Figure 6 — Proposed Retaining Wall and Landscape Buffer
Planning Analysis:
Proposed Official Plan Amendment
To accommodate the proposed development, an amendment to the Official Plan is
requested to increase the permitted Floor Space Ratio (FSR) in the Low -Rise Residential
land use designation. In this designation, the City's Official Plan states that the maximum
permitted FSR is 0.6. Policy 15.D.3.11 states that site-specific increases to allow up to a
maximum FSR of 0.75 may be considered without the need for an OPA, where it can be
demonstrated that the increase is compatible and meets the general intent of the policies
of the Official Plan. Given the sloping lands and grade change across the site, the
redevelopment of the subject lands proposes a FSR of 0.9, thus an OPA is required. It is
important to note here that the OPA is not requesting a change of land use but rather
seeking a site-specific policy area to the existing Low Rise Residential designation to
permit an increase in FSR to 0.9 from 0.6.
Provincial, Regional, and City planning policy provide guidance that must be considered
when evaluating changes in land use permissions as discussed below.
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
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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.
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 (d) of the PPS
promotes densities for new housing which efficiently use land, resources, infrastructure,
and public service facilities. The PPS 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.
Planning staff is of the opinion that the proposed applications will contribute to an
appropriate mix of housing types within the context of the surrounding neighbourhood. The
subject lands are within an existing neighbourhood with adequate servicing capacity, road
network capacity, and other required infrastructure and therefore represents a cost-
effective infill project that minimizes land consumption and servicing costs. There are a
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variety of low-rise residential uses throughout the immediate areas. Based on the above,
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(a) Municipalities will support housing choice through the achievement of the
minimum intensification and 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.
Policy 2.2.1.4(c) This plan will support the achievement to provide a diverse range and mix
of housing options within the city.
The proposed multiple dwelling residential development will provide a greater mix of
housing types in the neighbourhood and. Planning staff is of the opinion that the
development proposal conforms to the Growth Plan.
Regional Official Plan (ROP):
The subject lands are located in the "Urban Area" and designated "Built -Up Area" on
Schedule 3a of the Regional Official Plan (ROP). Permitted uses of the Urban Area and
Built -Up Area in the ROP include residential uses among others. In addition, the subject
lands are designated Low Rise Residential in the City of Kitchener Official Plan. The Low
Rise Residential designation permits residential uses.
The ROP outlines a hierarchy of development based on Strategic Growth Areas, which
include Urban Growth Centres, Major Transit Station Areas, Urban Corridors and Urban
Nodes followed by gentle intensification within the Built -Up Area. The subject lands are
located in the Built -Up Area.
On April 11, 2023, the Minister of Municipal Affairs and Housing (MMAH) approved the
Region of Waterloo's Regional Official Plan Amendment (ROPA) No. 6 with modifications.
Section 1.6 of the Regional Official Plan establishes the overview of the Regional Planning
Framework and Section 2.13.1 and 2.0 establish policies for the Urban System. Section
2.F of the Regional Official Plan establishes policies for annual intensification targets
within the delineated Built -Up Area, which is set at 60% for the City of Kitchener.
Furthermore, development in the Built -Up Area is intended to provide gentle density and
other missing middle housing options that are designed in a manner that supports the
achievement of 15 -minute neighbourhoods.
Regional staff understand that the proposed development includes 160 residential units
within 10 buildings that represents the missing middle housing form. Furthermore,
Regional staff acknowledge that the subject lands are in proximity to a planned cycling
route within the City of Kitchener, which can provide opportunities for walking, and cycling.
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The subject lands are located north of a City of Kitchener employment area that is
designated Business Park Employment in the City of Kitchener Official Plan. Regional staff
understand that the existing and underlying use of the subject lands is residential and that
the application is to permit a density increase of a sensitive land use and as a result,
Regional staff have no objection to the application from a land use compatibility
perspective.
Regional staff have reviewed the study entitled "404-430 New Dundee Road
Environmental Noise Study Revision 1, dated July 11, 2023" prepared by JPE
Engineering.
The report reviewed transportation noise from New Dundee Road (RR#12), Pinnacle Drive
(local municipal street) and Highway 401. The report determined that the proposed
development requires various control measures for multiple dwellings (e.g., designing the
buildings with the provision of air conditioning and the installation of central air
conditioning).
In addition, the report has included preliminary assumptions to calculate the required
special building components and has determined that the walls and windows meeting the
minimum Ontario Building Code (OBC) standards will meet the indoor noise level criteria.
Finally, the report recommends that that all the dwelling units be installed with Central Air
Conditioning based on the worst-case scenario. Regional staff accept the conclusions and
recommendations contained in the report subject to implementing the recommendations
outlined in the report.
Regional staff are reviewing the Functional Servicing Report entitled "404-430 New
Dundee Road, Functional Servicing and Stormwater Management Report" prepared by
MTE, dated August 19, 2022, revised September 6, 2023. Staff have not fully completed
its assessment but is willing to support a Holding Provision. City staff have implemented
the Holding Provision as part of the By-law attached to this report. It cannot be lifted until
such time as the Region provides the City with its clearance to do so.
The Transportation Impact Brief prepared by SBM, dated August 18, 2022, was reviewed
and Regional staff accept the findings and recommendations contained in the report. An
access permit will be required as a condition of site plan approval and the lefthand turn
lane is to be constructed to Regional standards and paid for by the developer.
Regional comments are provided in Attachment `E'.
City of Kitchener Official Plan:
Urban Structure
The subject lands are identified as a `Community Areas' in the City's Urban Structure (Map
2). The planned function of Community Areas is to provide residential uses as well as non-
residential supporting uses intended to serve the immediate residential areas. Community
Areas may have limited intensification with development being sensitive and compatible
with the character, form, and planned function of the surrounding context.
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Land Use Designation
The subject lands are designated `Low Rise Residential' in the City's Official Plan (Map 3).
Low Rise Residential areas are intended to accommodate a full range of low-density
housing types including single detached, semi-detached, townhouse, and low-rise multiple
dwellings (i.e., stacked townhouses). The Low -Rise Residential designation states that the
City will encourage and support the mixing and integrating of innovative and different
forms of housing to achieve and maintain a low-rise built form. No buildings shall exceed 3
storeys or 11 metres in height. However, policy 15D.3.12 supports an increase in building
height due to unusual slopes providing it is compatible with surrounding lands.
Furthermore, because the subject lands are adjacent to a Regional Roadway, building
heights up to 14 metres are supported in accordance with Policy 15D.3.13.
To support the successful integration of different housing types, specifically multiple
residential developments, through new development/redevelopment and/or residential
intensification, within lands designated Low Rise Residential, Medium Rise Residential or
High Rise Residential, the City will apply design principles in accordance with the Urban
Design Policies in Section 11. An emphasis will be placed 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; and Section 16 Part D City of Kitchener Official Plan: A Complete &
Healthy Kitchener 16-1 d) adequate and appropriate amenity areas and landscaped areas
are provided on site. Therefore, an Official Plan Amendment is required only to allow an
increase in the permitted FSR from 0.6 to 0.9 as a site-specific amendment to the existing
Low Rise Residential designation.
The proposed development intends to develop a low-rise stacked townhouses which are a
form permitted in the Low Rise Residential designation. Moreover, the design, massing,
and scale of the development is consistent with adjacent multiple dwelling and townhouse
developments proposed along New Dundee Road further west. Given the site's location, it
will also act as a buffer or transition to existing detached properties from employment
areas situated along the opposite side of New Dundee Road. The conceptual site plan will
function appropriately and are satisfied adequate parking and amenity space are provided.
These details are captured in the Urban Design Brief attached to this report and to be
used to guide a future site plan application. It is worth noting however that the increase in
FSR is attributed to the fact that the subject lands are sloped thus exposing partially below
grade ground floor area which must be factored in the FSR calculation. If the subject lands
were flat, for example, then the FSR would be closer to 0.6. The slope of the subject land
exposing more floor area is a technical consideration and therefore any impact is
considered negligible, particularly given the fact that increased height of 4 storeys and
massing will face New Dundee Road whereas 3 storeys will back onto Pearwood Court
properties.
As such, Planning staff is of the opinion that the requested Official Plan Amendment
proposing an increase in FSR will facilitate a housing form that conforms with the Low -
Rise Residential land use designation in the City's Official Plan for the reasons stated
above.
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Urban Design
The City is committed to achieving a high standard of urban design, architecture, and
place -making to positively contribute to quality of life, environmental viability and economic
vitality. Urban design is a vital component of city planning and goes beyond the visual and
aesthetic character of individual buildings and considers the functionality and compatibility
of development as a means of strengthening complete communities.
Urban Design policies in the 2014 Official Plan support creating visually distinctive and
identifiable places, structures and spaces that contribute to a strong sense of place and
community pride, a distinct character and community focal points that promote and
recognize excellence and innovation in architecture, urban design, sustainable building
design and landscape design.
The City requires a high-quality urban design of development applications. The subject
lands have been designed in accordance with the policies in the Official Plan and with the
principles of the Urban Design Manual. These are outlined in the attached Urban Design
Brief and will be used to direct the development through a future site plan application.
Some of the key highlights are high quality design and construction, transit supportive
development, positive streetscape edge and enhanced landscape design. The proposed
development requires site plan approval and will be subject to further review.
Housing
The City's primary objective with respect to housing in the Official Plan is to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure, and
affordability to satisfy the varying housing needs of our community through all stages of
life. This low-rise multiple dwelling proposal is a "missing middle" housing type and
provides an option that bridges the gap between high density residential towers and single
detached dwellings. The proposed housing type is an important segment in Kitchener's
housing continuum.
Policy 4.C.1.8 states that where special zoning regulations are requested, proposed, or
required to facilitate residential intensification or a redevelopment of lands, the overall
impact of the special zoning regulations will be reviewed, but not limited to the following to
ensure, that:
a) Any new buildings and any additions and/or modifications to existing buildings are
appropriate in massing and scale and are compatible with the built form and the
community character of the established neighbourhood.
b) Where front yard setback reductions are proposed for new buildings in established
neighbourhoods, the requested front yard setback should be similar to adjacent
properties and supports and maintain the character of the streetscape and the
neighbourhood.
c) New additions and modifications to existing buildings are to be directed to the rear
yard and are to be discouraged in the front yard and side yard abutting a street,
except where it can be demonstrated that the addition and/or modification is
compatible in scale, massing, design, and character of adjacent properties and is in
keeping with the character of the streetscape.
d) New buildings, additions, modifications, and conversions are sensitive to the
exterior areas of adjacent properties and that the appropriate screening and/or
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buffering is provided to mitigate any adverse impacts, particularly with respect to
privacy.
e) The lands can function appropriately and not create unacceptable adverse impacts
for adjacent properties by providing both an appropriate number of parking spaces
and an appropriate landscaped/amenity area on the site.
Policy 4.C.1.9 states that residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high degree of sensitivity
to surrounding context is important in considering compatibility.
Policy 4.C.1.12 notes that the City favours a land use pattern which mixes and disperses a
full range of housing types and styles both across the city as a whole and within
neighbourhoods.
Policy 4.C.1.22 encourages the provision of a range of innovative housing types and
tenures such as rental housing, freehold ownership and condominium ownership including
common element condominium, phased condominium, and vacant land condominium, as
a means of increasing housing choice and diversity.
Staff is of the opinion this proposal satisfies Section 4 Housing policies. The re-
development proposal incorporates appropriate vegetation buffers and has an enhanced
rear yard setback to Pearwood Court properties to improve compatibility and mitigate
impacts associated with proposed special regulations for height and FSR.
Policy Conclusion
The proposed use of land is permitted in the Low Rise Residential land use designation in
the Official Plan. The proposed amendment is more a function of ensuring the design is
appropriate and compatible, serviceable and any impacts associated with increased
FSR/height can be mitigated. The conceptual plan is functional and serviceable.
Compatibility has been achieved with a 14 -metre rear yard setback, reduced building
massing through smaller blocks and a vegetation buffer to screen the development.
Therefore, Planning staff are of the opinion that the proposed Official Plan Amendment
Application is consistent with policies of the Provincial Policy Statement, conforms to the
Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of
Kitchener Official Plan, and represents good planning.
Proposed Zoning By-law Amendment:
The subject lands are currently zoned `Low Rise Residential One Zone (RES -1)' to reflect
the estate lotting pattern of development that has existed for decades. With the
emergence of adjacent expanding suburban development over the last 5 years, municipal
services are now available to service these making these estate lots ideal for re-
development. In anticipation of this occurring, the subject lands are already designated
`Low Rise Residential' in the Official Plan to support their eventual redevelopment. The
policy context has been discussed in the previous section of this report.
In support of the proposal, `Low Rise Residential Five Zone (RES -5)' in Zoning By-law
2019-051 is being proposed. This zone permits the use of a multiple dwelling (i.e., Stacked
townhomes) subject to meeting zoning and parking regulations. Given context, proximity to
New Dundee Road — a Regional Roadway — the slope of the land and land use policy, the
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applicant has requested site specific regulations. This is reflected as Site -Specific
Provision (372) in the By-law attached to this report.
The table below illustrates the zoning, parking, and bicycle regulations and whether the
proposal complies. Justification is provided where a regulation is not being met and why.
These are in bold.
Provision
Proposed
Minimum Lot Area
495 mz
2.4ha
Complies
Minimum Lot Width
19.0 m
147 m
Complies
Minimum Front Yard Setback
4.5 m
8.4m
Complies
Minimum Interior Side Yard
3.0 m
5.4/5.9m
Complies
Setbacks
Minimum Rear Yard Setback
7.5 m
14m
Complies - This
well exceeds the
minimum to
provide greater
separation
Maximum Height
11.0m
11.0 metres
Due to the
from the
slope of the
highest grade
lands and how
and
height is
approximately
measured.
14.0 metres to
Notwithstandin
the lowest
g this complies
grade
with policy
15.D. 3.12 of
the OP that
supports relief
in height due
unusual grade
conditions and
increase in
overall building
height next to
Regional roads.
Maximum Floor Space Ratio
0.6
0.9
Due to slope of
lands and how
FSR is
calculated.
Maximum Number of Storey's
3
4
OP policy
supports
increased
building
heights for
properties
located on a
Regional
roadway
Minimum Landscaped Area
20%
52.3%
Complies
Minimum Parking Rate
1.0 / unit
1.05 / unit
Com lies
Maximum Parking Rate
1.4 / unit
1.4 / unit
Complies
Total Parking Required
160
186
Complies
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Visitor Parking Rate
0.15/unit or 24
0.10/unit or 16
186 parking
spaces
spaces
spaces equates
to a parking
rate of 1.16
parking spaces
per dwelling
unit. The
zoning
regulations
requires a min.
of 1/unit plus
15% or 0.15
visitor
allocation or
184 in total.
Instead of
allocating 15%,
10% is
proposed
meaning more
parking would
be allocated to
resident
parking.
Barrier Free Parking Rate
2 spaces
2 spaces
Complies
Class A Bicycle Parking
0.5 spaces/unit
Not shown
Requirement
Class B Bicycle Parking
6
Not shown
Requirement
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law Amendment
Application. Staff is of the opinion that the subject application is consistent with policies of
the Provincial Policy Statement, conforms to Growth Plan for the Greater Golden
Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and
represents good planning. Staff recommends that the Zoning By-law Amendment
Application be approved. The proposed application represents an opportunity to provide
`missing middle' housing that addresses a need in our community.
WHAT WE HEARD
is10 people provided written comments
One (1) Neighbourhood Meeting and One (1) meeting held at MHBC
offices with Pearwood Court residents were held
178 households were circulated and notified. Ad posted in the
Record. Supporting documentation with updates posted on City's
website
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Department and Agency Comments:
Preliminary circulation of the Zoning By-law Amendment was undertaken in December
2022 to applicable City departments and other review authorities. No major concerns were
identified by any commenting City department or agency. Copies of the comments are
found in Attachment `E' of this report.
The following reports and studies were considered as part of this proposed Official Plan
and Zoning By-law Amendments:
• A Conceptual Site Plan for the subject property, prepared by MHBC Planning Ltd;
• A Planning Justification Report, prepared by MHBC Planning Ltd.;
• An Urban Design Brief, prepared by MHBC Planning Ltd.;
• A Sustainability Statement, prepared by MHBC Planning Ltd.;
• An Arborist Report/Tree Management Plan, prepared by WSP;
• A copy of correspondence to the Region confirming the Region's scope for the EIS,
and containing a summary of an Environmental Impact Brief;
• An Environmental Noise Study, prepared by JPE Engineering,
• A Scoped Transportation Impact Brief, prepared by Strik, Baldinelli, Moniz ltd.
(SBM);
• A Functional Servicing and Stormwater Management Report, MTE Consultants Inc.;
and,
• An Engineering Drawing Set, MTE Consultants Inc., containing:
o An Existing Conditions Plan;
o A Functional Grading and Stormwater Management Plan; and,
o A Functional Servicing Plan
Community Input and Staff Response:
Staff received written responses form ten (10) residents with respect to the proposed
development. These can be found in Attachment `F'. A summary of what was heard, and
staff responses are noted below.
What We Heard
Staff Comment
This proposal will exacerbate
New Dundee Road is a Regional Roadway.
traffic concerns along this
Regional Roads are designed to carry large amounts
section of New Dundee Road
of traffic.
especially given new
developments that are under or
The Region of Waterloo maintains a computerized
soon to be constructed.
model for the traffic network throughout the Region
that includes all known development proposals that
have been approved to ensure that they are
addressing traffic impacts as needed. The Region
also monitors signalized intersections to evaluate
volume -to -capacity ratios, vehicle delay, and more to
ensure that signal timing is optimized to reduce
delay and help traffic flow as efficiently as possible.
Page 56 of 476
Page 57 of 476
Typical of larger development proposals that are in
excess of 100 units, a Traffic Impact Brief was
submitted in support of the application at the request
of the Region. Any terms of reference for the study
are determined between the applicant/traffic
consultant and the Region. The Brief has been
reviewed and accepted by Regional staff as
confirmed through correspondence received and
attached to this report.
Site Access and Safety
The development proposes one access point to New
Concerns
Dundee Road. City Transportation Planning staff are
satisfied with the location of the access from a site
visibility perspective. However, since New Dundee
Road is a Regional road, an access permit from the
Region is required as a condition of Site Plan
Approval. This is to ensure it meets the construction
standards for ingress/egress vehicular purposes. A
Traffic Impact Brief was undertaken for the
development, and it identified the need to build a
lefthand turning lane to improve safety and flow of
traffic. This will be a requirement of the approval of
the development.
The Region is re -constructing this section of New
Dundee Road in 2024 to bring the roadway up to
urban standards including constructing a roundabout
at Robert Ferrie Drive and New Dundee Road, as
well as changing this section to a more urban profile
with a slower design speed. Plans also include
lowering the speed limit to improve safety.
Not enough parking spaces are
Required parking is being achieved. The
proposed
development is proposing 186 parking spaces for
160 dwelling units equating to a rate of 1.16 parking
spaces (inclusive of visitor). The Zoning By-law
requires a minimum of 1.15 parking spaces
(inclusive of visitor) per dwelling unit.
Exceptions to building height
Official Plan policies 15D.3.12 and 15D.3.13 support
and floor space ratio should not
increases to building height based on two factors: 1.
be granted
Slope of land considerations and 2. Being located
next to a Regional roadway. The slope of the land
will result in exposing more building area thereby
increasing the FSR ratio. In this instance, increased
height and massing will face New Dundee Road and
not towards existing residential areas. This,
combined with a 14 metre rear yard setback, will
mitigate the effects of those increases.
Page 57 of 476
Development has poor
Ideally, Regional plans to re -construct New Dundee
walkability given no sidewalks
Road should include sidewalks and/or multi -use trail
planned on New Dundee Road
but they are not as detailed design has been
approved and tender underway. City staff had
requested sidewalks be included. To address
connectivity, however, the developer has worked
with the adjacent property owner to have a walkway
connection between developments so that
pedestrians can connect with the community.
The development is not
Region and City OP policies support `missing middle'
compatible with the surrounding
forms of housing within established residential areas.
area
Stacked towns on a Regional road that transition to
detached dwellings with a 14 -metre rear yard
setback and vegetation buffer is considered
compatible in the opinion of staff.
Noise Concerns/impacts
A Noise study was submitted in accordance with the
Ministry of the Environment and Climate Change
(MOECC) guideline called Environmental Noise
Guideline - Stationary and Transportation Sources -
Approval and Planning (NPC -300). The review and
approval of this study lies with the Region of
Waterloo who has delegated approval authority.
Through correspondence received and attached to
this report, Regional staff have advised City staff that
they have no concerns with the findings of the study
and that recommendations to mitigate noise are to
be implemented through a Section 51 agreement
with the Region.
Property Values Impacts
Planning staff are not able to predict the impact of a
new development on property values. For
assessment purposes, which is used to calculate
taxes, MPAC assesses property based on up to 200
different factors including the size of lot and house,
the quality of construction, as well as many
others. The assessed value usually differs from the
market value of a property, and market value is
influenced by numerous factors as well.
Loss of Trees
An updated Tree management plan was submitted in
support of the application in accordance with the
City's Tree Management Policy. It identifies that a
number of trees on-site will have to be removed due
to grading and construction but a number of
perimeter trees and along the frontage of the
Page 58 of 476
property, will be retained. The plan has been
reviewed and accepted by City staff.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A large billboard notice sign was posted on the
property and information regarding the application was posted to the City's website.
Following the initial circulation referenced below, an additional courtesy notice of the public
meeting was circulated to all property owners within 240 metres of the subject lands, those
responding to the preliminary circulation and Notice of the Public Meeting was posted in
the Waterloo Region Record on December 29, 2023 (a copy of the Notice in Attachment
`D'
CONSULT — The proposed Zoning By-law Amendment was originally circulated to
property owners within 240 metres of the subject lands in November 2022. In response to
this circulation, staff received written responses from 10 residents, which are included in
Attachment `F'. A Neighbourhood Meeting was held on January 19, 2023, with a follow up
meeting attended by Pearwood Court property owners with staff and the applicant/owner
at MHBC offices in February 2023.
PREVIOUS REPORTS/AUTHORITIES:
• Zoning By-law 2019-051
• Official Plan, 2014
• Regional Official Plan, 2010 and ROPA 6
• Provincial Policy Statement, 2020
• Planning Act, 1990
• A Place to Grow Growth Plan, 2020
REVIEWED BY: Tina Malone -Wright, Manager of Development Approvals,
Development and Housing Approvals Division
APPROVED BY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Attachment A - Proposed Official Plan Amendment
Attachment B - Proposed By-law and Map No. 1
Attachment C - Urban Design Brief
Attachment D - Newspaper Ad
Attachment E - Department and Agency Comments
Attachment F - Community Consultation Comments
Page 59 of 476
Page 60 of 476
AMENDMENT NO. XX TO THE OFFICIAL
PLAN OF THE CITY OF KITCHENER
CITY OF KITCHENER
404-430 New Dundee Road
Page 61 of 476
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
404-430 New Dundee Road
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives
Committee of January 22, 2024
APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives
Committee — January 22, 2024
APPENDIX 3 Minutes of the Meeting of City Council — February 12,
2024
Page 62 of 476
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX to the Official Plan of the City
of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive and Schedule `A'.
The purpose of this amendment is to add a site-specific Policy to the 2014 Official Plan
to increase the maximum permitted density on the subject lands and to amend Map 5
Specific Policy Areas.
The subject lands are located at 404 to 430 New Dundee Road. The subject lands are
designated `Low Rise Residential' in the consolidated version of the 2014 City of
Kitchener Official Plan. The Low Rise Residential designation encourages a range of low
density housing, including street and cluster townhouse forms, at a maximum net density
of 30 units per hectare and a maximum Floor Space Ratio (FSR) of 0.6 and up to 0.75
without an amendment to the Official Plan.
An Official Plan Amendment is required to add a Site Specific Policy to the Low Rise
Designation to permit a maximum Floor Space Ratio (FSR) of 0.9 prior to any
development occurring on the lands.
The subject lands are located in the Doon South Community and are identified in the 2014
Official Plan as being within the Doon South Specific Policy Area. The proposed
development includes a low density residential development that will provide another form
of low density housing within an established community. Existing Official Plan policies
and ROPA 6 support stacked townhomes within established residential areas.
Given the slope of the subject property and the way in which the City calculates Floor
Space Ratio, an increase to 0.9 is required as the basement or the fourth level of blocks
of townhomes is exposed at grade facing New Dundee Road. Policy 15.D.3.12
recognizes an increase in building height due to slopes but does not do the same with
Floor Space Ratio, which is capped at 0.75 without an amendment to the City's Official
Plan. As are result, this is viewed as a technical amendment because if the lands were
not sloped and basements fully underground, the FSR would be less and in the 0.6 range.
The proposal is consistent with the Provincial Policy Statement, conforms to the Growth
Plan and complies with the Regional Official Plan and ROPA 6, as it promotes
intensification within the built boundary, and a development that is transit- supportive, that
maximizes the use of existing and new infrastructure, and assists in development of this
area as a compact and complete community through the broad range of uses.
Page 63 of 476
1. The 2014 City of Kitchener Official Plan is hereby amended as follows:
a) Part D, Section 15.D.12 Area Specific/Site Specific Policy Areas is amended
by adding new 15.D.12.65 thereto as follows:
"15.D.12.65.- 404-430 New Dundee Road
Notwithstanding the Low Rise Residential land use designation and policies, on lands
municipally addressed as 404-430 New Dundee Road, the maximum permitted Floor
Space Ratio will be 0.9.
a) Part D, Section 15.D.12, Policy 15.D.12.4 is amended by added k) thereto as follows:
404-430 New Dundee Road
k) Notwithstanding the Low Rise Residential land use designation and policies, on lands
municipally addressed as 404-430 New Dundee Road, the maximum permitted Floor
Space Ratio will be 0.9.
Page 64 of 476
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee
Page 65 of 476
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting
Page 66 of 476
APPENDIX 3 - Minutes of the Meeting of City Council
Page 67 of 476
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law No. 2019-051, as amended, known as the
Zoning By-law for the City of Kitchener — Klondike Investments Ltd. and Klondike
Homes Ltd. — 404-430 New Dundee Road)
WHEREAS it is deemed expedient to amend Zoning By-law 2019-051;
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 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 attached hereto, from Low Rise Residential One
Zone (RES -1) to Low Rise Residential Five Zone (RES -5) with Site Specific
Provision (372) and Holding Provision (49H).
2. Section 19 to By-law 2019-051 is hereby amended by adding Site Specific
Provision 372 thereto as follows:
"(372) Notwithstanding Section 7.3 of this By-law, for the lands zoned RES -
5, as shown on Zoning Grid Schedule 253 of Appendix "A", the
following additional regulations shall apply:
i) The maximum Floor Space Ratio (FSR) for the entire site shall
be 0.9.
ii) The maximum permitted building height shall be 13.5 metres and
4 storeys.
iii) The minimum rear yard setback shall be 13.5 metres; and
iv) The minimum required visitor parking for a multiple dwelling shall
be 0.1 spaces per dwelling unit."
1
Page 68 of 476
3. Section 20 of By-law Number 2019-051 is hereby amended by adding
Section (49H) thereto as follows:
"(49H) Notwithstanding Section 7 of this By-law, within the lands zoned
RES -5 and shown as being affected by this subsection on Zoning
Grid Schedule Number 253 of Appendix "A", only those uses that
lawfully existed on the date of passing of this By-law shall be
permitted until such time as a Functional Servicing and Stormwater
Management report has been completed and implementation
measures addressed to the satisfaction of the Region of Waterloo".
4. This By-law shall become effective only if Official Plan Amendment No. XX, 404-
430 New Dundee Road comes into effect, pursuant to Section 24(2) of The
Planning Act, R.S.O. 1990, c. P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this day of
2024.
Mayor
Clerk
2
Page 69 of 476
OSR-2
OSR-3
RES -1
(288),
RES -1 \ \ A
1
- OSR-3
� �x --
----------------
----------------
-----------------
----------------
x=- "x
----------------
----------------
----------------
----------------
----------------
MAP N O . 1 0 50 100
KLONDIKE HOMES LTD. AND METRES
KLONDIKE INVESTMENTS LTD. SCALE 1:4,000
404-430 NEW DUNDEE RD DATE: JANUARY 8, 2024
SUBJECT AREA(S)
ARES-1
-- - - -
AMENDMENT TO BY-LAW 2019-051
AREA 1 -
OM -3 43) FROM LOW RISE RESIDENTIAL ONE ZONE
(RES -1)
TO LOW RISE RESIDENTIAL FIVE ZONE
(RES -5)
WITH SITE SPECIFIC PROVISION (372)
AND HOLDING PROVISION (49H)
ZONE GRID REFERENCE
SCHEDULE NO. 253
OF APPENDIX 'A'
KITCHENER ZONING BY-LAW 85-1 AND 2019-051
/ /// I ZONE LIMITS
FLOODING HAZARD
i
4 4 SIGNIFICANT WILDLIFE HABITATAND
LANDFORMS
- - - - - - - - - - - -- �V/�
ZONING BY-LAW AMENDMENT ZBA22/025/N/BB
OFFICIAL PLAN AMENDMENT 0PA22/014/NBB
City of Kitchener FILE
ZBA22025NBB_MAP2
DEVELOPME T SERVICES DEPARTMENT, PLANNING Mxd
r
m
BY-LAW 85-1
_1
1-1 NEIGHBOURHOOD INSTITUTIONAL ZONE
BY-LAW 2019-051
COM -3 ARTERIAL COMMERCIAL ZONE
NHC-1 NATURAL CONSERVATION ZONE
RES -1 LOW RISE RESIDENTIAL ONE ZONE
RES -2 LOW RISE RESIDENTIAL TWO ZONE
RES -3 LOW RISE RESIDENTIAL THREE ZONE
RES -4 LOW RISE RESIDENTIAL FOUR ZONE
RES -5 LOW RISE RESIDENTIAL FIVE ZONE
EMP -5 GENERAL BUSINESS PARK EMPLOYMENT
ZONE
OSR-2 OPEN SPACE: GREENWAYS ZONE
EMP -5
OSR-3 OPEN SPACE: STORMWATER
MANAGMENTZONE
ZONE GRID REFERENCE
SCHEDULE NO. 253
OF APPENDIX 'A'
KITCHENER ZONING BY-LAW 85-1 AND 2019-051
/ /// I ZONE LIMITS
FLOODING HAZARD
i
4 4 SIGNIFICANT WILDLIFE HABITATAND
LANDFORMS
- - - - - - - - - - - -- �V/�
ZONING BY-LAW AMENDMENT ZBA22/025/N/BB
OFFICIAL PLAN AMENDMENT 0PA22/014/NBB
City of Kitchener FILE
ZBA22025NBB_MAP2
DEVELOPME T SERVICES DEPARTMENT, PLANNING Mxd
NEW DUNDEE ROAD
URBAN DESIGN BRIEF
404 - 430 NEW DUNDEE ROAD, CITY OF KITCHENER
PREPARED BY: MHBC PLANNING FOR KLONDIKE INVESTMENTS INC.
October 2022 (Revised November 2023)
III
MHBC
P L A N N I N G
URP;",h;i DESIGN
& LANDSCAPE
ARCHITECTURE
CONTENTS
PART ONE: SPATIAL AND CONTEXTUAL ANALYSIS
1.1 INTRODUCTION
1.2 SITE DESCRIPTION AND CONTEXTUAL ANALYSIS
1.3 ACTIVE TRANSPORTATION AND TRANSIT
PART TWO: DESIGN VISION AND OBJECTIVES
2.1 VISION AND DESIGN OBJECTIVES
PART THREE: PROPOSED DEVELOPMENT
3.1 DESIGN PROPOSAL
3.2 RETAINING WALL AND LANDSCAPE BUFFER
3.3 TRANSIT -SUPPORTIVE DESIGN
3.4 SUSTAINABLE DESIGN
3.5 CPTED CONSIDERATIONS
PART FOUR: RESPONSE TO CITY POLICIES AND GUIDELINE AND DESIGN ANALYSI
4.1 DESIGN RESPONSE TO CITY OF KITCHENER POLICIES AND GUIDELINES
4.2 CONCLUSIONS
PART 1
SPATIAL & CONTEXTUAL ANALYSIS
1.1 INTRODUCTION
MHBC has been retained by Klondike Investments Inc. to prepare an Urban Design Brief for a proposed development located at 404-430
New Dundee Road in the City of Kitchener, referred to herein as the subject lands. This Report has been prepared based on the City of
Kitchener Terms of Reference for Urban Design Reports. The purpose of this report is to ensure that a comprehensive urban design plan
will be implemented to promote an attractive development that is appropriate for, and well integrated with, the surrounding
neighbourhood. This Report has been prepared in support of applications for an Official Plan Amendment (OPA) and Zoning By-law
Amendment (ZBA) to permit the proposed redevelopment of the subject lands.
The subject lands are within the Doon South Community and are close to the southern boundary of the City of Kitchener, with Highway
401 being located further south. The site contains many mature trees and the grading of the site slopes downwards from the rear to the
front, towards New Dundee Road. Surrounding land uses are mainly low rise residential.
The subject lands have an area of approximately 2.5 ha (6.2 acres) with 147 metres of frontage along New Dundee Road. The subject
lands are comprised of four estate sized lots with a total of three existing dwellings and accessory structures. These structures are
proposed to be demolished to accommodate the proposed development. Access to the subject lands is currently obtained by several
driveways coming from New Dundee Road.
The proposed development intends to establish ten (10) stacked townhouse buildings containing a total of 160 residential dwelling units
on the subject lands. Each building proposes to contain sixteen (16) dwelling units. Access to the property is proposed through one full -
movement access driveway from New Dundee Road connecting to the internal private road system. Parking is provided at a rate of 1.15
spaces per dwelling unit, for a total of 186 parking spaces. All parking spaces are surface level, and secure indoor bicycle storage spaces
are to be provided throughout the site. The proposed residential development also includes a central common amenity area.
The subject lands are designated Low Rise Residential, which permits a maximum net residential density of 30 units per hectare, and a
maximum FSR of 0.6. While the proposed stacked townhouse building form is permitted within the Low Rise Residential designation, the
proposed density of 63.04 units per hectare and FSR of 0.9 exceeds those permitted for the Low Rise Residential designation. As such, an
OPA is required in order to permit the proposed development. The subject lands are zoned R-1 according to City of Kitchener Zoning By-
law 85-1. The current zoning by-law permits residential dwellings in the form of single detached dwellings, and thus a Zoning By-law
Amendment is required in order to rezone the subject lands to RES -5 (Zoning By-law 2019-051) to permit the proposed stacked
townhouse dwellings.
The proposed development will allow for the development of 160 new residential units contributing to the City of Kitchener's overall
housing and intensification objectives.
PAGE 4
Page 74 of 476
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1.2 CONTEXTUAL ANALYSIS & SITE DESCRIPTION
The subject lands are located within an established estate residential area in the Doon South Community in Kitchener with access off of
New Dundee Road. The subject lands are surrounded by other large estate residential lots, a newer residential subdivision to the north
and agricultural lands to the south.
The subject lands have a total area of approximately 2.5 ha (6.2 acres), and presently contain three (3) existing dwellings with accessory
structures. The subject lands have a frontage of approximately 147 metres along New Dundee Road (Regional Road 12). The subject lands
are located within the Kitchener Built -Up Area, and are designated as "Low -Rise Residential', which permits and encourages residential
development.
The surrounding uses consist of low rise residential and agricultural uses, with Highway 401 located further south of the subject lands.
Generally, surrounding land uses include the following:
NORTH: Low rise residential subdivision is located to the north of the site.
EAST: To the immediate east are residential estate lots. Further east is a business park on Executive Place which permits and
contains a range of commercial retail, office, and industrial uses. Highway 401 is located further southeast of the subject lands
on the opposite side of New Dundee Road.
SOUTH: Agricultural/open space lands are on the south side of New Dundee Road, which are designated for business park
employment uses. Highway 401 is located further south of these properties.
WEST: To the immediate west is 448 New Dundee Road, an existing estate lot that is proposed to be developed with 26 dwelling
condominium units. Further west uses include a storm water management facility which services the new subdivision further
west and northwest of the subject lands.
As illustrated in the context plan graphic the subject lands are located within the Doon South Community, which contains a range of
residential building forms, and is within close proximity to residential, business park, and institutional uses, as well as trails, parks,
planned and existing infrastructure and transit. Groh Public School is located 2.3 km west and Conestoga College is located 2.2 km north-
east.
In summary, the subject lands are located within close proximity to a range of residential, and non-residential uses with direct access to
New Dundee Road (Regional Road 12) which provides access to the broader regional and provincial road network.
PAGE 6
Page 76 of 476
n LEGEND
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1.3 ACTIVE TRANSPORTATION AND TRANSIT
The subject lands are located on a Regional Road. Regional Roads are primary arterial streets under the jurisdiction of the Region, where
the Region is responsible for the planning, construction and maintenance of these streets. The primary purpose of these Roads is people
and goods movement within, through and between municipalities. Regional Roads can support conventional transit and rapid transit
service. The Region is planning a reconstruction of this portion of New Dundee Road.
Transit service through the area consists of a single existing bus route (Route 36 — Thomas Slee), which runs between the Conestoga
College Doon campus and the west end of Robert Ferrie Drive, primarily via New Dundee Road, Thomas Slee Drive, and Robert Ferrie
Drive. The closest stop to the subject lands is on Robert Ferrie Drive, approximately 700 m from the subject lands. A planned transit stop
and additional route connections are proposed on New Dundee Road adjacent the subject lands. The existing and planned transit routes
will provide the subject lands with connections to the larger public transportation network.
There are currently no existing dedicated pedestrian or cycling facilities along New Dundee Road, however, New Dundee Road is
designated to be a planned cycling route and transit stops are proposed. Internal sidewalks are proposed within the site that will provide
pedestrian connections between the parking areas and dwelling units, as well as along the site access driveway out to New Dundee Road.
Pedestrian sidewalks along the site access driveway will assist with pedestrian access to the new transit stop. A pedestrian sidewalk
connection to the adjacent property (448 New Dundee) has been coordinated with the development and will provide pedestrian access
over the adjacent development and to the subdivision to the north.
The proposed development has been designed to prioritize active and public transit. Safe and comfortable pedestrian connections
through the site to the proposed public sidewalks, and on-site cycling storage areas are supportive of existing/planned regional cycling
routes. These pedestrian connections also encourage future residents to walk to and from nearby residential, commercial, office and
retail uses, services and public amenities.
The proposed development supports active transportation and transit investment in the Region by providing a density supportive of
higher order public transportation and alternative transit modes.
PAGE 8
Page 78 of 476
PART 2
DESIGN VISION & OBJECTIVES
2.1 VISION & DESIGN OBJECTIVES
It is envisioned that the subject lands will be redeveloped with a traditional multiple residential development that is transit supportive
and sympathetic to the surrounding urban context. The vision for the redevelopment is to create a highly desirable residential
environment and provide diversity in the housing options available within the community to assist in providing 'missing middle'
housing stock.
The following goals and objectives have been identified for the purposes of achieving the vision for the redevelopment:
1 Create a strong visually appealing street edge along New Dundee Road that will improve the streetscape and encourage active
transportation modes in this location. This includes the provision of buildings which address the street in terms of architectural
detailing, and enhanced landscaping along the public street frontage.
2. Provide for development that will be supportive of transit investment in the Region and alternative transit modes, and will
encourage future residents to walk to and from nearby residential, commercial, office and retail uses, services and public
3 • amenities.
Introduce additional building height and density, and reduced setbacks and parking requirements on residential use lands in
46 proximity to planned transit investments in a manner that is sympathetic to surrounding uses.
Achieve a high-quality of architectural design and construction that is innovative and timeless, contributing positively to the area
and Kitchener's identity. Encourage traditional architecture that complements rather than competes with existing developments
5 in the surrounding context.
Provide a development that, through the combination of massing, orientation, enhanced landscape design, pedestrian entrances,
architectural elements, detailing, and material selection, will result in a positive pedestrian experience along the adjacent street
66 frontage, between buildings, and within the planned open spaces.
Design a high quality pedestrian realm, and streetscape adjacent New Dundee Road, focused on providing connections to active
7 transportation and open space networks.
PAGE 10
Page 80 of 476
PRELIMINARY ELEVATION DESIGN
conceptual purposes only, subject to change
PART 3
PROPOSED DEVELOPMENT
r
3.1 DESIGN PROPOSAL
The proposed redevelopment for the site is a high quality multiple -residential development providing new'missing middle' residential
units on an underutilized estate lot within the City's Built -Up Area. The current proposed development integrates the following principle
elements:
Ten stacked townhouse buildings each containing 16 residential units with a proposed building height of approximately 13.5
metres.
A total of 160 residential units proposed to address the existing need for missing middle housing and assist in the provision of
attainable housing forms.
186 parking spaces proposed in the form of surface parking spaces screened from the public realm by enhanced landscaping.
Secure indoor bicycle parking.
Buffer planting along the north property line adjacent existing single detached residential lots.
One vehicular access point from New Dundee Road leading to the proposed private laneway with access to screened surface
parking.
• Direct access to deep well waste and recycling facilities provided from the laneway for convenient resident use and servicing
purposes.
• Direct pedestrian connections from New Dundee Road public right-of-way to the proposed unit entrances and internal amenity
area.
• Pedestrian connection to the adjacent property (448 New Dundee) to providing access over the adjacent development and to the
subdivision to the north.
• Balconies/patios are proposed to providing private amenity areas for all units.
• Common amenity area internal to the proposed development proposed to provide seating, and hard and soft landscape features,
and play equipment.
• Snow storage locations.
• A total lot area of 2.5 hectares, with a proposed Floor Space Ratio of 0.9.
The Owner's primary objective is to develop the site with an attractive and cost-efficient building to provide for housing at a more
attainable price point on lands with access to ample open space and community uses and with direct access to planned public
transportation and Highway 401.
PAGE 13
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SITE PLAN CONCEPT
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00000 SITE AREA 1. 538 ha
FLOOR SPACE RATIO 0.9
1 EE�OP� NUMBER OF UNITS 160
OFF-STREET PARKING 296 (1.15 spaces/unit)
Site Design
The proposed development takes the opportunity to develop 4 underutilized estate lots within the City's Built -Up Area to supplement the
housing needs of the existing neighbourhood. Access to the property is proposed by a private road extending from New Dundee Road.
This road will provide access to the 186 surface parking spaces provided by the proposed development, including eighteen (18) visitor
spaces, seven (7) barrier -free accessible spaces, and thirty-five (35) future EV charging parking spaces. Parking is provided at a rate of 1.15
spaces per dwelling unit (including visitor parking). Secure bicycle parking spaces are contemplated to be provided within each residential
unit or in the form of secure outdoor bike lockers dispersed throughout the site within the common amenity areas.
An optional emergency access is also identified along the eastern property line to provide an alternative access for emergency purposes.
Snow storage is proposed in four areas on the subject lands, located at the dead ends of the private road to allow snow plows to easily
remove snow from the internal roadways and sidewalks.
Public, community amenity space can be found in a few locations in the neighbourhood surrounding the subject lands including Topper
Woods Park and Marigold Park to the west and northwest, respectively. Amenity space for the proposed development will be provided
central to the proposed development. Some precedent images to provide inspiration for the on-site amenity area are provided below,
which can include seating, shade structures, and a play structure. Specific programming/design of this amenity area is to be detailed
through the site plan approval process.
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To establish the site grading required for the proposed redevelopment of the subject lands, a retaining wall is proposed along the north
property line. An extensive landscape buffer is proposed an detailed further in section 3.2 of this brief.
Built Form, Massing and Articulation
The massing of the proposed buildings are broken up using a number of techniques including changes in building materials/colours;
projections; recessions; and varying window and balcony sizes. Each of the ten stacked townhouse buildings are proposed to contain 16
residential dwellings units in each, providing a total of 160 residential units on the 2.5 hectare site. The proposed Floor Space Ratio is 0.9.
All buildings are planned to be 3-4 storeys in height (approximately 13.5m) from the lowest finished grade to uppermost point of the
building. The grading conditions of the subject lands slope significantly from north to south, and therefore provide for a walk-up condition
where the south facing building facades appear as 4 storeys in height. The use of building materials and orientation combined with hard
and soft landscaping establish a defined pedestrian entry and engaging pedestrian realm adjacent internal amenity areas and the
streetscape adjacent New Dundee Road to ensure a human scale of development.
The proposed development has been designed with consideration for the existing built form context, including the established low-rise
residential areas north, east and west of the subject lands. The subject lands design and proposed building setbacks, combined with the
proposed landscape buffer and retaining wall adjacent the north property line provide for an appropriate height transition between the
subject lands and low-rise residential uses to the north, east and west.
Character and Architectural Treatment
The proposed development will assist in the continued intensification and redevelopment planned in the surrounding area through the
addition of ten stacked townhouse residential buildings located along New Dundee Road proposed to be accessed by a private lane. The
building design demonstrates a traditional architectural expression. The development will be constructed of high quality materials and
provides an attractive design.
Selective use of building materials and colours and the incorporation of architectural articulation all add to the visual interest of the
development and will result in an attractive view from the streetscape and public realm. The front building entrances are well defined and
highly visible from the proposed condominium lane, surface parking area, and amenity areas. High quality materials including a large
amount of glass will be incorporated into the facades, resulting in an attractive design. Repetition of balconies and windows through both
vertical and horizontal articulations will help to break up the building mass.
PAG E 16
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Stormwater Management/Servicing
A private storm sewer system will be installed on-site to collect runoff generated within the parking areas and adjacent landscaped areas.
Runoff collected in these storm sewers will be directed to an OGS unit located within the southwest parking area which will then be
conveyed to a stormwater management detention area, followed by an end -of -pipe infiltration gallery. Approximately 0.120 ha of land in
the southwestern corner of the site is has been planned for a stormwater management detention area. A separate clean water storm
sewer system is proposed to collect the runoff generated on the building rooftops and direct it to a separate infiltration gallery, which will
have an overflow connection to the on-site storm sewer. The runoff generated on the site will ultimately discharge to the north roadside
ditch along New Dundee Road and onto Upper Blair Creek.
For further details regarding the proposed stormwater management on site, please refer to the Functional Servicing and Stormwater
Management Report prepared by MTE Consultants Inc. A summary of this report is provided in Section 5 of the Planning Justification
Report Prepared by MHBC (October, 2022) and submitted with these applications.
3.2 RETAINING WALL & LANDSCAPE BUFFER
As part of the proposed development, a 1.4 metre high retaining wall with fencing is proposed along the northern property line to buffer
the proposed development from established residential lots and protect existing vegetation from grading associated with the proposed
development. The proposed retaining wall and landscaped buffer will improve the transition between the established residential
neighbourhood to the north and the proposed development by providing a visual landscaped buffer and protecting the existing mature
trees along this property line.
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3.3 TRANSIT SUPPORTIVE DESIGN
The development has been designed to prioritize active and public transit through safe and comfortable pedestrian connections
through the site to proposed public sidewalks, and on-site cycling storage areas supportive of existing/planned sidewalk
connections and regional cycling routes on New Dundee Road. Internal sidewalks are proposed within the site that will provide
pedestrian connections between the parking areas and dwelling units, as well as along the site access driveway out to New Dundee
Road. Although there are currently no sidewalks on New Dundee Road, the proposed sidewalks throughout the site and along the
site access driveway will assist with pedestrian access to the proposed new transit stop on New Dundee Road, and the proposed
sidewalk connection coordinated with the adjacent development to the west will connect residents of the proposed development
to the subdivision to the north.
The development is within a ten minute walk of existing transit connections for Route 36. No service is provided on Saturdays and
Sundays for this route. There are currently no dedicated pedestrian or cycling facilities along New Dundee Road, however the
Regional Official Plan designates that this portion of New Dundee Road is a planned cycling route. A proposed transit stop on New
Dundee Road will provide direct access for future residents to the Regional transit system. The proposed development supports
active transportation and transit investment in the Region by providing a density supportive of higher order public transportation
and alternative transit modes.
Enhanced streetscape and landscape design and the proposed site entrance will assist in establishing a pedestrian friendly and
engaging public realm interface. In turn the proposed redevelopment of the subject lands encourages future residents to choose
alternative forms of transportation and reduce reliance on the automobile.
3.4 SUSTAINABLE DESIGN
As a general planning and design principle, higher density development in proximity to existing and planned cycling and
transportation systems support higher -order transit and is considered to be sustainable development.
Future occupants wishing to seek alternative forms of transportation will have options for walking, biking, or public transit available.
This will be facilitated by the provision of indoor bicycle parking, as well as the provision of future pedestrian connections to both
Page 89 of 476
the existing sidewalk system and adjacent proposed development, to provide a convenient connection through to the residential
neighbourhood to the north. A future transit stop is proposed on New Dundee Road adjacent to the subject lands, making public
transit a viable option. The provision of reduced parking minimizes land consumption.
Energy efficient construction practices, building technologies, and mechanical systems will be encouraged in the development of
the subject lands. A sustainability statement has be submitted in support of the OPA and ZBA application and summarizes
sustainable building design elements as required by Official Plan policies.
Detailed landscape plans prepared in support of the Site Plan application will consider the incorporation of hard landscape elements
and drought resistant landscaping to reduce water consumption (where appropriate). Salt tolerant landscaping in key locations will
also be encouraged. Increased topsoil depths in landscaped areas are encouraged to reduce runoff volumes.
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The proposed development has been designed with consideration of the basic concepts of Crime Prevention Through
Environmental Design (CPTED).
ACCESS CONTROL
Access control is achieved by clearly differentiating between public space and private space. The principle of access
control is directed at decreasing crime opportunity. The overall goal with this CPTED principle is not necessarily to
keep intruders out, but to direct the flow of people while decreasing the opportunity for crime. The proposed
development achieves access control by:
• Providing clearly identifiable, point(s) of entry into each building/unit.
• Defining public, semi-public, and private amenity areas through the use of hardscape and landscape planting design.
• Creating a well-defined site entrance for vehicular access from New Dundee Road.
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NATURAL SURVEILLANCE
Natural surveillance occurs by designing the placement of physical features, activities and people in such a way as to
maximize visibility and foster positive social interaction among legitimate users of private and public space. It is
directed at keeping intruders under observation based on the theory that a person inclined to engage in criminality
will be less likely to act on their impulse if he or she can be seen. The proposed development achieves natural
surveillance by:
• Maximizing the number of "eyes" watching the site by creating a visual connection and maintaining unobstructed views from
within the buildings to the exterior, as well as, between the street, sidewalks, and the buildings.
• Proposing spaces and uses that are capable of generating activity (at -grade building openings /amenity areas).
• Placing windows along all sides of the building that overlook public sidewalks, public and semi-public amenity areas, and
parking areas.
• Designing lighting plans that avoid creating blind spots and ensuring potential problem areas are well lit (pedestrian walkways,
exterior stairs, entrances/exits, parking areas, recycling areas, etc.).
TERRITORIAL REINFORCEMENT
Territorial Reinforcement is the intentional design of the site to create a "border" between private and public
,�•� �•I•I, property. These measures are not meant to prevent anyone from physically entering, but to create a feeling of
• territoriality and send a message to offenders that the property belongs to someone. The proposed development
achieves the principle of territorial reinforcement by:
• Clearly delineating private from public property via: pavement treatments, entry treatments, landscaping, fencing, signage,
etc.
• Delineating desired pedestrian and vehicular circulation.
MAINTENANCE
The other key aspect of CPTED is property maintenance; on the premise that good maintenance practices and
upkeep send the message that the property is cared for on a regular basis. Following construction of the
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development, property management and/or management by a condominium corporation will ensure that the
buildings and grounds are well maintained.
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PART 4
RESPONSE TO CITY POLICIES & GUIDELINES & DESIGN ANALYSIS
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4.1 DESIGN RESPONSE TO CITY OF KITCHENER POLICIES AND
GUIDELINES
CITY OF KITCHENER OFFICIAL PLAN (2014)
The subject lands are located in a Community Area in close proximity to an Arterial Corridor and adjacent to existing and planned transit
corridors. The subject lands are currently designated Low Rise Residential in the City of Kitchener Official Plan.
Section 11 of the City of Kitchener Official Plan contains Urban Design Policies. It is intended that the Urban Design Policies will provide
guidance and direction as the City grows, develops and evolves. The following is a summary of how the proposal meets the relevant
policies from Section 11 (Urban Design) of the current Official Plan:
11.C.1.11 Streetscape: The City will support the character of streets through the coordination of site, building and landscape design on
and between individual sites with the design of the street.
Design Response: New landscaping will be provided along the New Dundee Road frontage. Access to the site is provided by a singular
vehicular access from New Dundee Road, which also provides pedestrian access to the subject lands. Enhanced landscaping and
pedestrian connections activate the public realm interface which further enhances the streetscape. The development proposal will
accommodate tree preservation facing New Dundee Road to a high degree in an effort to retain the existing mature vegetation facing the
public realm. Increased building setbcaks facing New Dundee Road are shown on the site plan to limit excavation within the tree drip lines.
11.C.1.13, 14 & 15 Safety: The City will apply Crime Prevention through Environmental Design principles in the review of new
developments, redevelopments and infrastructure projects to implement crime prevention strategies that will enhance the effective use
of the space. Where feasible, and in compliance with the other policies of this Plan, the City will ensure that the efficiency of emergency
medical, fire, and police services be considered in the design of communities, neighbours and individual sites. Development applications
will be reviewed to ensure that they are designed to accommodate fire prevention and timely emergency response.
Design Response: General CPTED considerations are analyzed in this Brief. The subject lands are located in a built up area within close
proximity to emergency services. Emergency services vehicles will be able to access the development from the surrounding road network
and the buildings will be designed in compliance with the Ontario Building Code including aspects related to fire prevention suppression.
The proposed development is located in a highly visible location with sufficient eyes on the property from surrounding buildings.
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11.C.1.16 Universal Design: The City will encourage new sites to be designed, existing sites to be redeveloped, the public realm and
community infrastructure to be planned to be barrier -free and universally accessible by all citizens. In this regard, the City will enforce
the Ontario Building Code and other accessibility related legislation and regulations.
Design Response: The development has been designed with accessibility in mind and will be in compliance with the Ontario Building Code
in this regard. Pedestrian walkways incorporate appropriate ramping if needed. Barrier free spaces are provided throughout site. Cross-
walks demarcated with different materials and tactile warning surfaces are contemplated.
11.C.1.22 Shade: The City will require the provision of shade, either natural or constructed, to provide protection from sun exposure,
mitigate the urban heat island, and reduce energy demands provided it does not generate unacceptable adverse impacts.
Design Response: Shade will be provided from trees and landscape features on site and in the surrounding area. The proposed surface
parking area has been broken up to reduce amount of asphalt and provide as much landscaping as possible.
11.C.1.30 Site Design: Policy 11.C.1.30 includes a number of factors to be considered through the Site Plan Control Process.
Design Response: The various considerations included in Policy 11.C.1.30 have been addressed through the proposed design of the site.
This includes: improvements to the aesthetic quality of the site from the public realm; the provision of safe, comfortable and function site
circulation; and the incorporation of mitigating techniques to minimize adverse impacts onto adjacent properties.
11.C.1.31 - 11.C.1.33 Building Design, Massing and Scale Design: The Official Plan contains three policies related to Building Design,
Massing and Scale Design. These policies encourage redevelopment projects to create attractive streetscapes and to contribute to rich
and vibrant urban places. These policies encourage attractive building forms, facades and roof designs which are compatible with
surrounding buildings. For infill development, the policies encourage development which complement existing buildings and contribute
to neighbourhood character, particularity if located within close proximity of a recognized cultural heritage resource. Architectural
innovation and expression is also encouraged.
Design Response: The proposed development includes architectural innovation and expression, and will provide a unique built form in the
neighbourhood. The stacked townhouse buildings are proposed to be a traditional style that will be a positive addition to an area
predominantly comprised of single detached dwellings. The proposed development will improve the streetscape and will also enhance the
surrounding public realm. The proposed development has been designed to compliment the surrounding low density residential building
designs while providing an intensification of the site. The massing of the buildings has been designed accommodate the change in grade
across the subject lands to maintain compatibility with surrounding residential uses.
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CITY OF KITCHENER URBAN DESIGN MANUAL
In September 2019 Council for the City of Kitchener approved a new Urban Design Manual which contains City-wide design guidelines as
well as more specific guidelines that apply to various types of development and/or various locations within the City. These guidelines are
to be reviewed and evaluated with all planning processes and approvals. The purpose of the Guidelines is to ensure that new
development is consistent with the City's Vision for urban design. For the purpose of this Brief we have reviewed the most relevant
sections of the Design Manual: City-wide Design; and Low -Rise Multi -Residential.
Section 11: Low -Rise Multiple -Residential is most applicable to the proposed development and the guidelines are reviewed in their
entirety below. Section 1: City-wide Guidelines are also applicable, however, there are a number of overlapping directives and guidelines
from Section 11: Low -Rise Multiple -Residential.
City -Wide Design Guidelines
The purpose of the City -Wide Design section of the Urban Design Manual is to set forth the universal design expectations which apply to
all of Kitchener. This Section includes urban design objectives that are relevant to all geographies and building typologies and is divided
into two sections: Community Design and Site Design. For the purpose of this brief we have focused on the Site Design guidelines which
includes guidelines related to Built Form, Shared Spaces and Site Function with sub -categories within each of these sections.
The proposed development has appropriately considered the City- ide guidelines as follows:
• The proposed development focuses height and mass where it provides the best public realm opportunities while minimizing
impacts on surrounding lands.
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• Massing techniques are incorporated into the building design including projections, recesses, variation in colour, materials and
texture, all of which help to reduce and diversify the massing of the building.
• The primary pedestrian site access is designed to be highly visible from and directly accessible from the public street.
• All building elevations will be designed to provide transparency, architectural continuity and visual interest. No blank walls are
proposed. As a result of proposed windows and balconies there will be sufficient natural surveillance onto the surrounding public
street.
• The proposed buildings will have a traditional design, meaning the buildings will be designed with a present-day building style, with
varied architectural details, materials, colours and textures.
• Lighting will be designed according to City standards and will be designed to minimize glare and light spilling onto surrounding
areas.
• Energy-efficient lamps will be used and over lighting will be avoided.
Other sections of the City -Wide guidelines including Servicing and Utilities, Waste and Recycling and Snow Storage will be considered
through the detailed site plan review process and prior to final site plan approval.
Low -Rise Multiple -Residential Design Guidelines
Section 11 of the UDM provides guidelines for the development of low rise multiple residential developments with emphasis on both
Built Form and Site Design. Built form includes consideration for compatibility and building components. Site design includes
consideration for inclusive design, sustainability, outdoor comfort, shared spaces, and site function. The following is a summary of how
the proposed development has considered the guidelines related to Low Rise Multiple Residential Developments.
11.2.1Compatibility: Guideline 11.2.1 provides that consideration for massing and placement as well as scale and transition of new multi
-residential developments shall be considered to ensure good compatibility with existing surroundings.
Design Response: The proposed building facades have been broken up into distinct sections to ease the transition from single detached
dwellings to attached product. The use of vertical articulation, columns and covered porches ensure the fagades read as individual units
rather than a large single mass. The built form has been designed to accommodate the grading of the subject lands and as noted provides
a three storey fagade height adjacent the residential property to the north, while transitioning to a 4 storey south facing fagade adjacent
the private road. This design integration of grading and building design minimizes impacts on surrounding properties from the proposed
development. Second and third floor balconies also provide for animation in the building facades to soften the building mass and presence.
It is our opinion the proposed massing establishes an appropriate relationship to the surrounding built form.
An extensive landscape buffer and retaining wall are proposed along the north property line to provide a visual barrier between the
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proposed redevelopment and adjacent low rise residential lands as well as accommodate a significant change s in grade that slope from
north to south.
The buildings have been oriented on site so that the majority of the views are internal to the site. Where views overlook onto adjacent
properties the building has been setback from the side lot line to provide distance between the adjacent residential use. Window and
balcony placement will be designed to prioritize privacy for future residents and adjacent properties alike. The proposed development will
additionally mitigate impacts of overlook and privacy through privacy screening where appropriate. The orientation and height of the
proposed redevelopment is not anticipated to create any negative wind or shadow impacts to adjacent land uses.
When considering compatibility, it must be weighted against other planning objectives. The subject lands are located on a Regional Road,
and adjacent to planned transportation investments and route extensions. The subject lands represent an underutilized parcel adjacent to
to Regional Road, with access to the 401, and represent an intensification opportunity within the City's Built Up Area. The proposed
development provides for the opportunity to redevelop this underutilized parcel in a manner which is compatible with the area. It is our
opinion the proposed redevelopment of the subject lands establishes an appropriate transition and maintains a relationship to the
surrounding built form.
11.2.2 Building Components: Guideline 11.2.2 provides a number of factors to be considered in the design of low-rise multiple -residential
developments including; fagade design, materials, porches, balconies and patios, entrances, and at -grade elements.
Design Response: Contemporary building materials will be used to ensure that that proposed development reads as a contrast, and
current unique architectural expression. Quality design and architectural detailing, and appropriate material use have been integrated into
the design of the proposed development. Principal walls have windows along the public realm and internal private streets to provide
casual surveillance and break up the building mass. Terraces and patios are also proposed.
The proposed building design carefully considers the public realm by incorporating landscaping, windows and at grade terraces. Proposed
fagade treatments increase visual interest along the public streetscape, and will enhance the public realm. Materials and colours have
been selected to ensure the site will be distinct, recognizable, and visually appealing.
11.3.1 Inclusive Design: Guideline 11.3.1 provides that safety, universal design, and arts and culture are to be considered in the design
and incorporated where possible to ensure inclusivity in the design of new multiple -residential developments.
Design Response: Basic concepts of Crime Prevention Through Environmental Design (CPTED) have been considered in the design of the
proposed development. Section 3.4 of this brief provides a detailed response of these CPTED considerations.
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Principles of universal design including access, wayfinding, and the location of parking has been considered in the design of the proposed
development. Barrier free sidewalks lead directly from the public street and private condominium lanes to the building entrances. Truck
Movement Plans to be included with the complete site plan application will demonstrate adequate turning radii and space has been
provided for emergency services, waste, and moving vehicles.
Site signage will be incorporated into the landscape and building design to mitigate visual clutter, improve wayfinding, and contribute to a
'sense of place' within the greater community.
11.3.2 Design for Sustainability: Guideline 11.3.2 provides that design for climate change should be considered in the design of new
multiple -residential developments. Where possible the policy encourages the use of Low Impact Development standards, sustainable
building features, providing space for community gardens, and using locally sourced construction materials where possible.
Design Response: Strategies for green infrastructure and enhanced energy efficiency are incorporated into the site design (such as the
installation of on-site infiltration galleries), so that residents can benefit from the multiple services provided by proposed amenity areas.
LED lighting, Energy Star° rated appliances, low flow faucets, toilets and showerheads, and enhancements to unit insulation are proposed
as a means to reduce demands on energy, and to enhance the longevity of all fixtures. Tankless (direct heat) water heaters will be
contemplated to reduce energy required to heat water within hot water tanks, reduce standby losses (i.e. energy wasted when hot water
cools down in long pipe runs or while it's sitting in the storage tank), and to provide hot water immediately where needed, thereby
reducing water consumption related to "letting the water run".
The proposed buildings will meet or exceed building code requirements. Opportunities to implement sustainable/"green" building
techniques have been explored and are described in the associated Sustainability Statement submitted with the OPA and ZBA applications.
Locally sourced construction materials will be utilized where possible.
Urban heat island effect will be reduced through landscaping and the provision of separated parking areas as opposed to a single large
surface parking area. Electric vehicle ready parking spaces provide the infrastructure required to support resident vehicle choice which will
assist in the reduction of tradition gas consuming vehicle use. Low Impact Development standards are to be employed in the detailed
landscape design where possible.
11.3.3 Design for Outdoor Comfort: Guideline 11.3.3 provides new low-rise multiple -residential developments will consider the impacts
of shadow, wind and other microclimatic impacts on their surroundings, and design to mitigate impacts where possible.
Design Response: Massing and building design has been thoughtfully designed to incorporate the natural grading conditions while
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maintaining a proposed building height of 3-4 storeys (approximately 13.5 metres). Sufficient building separation is provided to mitigate
adverse impacts of shadows and wind on the subject lands and adjacent lands. An extensive landscape buffer and retaining wall are
proposed along the north property line adjacent the rear yards of existing residential lots.
11.3.4 Shared Spaces: Guideline 11.3.4 provides a number of factors to be considered in the design of shared spaces provided for low-rise
multiple -residential developments including; outdoor amenity areas, mid -block connections and paths for pedestrians and cyclists,
landscape areas, public art and signage
Design Response: A public amenity area is proposed at grade central to the subject lands. The amenity areas is proposed to provide
flexible seating options, areas for sunlight and shaded areas. Consideration will be given to the incorporation of user amenities such as
shared outdoor dining areas through the detailed landscape design.
Future occupants wishing to seek alternative forms of transportation will have options for walking, biking, or public transit available. This
will be facilitated by the provision of secure indoor bicycle parking and the provision of bike racks for resident and visitor use.
Site signage may be incorporated into the landscape and building design to mitigate visual clutter, improve wayfinding, and contribute to
a 'sense of place -within the greater community.
11.3.5 Site Function: Guideline 11.3.5 provides direction for infrastructure/facilities relating to vehicular access and parking, servicing and
utilities, and waste and recycling for new low-rise multiple -residential development sites. Particularly, design consideration should be
made to locate parking at the rear of buildings or underground, where possible, and to minimize the frequency of curb cuts for individual
driveways for parking provided in front of a building.
Design Response: The site design provides for separated pedestrian and vehicular access to and from the subject lands. A single vehicular
access for the 160 units is proposed from New Dundee Road. Compared to the single detached lots with private driveways in the
surrounding neighbourhood, the site design substantially minimizes curb cuts, and provides additional opportunities for landscaping
adjacent the public street.
All private servicing, meters, and utility elements will be integrated into the building and detailed landscape design to minimize their visual
impact from the public realm and on-site shared spaces.
Waste and recycling facilities are proposed in the form of deep -well storage containers provided in a convenient and accessible location at
the end of the private lane. A Truck Movement Plan to be included with the complete site plan application will demonstrate adequate
turning radii and space has been provided for waste vehicles.
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4.2 CONCLUSION
The proposed redevelopment presented in this Urban Design Brief generally conforms with the policies of the City of Kitchener's Official
Plan and meets the urban design objectives as well as the site specific goals and objectives identified herein. Overall, the proposed
redevelopment represents a unique opportunity to marginally increase the density of underutilized land within the City's Built -Up Area
and increase the diversity of housing options available within the community, both of which contribute positively to the surrounding
neighbourhood and provision of 'missing middle' housing stock.
In summary, the proposed development will:
• Achieve a high-quality of architectural design and construction that is innovative and timeless, contributing positively to the area
and Kitchener's identity.
Provide for intensification supportive of transit investment in the Region and alternative transit modes;
• Result in a pedestrian friendly development that supports and encourages multi -modal transportation, thereby minimizing future
occupants' reliance on the automobile;
Provide redevelopment sensitive to the existing and planned surrounding context;
Create a strong visually appealing street edge along New Dundee Road with enhanced landscape design;
Result in a more efficient and sustainable use of the property, and;
Increase the variety of unit types within the area by offering smaller multiple residential units at an attainable price point.
The proposed redevelopment is appropriate for this location and will contribute positively to the character and built form of the
neighbourhood. The proposal additionally supports the vision to create a highly desirable residential environment and provide diversity in
the housing options available within the community to assist in providing 'missing middle' housing stock.
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r'�
NOTICE OF PUBLIC MEETING \
for a development in your neighbourhood
404-430 New Dundee Road RTMENER
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Low Rise 160 Stacked Floor Space
Residential Townhouse Ratio of
Units 0.9
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:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
www.kitchener.ca/
PlanningApplications
or contact:
Brian Bateman, Senior Planner
brian.bateman@ kitchener.ca
519.741.2200 x7869
The City of Kitchener will consider applications to amend the City's Official Plan and
Zoning By-law to add a site-specific policy and provision to allow an increase in the
maximum permitted Floor Space Ratio (FSR) from 0.6 to 0.9, to allow a building height of
up to 14 metres and to permit a visitor parking rate of 10% instead of the required 15%
to facilitate the development of 160 stacked townhouP8Nv;t021bF06spaces
City of Kitchener
Official Plan Amendment & Zoning By-law Amendment Comment Form
Project Address: 404-430 New Dundee Road
File Number: OPA22/014/N/1313 & ZBA22/025/N/BB
Date of Meeting: No meeting
Comments Of: Transportation Services
Commenter's Name: Steve Ryder
Email: steven.ryder@kitchener.ca
Phone: (519) 7412200 x 7152
Date of Comments: January 13, 2023
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑ I do NOT plan to attend the meeting (no concerns)
1. Recommendation of Commenting Division:
Transportation Planning staff has reviewed the submitted Official Plan Amendment and Zoning By-law
Amendment applications (and supporting documents) for 404-430 New Dundee Road and offer the
following comments and recommendations:
• Transportation Services does not have any concerns with the proposed Official Plan Amendment
(OPA);
• The applicant is seeking to amend the Zoning By-law parking regulations to the following:
0 1.05 resident parking spaces per unit;
0 0.1 visitor parking spaces per unit;
• The proposed amended parking rates for the proposed development (160 total units) result in
the following parking space counts (shown in the site plan concept included with the traffic
impact brief from SBM):
0 186 total parking spaces;
0 168 of those spaces are allocated for residents (1.05 spaces per unit)
0 18 of those spaces are allocated for visitor parking (0.1 spaces per unit)
• The sightline analysis completed notes that there are sufficient sightlines in both directions of
New Dundee Road for both left- and right -turns out of the site access;
o At least 250m of sight distance for left -turns (210m required at 100km/h design speed)
o At least 500m of sight distance for right -turns (185m required at 100km/h design speed)
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 103 of 476
• The left -turn lane warrant (design speed 100km/h) analysis concludes that a left -turn lane with
30m of storage length is warranted for the proposed development on New Dundee Road;
o If the design speed is reduced to 60 km/h, a left -turn lane is still warranted but with less
storage length as only 25m is required;
City of Kitchener Transportation staff recommendations:
• Transportation Services staff can support the proposed Zoning By-law amendments related to
parking regulations, as follows:
0 1.05 resident spaces per unit;
0 0.1 visitor spaces per unit;
• Transportation Services recommends coordinating with the Region of Waterloo regarding a
potential left -turn lane into the site being included as part of the design for the upcoming New
Dundee Road re -construction in the future.
2. Conditions of Site Plan Approval in Principle:
• N/A
3. Conditions of the S. 41 Development Agreement:
❑ Traffic Control Signs (2e)
❑ Special Condition(s):
4. Policies, Standards and Resources:
o Urban Design Manual:
o Barrier -free space standards:
o https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN UD 5.0 Access
ibility Standards For The Built Environment.pdf
o Access to Roads:
o https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN UD 2.0 Access
To Roads.pdf
5. Anticipated Fees:
o N/A
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 104 of 476
r�
December 14, 2022
MTE Consultants Inc.
Chelsea Dahmer
520 Bingemans Centre Drive
Kitchener, ON N2B 3X9
Dear Ms. Dahmer
Re: 404-430 New Dundee Road, ZBA22/025/N/BB
1St Submission ZBA Engineering Comments
City of Kitchener
Sanitary Servicing:
1) The sanitary design is acceptable.
DEVELOPMENT ENGINEERING SERVICES
Niall Melanson, C.E.T.
Project Manager
200 King St. W. — 9t" Floor
Kitchener, ON N2G 4G7
Phone: (519) 741-2200 ext. 7133
TTY: 1 866 969-9994
niall.melanson@kitchener.ca
www.kitchener.ca
Water Servicing — Comments provided by Angela Mick with Kitchener Utilities:
2) Please provide a fire hydrant at the end of the municipal stub along New Dundee Road.
3) Please add a note to Section 3.2.1 documenting that the detailed design of the watermain
extension will be completed under separate cover and will be coordinated with the City of Kitchener
and the Region of Waterloo.
Storm Servicing & Stormwater Management:
4) Detailed review of the SWM design will be reviewed during the Site Plan Application process.
Please make the requisite revisions and resubmit one (1) copy of same for review at your earliest
convenience.
Sincerely,
Niall Melanson, C.E.T.
Project Manager
SAGeneral\03-06-002 Site Plan Files\Site Plans\404-430 New Dundee Rd\ZBA22 025 N BB\1st Submission\404-430 New Dundee Road - 1st SubPt�fsssi n Q` Of 476
Engineering Comments.docx
From: Mike Seiling
Sent: Monday, December 12, 2022 9:07 AM
To: Brian Bateman
Subject: FW: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Attachments: 404-440 ND Rd. Agency Letter.pdf
Building; no concerns.
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Friday, December 9, 2022 3:10 PM
To: MTO - Jeremiah Johnston (Jeremiah.Johnston@ontario.ca) <ieremiah.iohnston@ontario.ca>;
asaee@northdumfries.ca; 'clerks@cam bridge. ca' <clerks@cambridee.ca>; _DL_#_DSD_Planning <DSD-
PlannineDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus
<EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA -
Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim
Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>;
Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>;
Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM)
<Park.Planning@kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>;
Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan
<Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman(@kitchener.ca>
Subject: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22- 127987 & 22-
127988 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
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
,�Z�ZfZyZvZ�ZZ�Z�:
Page 106 of 476
Page 107 of 476
City of Kitchener
COMMENT FORM
Project Address: 404 — 430 New Dundee Road
Application Type: Official Plan Amendment 0PA22/014/N/BB
Zoning By-law Amendment ZBA22/025/N/BB
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.mussel man@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: October 3, 2023
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
• Arborist Report 404-430 New Dundee Road, prepared by WSP Canada Inc., dated August 2022.
• Arborist Report 404 — 430 New Dundee Road, prepared by WSP Canada Inc., dated June 2023.
2. Site Specific Comments & Issues:
Environmental Planning staff have reviewed the June 2023 Arborist Report and restate that ...
Environmental Planning staff can support the Official Plan and Zoning By Law Amendment. Although the
number of trees to be removed is considerable, the loss may be offset with the transplantation of trees
onsite, details of which can be discusses following approval of the OPA/ZBA through the City's Site Plan
requirements (Landscaping).
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 108 of 476
City of Kitchener - Comment Form
Project Address: 404-430 New Dundee Road
Application Type: OPA and 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: January 13, 2023
Date of comments: January 3, 2023
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement -404-430 New Dundee Road, prepared by MHBC, dated October 26,
2022
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support an Official Plan Amendment and a Zoning
By-law Amendment for the proposed development of 10 stacked townhouse blocks with 16 units each for
a total of 160 units, 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.
• It is recommended that more progressive measures that go beyond the OBC be explored to
further energy conservation, generation and operation, and benefit future residents/tenants.
An updated Sustainability Statement incorporating a more progressive energy conservation and
efficient design is required to support the Official Plan and Zoning Bylaw Amendment.
• 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
o Building envelope (wall, roof and window thermal performance) designed beyond OBC
requirements
1IPage
Page 109 of 476
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
• 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.
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 110 of 476
N*
Region of Waterloo
Brian Bateman
Senior Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Bateman,
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
Melissa Mohr 1-226-752-8622
File: D17/2/22014
C14/2/22025
June 6, 2023
Re: Proposed Official Plan Amendment OPA 22/14 and
Zoning By-law Amendment ZBA 22/25
404-430 New Dundee Road
MHBC Planning Inc. (C/O Pierre Chauvin) on behalf of
Klondike Investments Inc. (C/O Paul Florica)
CITY OF KITCHENER
MHBC Planning has submitted a site-specific Official Plan Amendment and Zoning By-
law Amendment Application for a development proposal at 404 to 430 New Dundee
Road (referred to as subject lands) in the City of Kitchener.
The applicant has proposed the redevelopment of the site with 10 stacked townhouse
blocks containing 16 units in each block for a total of 160 units. The proposed
development also contains amenity areas, a private access road and 168 surface parking
spaces.
The subject lands are located in the Urban Area and designated Built Up Area in the
Regional Official Plan. The site is designated Low Rise Residential in the City of
Kitchener Official Plan and zoned Residential One (R1)/Residential One (RES -1) Zone in
the City of Kitchener Zoning By-law. The Owner has requested an Official Plan
Amendment to add a special policy area to permit an increased FSR of 0.9 and a density
exceeding 30 units/ha. The Owner has requested a Zoning By-law Amendment to
rezone the subject lands from R-1 in By-law 85-1 to RES -5 in By-law 2019-051 with a
site-specific provision for FSR, building height, unit parking and visitor parking.
Document Number: 4403183 Version: 1
Page 111 of 476
The Region has had the opportunity to review the proposal and offers the following:
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformity
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and the site is designated Low Rise Residential in the
City of Kitchener Official Plan.
Regional Official Plan Conformity:
The subject lands are located in the "Urban Area" and designated "Built -Up Area" on
Schedule 3a of the Regional Official Plan (ROP). Permitted uses of the Urban Area and
Built -Up Area in the ROP include residential uses among others. In addition, the subject
lands are designated Low Rise Residential in the City of Kitchener Official Plan. The Low
Rise Residential designation permits residential uses.
Planned Community Structure
The ROP outlines a hierarchy of development based on Strategic Growth Areas, which
include Urban Growth Centres, Major Transit Station Areas, Urban Corridors and Urban
Nodes followed by gentle intensification within the Built Up Area. The subject lands are
located in the Built Up Area.
Section 1.6 of the Regional Official Plan establishes the overview of the Regional
Planning Framework and Section 2.13.1 and 2.0 establish policies for the Urban System.
Section 2.F of the Regional Official Plan establishes policies for annual intensification
targets within the delineated Built -Up Area, which is set at 60% for the City of Kitchener.
Furthermore, development in the Built Up Area is intended to provide gentle density and
other missing middle housing options that are designed in a manner that supports the
achievement of 15 -minute neighbourhoods.
Regional staff understand that the proposed development includes 160 residential units
within 10 buildings that represents the missing middle housing form. Furthermore,
Regional staff acknowledge that the subject lands are in proximity to a planned cycling
route within the City of Kitchener, which can provide opportunities for walking, rolling
and cycling.
Land Use Compatibility:
The subject lands are located north of a City of Kitchener employment area that is
designated Business Park Employment in the City of Kitchener Official Plan.
Regional staff understand that the existing and underlying use of the subject lands is
residential and that the application is to permit a density increase of a sensitive land use
and as a result, Regional staff have no objection to the application from a land use
compatibility perspective.
Document Number: 4403183 Version: 1
Page 112 of 476
Water and Sanitary Services:
ROP policy 2.C.2.2 (c) requires development occurring within the Urban Area to be
developed in a manner that is serviced by a municipal water and wastewater system.
Through the reconstruction of New Dundee Road, local water and sanitary services are
to be installed; therefore, Regional staff have no objection to the development, which
proposes to be serviced by municipal water sanitary connection within New Dundee
Road.
In addition to the above planning comments, Regional staff have the following technical
comments relating to the proposed Official Plan Amendment and Zoning By-law
Amendment:
Regional Water Services:
Regional staff require the proposed servicing plan and the existing conditions plan to
show the location of the 450mm regional watermain. In addition, where the sanitary
crosses overtop water mains, there must be a utility conflict crossing drawing between
the sanitary sewer and watermain, including elevations. Finally, the applicant should
vacuum excavate, in daylight, to confirm the horizontal/verticals elevations and
alignment to ensure there is no conflict. Regional staff require the servicing plan to
be updated prior to a recommendation being made to the City of Kitchener
Council.
Corridor Planning:
Official Plan Amendment and Zoning By-law Amendment Stage:
Environmental Noise Study
Regional staff reviewed the study entitled "Environmental Noise Study 404-430 New
Dundee Road, Kitchener, Ontario" dated September 14, 2022, prepared by JPE
Engineering and the Region cannot accept the study at this time as additional details
are required regarding the noise wall. Regional staff have the following comments
regarding the study:
The study assessed noise attenuation measures due to transportation noise from New
Dundee Road (Regional Road #12) and Highway 401 with traffic forecast provided by
the Region. The study determined that the proposed development requires various
noise control measures for various blocks which include designing the building(s) with
the provision of air conditioning, the installation of central air conditioning, special
building components and noise attenuation barriers including at 2.4m noise wall that is
to be located along New Dundee Road with returns to bring the noise into the backyards
for thee units abutting New Dundee Road.
Regional staff require a detailed noise study that addresses typical design details
including a cross section for the noise barrier(s), which shall include the existing and
proposed grades around the barrier(s). In addition, additional information for the
Document Number: 4403183 Version: 1
Page 113 of 476
finished elevations of the foundation of the noise wall and berm (if required) shall be
required for the Region's review and acceptance.
Furthermore, please be advised that the noise barrier(s) must be located entirely within
the private lands and common elements if a condominium is proposed with a minimum
of 0.3m clearance area around the wall. The separate blocks must be shown on the
grading plan and the noise detailed plans on which the noise wall is to be located.
The above issues shall be addressed prior to a recommendation being made or
alternatively, the detailed noise study can be addressed through the following holding
provision. The required wording of the holding provision shall be:
That a holding provision shall apply to the entirety of the subject lands until a
satisfactory detailed transportation noise study has been completed and
implementation measures addressed to the satisfaction of the Regional Municipality of
Waterloo.
Functional Servicing Report.,
The Functional Servicing and Stormwater Management Report, prepared by MTE and
dated August 19, 2022 has been reviewed and Regional staff are not satisfied with the
stormwater section of the report.
The report notes that a new 300mm water service line will be provided from the existing
200 mm municipal watermain that currently terminates at the intersection of Pinnacle
Drive and New Dundee Road. Any new services are subject to approval by the Region
and shall be coordinated with the road project along New Dundee Road. The report
also indicated that sanitary services for the subject lands will be provided by an
extension of the sanitary sewer from Robert Ferrie Drive and New Dundee Road
intersection.
The study further indicates that stormwater from the subject lands currently flows into
the roadside ditch, ultimately discharging into Blair Creek and the proposed onsite storm
sewer will be designed to convey a 5 -year storm event. Regional staff advise that the
development shall be designed for the 5-100 year post to pre -storm flows (unless there
are other grounds or parameters set by the City for this watershed.) Regional staff
require additional information regarding the stormwater flows and stormwater design. In
addition, if stormwater flows under the post -development situation are more than pre -
development levels, the capacity and adequacy of the roadside ditch along New
Dundee Road carrying the stormwater flows must be confirmed. For further information,
please contact the Region's Project Manager, Saman Ajamzadeh at
Document Number: 4403183 Version: 1
Page 114 of 476
SAiamzadeh(a)regionofwaterloo.ca. In addition, further comments are to follow
regarding concerns with the proposed headwall.
The Functional Servicing Report must be updated to address Regional concerns
prior to a recommendation being made on this application or alternatively, the
Region shall require a holding provision to obtain a satisfactory Functional
Servicing and Stormwater Report.
Transportation Impact Brief.
The Transportation Impact Brief prepared by SBM, dated August 18, 2022 was
reviewed and Regional staff accept the findings and recommendations contained in
the report at this stage.
Regional staff note that a left turn lane is not warranted for less than 5% of
advancing volumes for the left turning vehicles. The proposed development
created 3.5% advancing volumes instead of the 5% advancing volumes;
therefore, the left turn lane is not warranted and not permitted on New Dundee
Road at the site access. The access shall be designed with a separate left and
right turn lane and shown on the future site plan application.
Site Plan Application Sage:
Site Grading & Stormwater Management:
The applicant shall submit electronic copies of the detailed Site Grading and Drainage
Control Plan(s) and Site Servicing Plan(s) along with a detailed Stormwater
Management Report for Regional review and approval. The report shall include
drainage details for the subject lands, the abutting lands and the public road allowance
to ensure compatible drainage. In addition, the plans shall show all existing and
proposed conditions 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 grading must be compatible with the existing road grades and the proposed
reconstruction of New Dundee Road. The site must be graded in accordance with the
approved plans, and the Regional Road allowance must be restored to the satisfaction
of the Regional Municipality of Waterloo.
Please note that storm sewers within the Regional right-of-way are generally sized and
designated to only accommodate stormwater from the right-of-way and, in some
instances, off-road surface drainage under existing conditions. A private stormwater
Document Number: 4403183 Version: 1
Page 115 of 476
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 follows from this site. It is the
responsibility of the applicant's engineering consultant to determine any 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 Malcolm Lister,
Manager, Technical Services for the Region of Waterloo at
mlister(o-)regionofwaterloo.ca to determine if any engineering plans and/or further
technical information is available for New Dundee Road that may be of assistance.
Transit Planning.-
The
lanning:
The nearest stops are currently located on Robert Ferrie at Blair Creek Drive,
approximately 700m from the subject lands with 2 -way transit service provided through
Route 36 on New Dundee Road. Once Robert Ferrie Drive is connected to Strasburg
Road, Route 16 will be replaced Routes 36, providing a connection to Kitchener and
Waterloo when the service may shift from New Dundee to Thomas Slee Drive and
Pinnacle Drive at New Dundee/Pinnacle controlled intersection.
If, at the development stage, the transit services remains on New Dundee Road, a
9.5m x 3m concrete landing pad with electrical conduit (providing enough space for
shelter integration in the future) or funds in lieu will be required. An on-site bus bay to
allow for safe boarding and alighting activity may also be required due to the high
speeds on New Dundee Road. It is expected that there will be sufficient width in the
right-of-way along the frontage for both a 3.5m bay and a 3m combined landing/shelter
pad.
Staff also note that in case the transit services uses Pinnacle Drive, the site would be
within a 5 -minute walk of potential stops at the Pinnacle Drive/New Dundee Road
intersection and no stop infrastructure is required.
The transit requirements will be determined at the site plan application stage.
Access Permit:
A Regional access permit application with the fee of $230.00 shall be required for the
proposed access of New Dundee Road and for the proposed Emergency Access.
Document Number: 4403183 Version: 1
Page 116 of 476
The left turn lane, as mentioned above, will be allowed at the owner's cost, pending
acceptance of Functional Plans, Cost Estimate and an Agreement to Provide Funds
for actual construction. All costs associated with the Access will be the Owner's
responsibility.
The existing residential and redundant entrances on New Dundee Road will be closed
as a condition of the Access Permit and the Regional boulevard shall be required to be
restored to Regional standards. The application for the access permit is available here:
httos://forms. reaionofwaterloo.ca/ePav/PDLS-On line-Pavment-Forms/Commercial-
Access-Perm it -Application
Site Servicing/Work Permit/Municipal Consent:
The Functional Servicing Report must be approved by the Region prior to site plan
approval and Municipal Consent shall be required for the installation of any
proposed/required servicing 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. Further information can be found here:
https://rmow. perm itcentral.ca/
Transportation Capital Project (TCP).-
This
TCP):This section of New Dundee Road is scheduled for reconstruction in 2023. It is not
expected that functional servicing details can be finalized at this early stage to allow
future servicing stubs; however, for more information on the road project, please contact
Saman Ajamzadeh, Project Manager, at SAiamzadeh(a)regionofwaterloo.ca.
Hydrogeology and Source Water Programs
Please be advised that through a future site plan application or future condominium
application, a salt management plan shall be required for review and acceptance by
Regional staff.
As part of the future salt management plan, Regional staff encourage the proponent to
incorporate design considerations with respect to salt management, including:
• Ensuring that cold weather storm water flows are considered in the site design.
Consideration should be given to minimize the transport of meltwater across the
parking lot. This also has the potential to decrease the formation of ice and thereby
the need for de-icing.
• Directing downspouts towards pervious (i.e. grassy) surfaces to prevent runoff from
freezing on parking lots and walkways.
• Locating snow storage areas on impervious (i.e. paved) surfaces.
• Locating snow storage areas in close proximity to catch basins.
• Using winter maintenance contractors that are Smart About SaItTM certified.
• Using alternative de-icers (i.e. pickled sand) in favour of road salt.
The proponent is eligible for certification under the Smart About SaItTM program for this
property. Completion of the SMP is one part of the program. To learn more about the
Document Number: 4403183 Version: 1
Page 117 of 476
program and to find accredited contractors please refer to:
http://www.smartaboutsalt.com/. Benefits of designation under the program include cost
savings through more efficient use of salt, safe winter conditions by preventing the
formation of ice, and potential reductions in insurance premiums.
Housing Services
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
• 10 -Year Housing and Homelessness Plan
• Building Better Futures Framework
• Region of Waterloo Official Plan
The Region supports the provision of a full range of housing options, including
affordable housing. Rent levels and house prices that are considered affordable
according to the Regional Official Plan are provided below. Should this development
application move forward, staff ask the Owner/Developer to consider providing a
number of affordable housing units on the site, as defined in the Regional Official Plan.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
which do not exceed 30 percent of gross
$385,500
annual household income for low and
moderate income 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
regional market area
*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
east expensive or.
A unit for which the rent does not exceed $1,470
30 per cent of the gross annual
Document Number: 4403183 Version: 1
Page 118 of 476
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor:
$950
average market rent (AMR) in the
1 -Bedroom:
$1,134
regional market area
2 -Bedroom:
$1,356
3 -Bedroom:
$1,538
4+ Bedroom:
$3,997
*Based on the most recent information available from the PPS Housing Tables (2021)
In order for a rental unit to be deemed affordable, the average rent for the proposed
units which have fewer than 3 bedrooms must be at or below the average market rent in
the regional market area as shown above. For proposed units with three or more
bedrooms, the average rent for the units must be below $1,470.
Fees
Please be advised that the Region acknowledges receipt of the Official Plan
Amendment and Zoning By-law Amendment review fees totalling $10,000 (Deposited
December 15, 2022).
Follow Up:
Prior to final comments being provided from the Region and a recommendation being
made to the City of Kitchener/a recommendations being made, the following must be
updated and Regional staff must be satisfied with:
1. That a detailed transportation study containing details regarding the noise walls
be provided. Alternatively, the Region shall accept a holding provision until the
above has been addressed to the Region's satisfaction; and,
2. The Functional Servicing Report and Servicing Plan must be updated to address
Regional concerns. Alternatively, the Region shall accept a holding provision
until the above is addressed to the Region's satisfaction.
Conclusions and Next Steps:
Prior to final approval, Regional staff require a copy of the Functional Servicing and
Stormwater Management Report and Detailed Transportation Noise Study for review.
These documents are to be prepared to the Region's satisfaction.
Please be advised that any future development on the lands subject to the above -noted
application will be subject to the provisions of Regional Development Charge By-law 19-
037 or any successor thereof.
Document Number: 4403183 Version: 1
Page 119 of 476
Further, please accept this letter as our request for a copy of the decision pertaining to
this application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
Melissa Mohr, MCIP, RPP
Senior Planner
C. MHBC Planning Inc. C/O Pierre Chauvin
Klondike Investments Inc. C/O Paul Florica (Owner)
Document Number: 4403183 Version: 1
Page 120 of 476
N*
Region of Waterloo
Brian Bateman
Senior Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Bateman,
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
Melissa Mohr 1-226-752-8622
File: D17/2/22014
C14/2/22025
June 6, 2023
Re: Proposed Official Plan Amendment OPA 22/14 and
Zoning By-law Amendment ZBA 22/25
404-430 New Dundee Road
MHBC Planning Inc. (C/O Pierre Chauvin) on behalf of
Klondike Investments Inc. (C/O Paul Florica)
CITY OF KITCHENER
MHBC Planning has submitted a site-specific Official Plan Amendment and Zoning By-
law Amendment Application for a development proposal at 404 to 430 New Dundee
Road (referred to as subject lands) in the City of Kitchener.
The applicant has proposed the redevelopment of the site with 10 stacked townhouse
blocks containing 16 units in each block for a total of 160 units. The proposed
development also contains amenity areas, a private access road and 168 surface parking
spaces.
The subject lands are located in the Urban Area and designated Built Up Area in the
Regional Official Plan. The site is designated Low Rise Residential in the City of
Kitchener Official Plan and zoned Residential One (R1)/Residential One (RES -1) Zone in
the City of Kitchener Zoning By-law. The Owner has requested an Official Plan
Amendment to add a special policy area to permit an increased FSR of 0.9 and a density
exceeding 30 units/ha. The Owner has requested a Zoning By-law Amendment to
rezone the subject lands from R-1 in By-law 85-1 to RES -5 in By-law 2019-051 with a
site-specific provision for FSR, building height, unit parking and visitor parking.
Document Number: 4403247 Version: 1
Page 121 of 476
The Region has had the opportunity to review the proposal and offers the following:
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformity
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and the site is designated Low Rise Residential in the
City of Kitchener Official Plan.
Regional Official Plan Conformity:
The subject lands are located in the "Urban Area" and designated "Built -Up Area" on
Schedule 3a of the Regional Official Plan (ROP). Permitted uses of the Urban Area and
Built -Up Area in the ROP include residential uses among others. In addition, the subject
lands are designated Low Rise Residential in the City of Kitchener Official Plan. The Low
Rise Residential designation permits residential uses.
Planned Community Structure
The ROP outlines a hierarchy of development based on Strategic Growth Areas, which
include Urban Growth Centres, Major Transit Station Areas, Urban Corridors and Urban
Nodes followed by gentle intensification within the Built Up Area. The subject lands are
located in the Built Up Area.
Section 1.6 of the Regional Official Plan establishes the overview of the Regional
Planning Framework and Section 2.13.1 and 2.0 establish policies for the Urban System.
Section 2.F of the Regional Official Plan establishes policies for annual intensification
targets within the delineated Built -Up Area, which is set at 60% for the City of Kitchener.
Furthermore, development in the Built Up Area is intended to provide gentle density and
other missing middle housing options that are designed in a manner that supports the
achievement of 15 -minute neighbourhoods.
Regional staff understand that the proposed development includes 160 residential units
within 10 buildings that represents the missing middle housing form. Furthermore,
Regional staff acknowledge that the subject lands are in proximity to a planned cycling
route within the City of Kitchener, which can provide opportunities for walking, rolling
and cycling.
Land Use Compatibility:
The subject lands are located north of a City of Kitchener employment area that is
designated Business Park Employment in the City of Kitchener Official Plan.
Regional staff understand that the existing and underlying use of the subject lands is
residential and that the application is to permit a density increase of a sensitive land use
and as a result, Regional staff have no objection to the application from a land use
compatibility perspective.
Document Number: 4403247 Version: 1
Page 122 of 476
Water and Sanitary Services:
ROP policy 2.C.2.2 (c) requires development occurring within the Urban Area to be
developed in a manner that is serviced by a municipal water and wastewater system.
Through the reconstruction of New Dundee Road, local water and sanitary services are
to be installed; therefore, Regional staff have no objection to the development, which
proposes to be serviced by municipal water sanitary connection within New Dundee
Road.
In addition to the above planning comments, Regional staff have the following technical
comments relating to the proposed Official Plan Amendment and Zoning By-law
Amendment:
Regional Water Services:
Regional staff require the proposed servicing plan and the existing conditions plan to
show the location of the 450mm regional watermain. In addition, where the sanitary
crosses overtop water mains, there must be a utility conflict crossing drawing between
the sanitary sewer and watermain, including elevations. Finally, the applicant should
vacuum excavate, in daylight, to confirm the horizontal/verticals elevations and
alignment to ensure there is no conflict. Regional staff require the servicing plan to
be updated prior to a recommendation being made to the City of Kitchener
Council.
Corridor Planning:
Official Plan Amendment and Zoning By-law Amendment Stage:
Environmental Noise Study
Regional staff reviewed the study entitled "Environmental Noise Study 404-430 New
Dundee Road, Kitchener, Ontario" dated September 14, 2022, prepared by JPE
Engineering and the Region cannot accept the study at this time as additional details
are required regarding the noise wall. Regional staff have the following comments
regarding the study:
The study assessed noise attenuation measures due to transportation noise from New
Dundee Road (Regional Road #12) and Highway 401 with traffic forecast provided by
the Region. The study determined that the proposed development requires various
noise control measures for various blocks which include designing the building(s) with
the provision of air conditioning, the installation of central air conditioning, special
building components and noise attenuation barriers including at 2.4m noise wall that is
to be located along New Dundee Road with returns to bring the noise into the backyards
for thee units abutting New Dundee Road.
Regional staff require a detailed noise study that addresses typical design details
including a cross section for the noise barrier(s), which shall include the existing and
proposed grades around the barrier(s). In addition, additional information for the
Document Number: 4403247 Version: 1
Page 123 of 476
finished elevations of the foundation of the noise wall and berm (if required) shall be
required for the Region's review and acceptance.
Furthermore, please be advised that the noise barrier(s) must be located entirely within
the private lands and common elements if a condominium is proposed with a minimum
of 0.3m clearance area around the wall. The separate blocks must be shown on the
grading plan and the noise detailed plans on which the noise wall is to be located.
The above issues shall be addressed prior to a recommendation being made or
alternatively, the detailed noise study can be addressed through the following holding
provision. The required wording of the holding provision shall be:
That a holding provision shall apply to the entirety of the subject lands until a
satisfactory detailed transportation noise study has been completed and
implementation measures addressed to the satisfaction of the Regional Municipality of
Waterloo.
Functional Servicing Report.,
The Functional Servicing and Stormwater Management Report, prepared by MTE and
dated August 19, 2022 has been reviewed and Regional staff are not satisfied with the
stormwater section of the report.
The report notes that a new 300mm water service line will be provided from the existing
200 mm municipal watermain that currently terminates at the intersection of Pinnacle
Drive and New Dundee Road. Any new services are subject to approval by the Region
and shall be coordinated with the road project along New Dundee Road. The report
also indicated that sanitary services for the subject lands will be provided by an
extension of the sanitary sewer from Robert Ferrie Drive and New Dundee Road
intersection.
The study further indicates that stormwater from the subject lands currently flows into
the roadside ditch, ultimately discharging into Blair Creek and the proposed onsite storm
sewer will be designed to convey a 5 -year storm event. Regional staff advise that the
development shall be designed for the 5-100 year post to pre -storm flows (unless there
are other grounds or parameters set by the City for this watershed.) Regional staff
require additional information regarding the stormwater flows and stormwater design. In
addition, if stormwater flows under the post -development situation are more than pre -
development levels, the capacity and adequacy of the roadside ditch along New
Dundee Road carrying the stormwater flows must be confirmed. For further information,
please contact the Region's Project Manager, Saman Ajamzadeh at
Document Number: 4403247 Version: 1
Page 124 of 476
SAiamzadeh(a)regionofwaterloo.ca. In addition, further comments are to follow
regarding concerns with the proposed headwall.
The Functional Servicing Report must be updated to address Regional concerns
prior to a recommendation being made on this application or alternatively, the
Region shall require a holding provision to obtain a satisfactory Functional
Servicing and Stormwater Report.
Transportation Impact Brief.
The Transportation Impact Brief prepared by SBM, dated August 18, 2022 was
reviewed and Regional staff accept the findings and recommendations contained in
the report at this stage.
Regional staff note that a left turn lane is not warranted for less than 5% of
advancing volumes for the left turning vehicles. The proposed development
created 3.5% advancing volumes instead of the 5% advancing volumes;
therefore, the left turn lane is not warranted and not permitted on New Dundee
Road at the site access. The access shall be designed with a separate left and
right turn lane and shown on the future site plan application.
Site Plan Application Sage:
Site Grading & Stormwater Management:
The applicant shall submit electronic copies of the detailed Site Grading and Drainage
Control Plan(s) and Site Servicing Plan(s) along with a detailed Stormwater
Management Report for Regional review and approval. The report shall include
drainage details for the subject lands, the abutting lands and the public road allowance
to ensure compatible drainage. In addition, the plans shall show all existing and
proposed conditions 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 grading must be compatible with the existing road grades and the proposed
reconstruction of New Dundee Road. The site must be graded in accordance with the
approved plans, and the Regional Road allowance must be restored to the satisfaction
of the Regional Municipality of Waterloo.
Please note that storm sewers within the Regional right-of-way are generally sized and
designated to only accommodate stormwater from the right-of-way and, in some
instances, off-road surface drainage under existing conditions. A private stormwater
Document Number: 4403247 Version: 1
Page 125 of 476
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 follows from this site. It is the
responsibility of the applicant's engineering consultant to determine any 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 Malcolm Lister,
Manager, Technical Services for the Region of Waterloo at
mlister(o-)regionofwaterloo.ca to determine if any engineering plans and/or further
technical information is available for New Dundee Road that may be of assistance.
Transit Planning.-
The
lanning:
The nearest stops are currently located on Robert Ferrie at Blair Creek Drive,
approximately 700m from the subject lands with 2 -way transit service provided through
Route 36 on New Dundee Road. Once Robert Ferrie Drive is connected to Strasburg
Road, Route 16 will be replaced Routes 36, providing a connection to Kitchener and
Waterloo when the service may shift from New Dundee to Thomas Slee Drive and
Pinnacle Drive at New Dundee/Pinnacle controlled intersection.
If, at the development stage, the transit services remains on New Dundee Road, a
9.5m x 3m concrete landing pad with electrical conduit (providing enough space for
shelter integration in the future) or funds in lieu will be required. An on-site bus bay to
allow for safe boarding and alighting activity may also be required due to the high
speeds on New Dundee Road. It is expected that there will be sufficient width in the
right-of-way along the frontage for both a 3.5m bay and a 3m combined landing/shelter
pad.
Staff also note that in case the transit services uses Pinnacle Drive, the site would be
within a 5 -minute walk of potential stops at the Pinnacle Drive/New Dundee Road
intersection and no stop infrastructure is required.
The transit requirements will be determined at the site plan application stage.
Access Permit:
A Regional access permit application with the fee of $230.00 shall be required for the
proposed access of New Dundee Road and for the proposed Emergency Access.
Document Number: 4403247 Version: 1
Page 126 of 476
The left turn lane, as mentioned above, will be allowed at the owner's cost, pending
acceptance of Functional Plans, Cost Estimate and an Agreement to Provide Funds
for actual construction. All costs associated with the Access will be the Owner's
responsibility.
The existing residential and redundant entrances on New Dundee Road will be closed
as a condition of the Access Permit and the Regional boulevard shall be required to be
restored to Regional standards. The application for the access permit is available here:
httos://forms. reaionofwaterloo.ca/ePav/PDLS-On line-Pavment-Forms/Commercial-
Access-Perm it -Application
Site Servicing/Work Permit/Municipal Consent:
The Functional Servicing Report must be approved by the Region prior to site plan
approval and Municipal Consent shall be required for the installation of any
proposed/required servicing 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. Further information can be found here:
https://rmow. perm itcentral.ca/
Transportation Capital Project (TCP).-
This
TCP):This section of New Dundee Road is scheduled for reconstruction in 2023. It is not
expected that functional servicing details can be finalized at this early stage to allow
future servicing stubs; however, for more information on the road project, please contact
Saman Ajamzadeh, Project Manager, at SAiamzadeh(a)regionofwaterloo.ca.
Hydrogeology and Source Water Programs
Please be advised that through a future site plan application or future condominium
application, a salt management plan shall be required for review and acceptance by
Regional staff.
As part of the future salt management plan, Regional staff encourage the proponent to
incorporate design considerations with respect to salt management, including:
• Ensuring that cold weather storm water flows are considered in the site design.
Consideration should be given to minimize the transport of meltwater across the
parking lot. This also has the potential to decrease the formation of ice and thereby
the need for de-icing.
• Directing downspouts towards pervious (i.e. grassy) surfaces to prevent runoff from
freezing on parking lots and walkways.
• Locating snow storage areas on impervious (i.e. paved) surfaces.
• Locating snow storage areas in close proximity to catch basins.
• Using winter maintenance contractors that are Smart About SaItTM certified.
• Using alternative de-icers (i.e. pickled sand) in favour of road salt.
The proponent is eligible for certification under the Smart About SaItTM program for this
property. Completion of the SMP is one part of the program. To learn more about the
Document Number: 4403247 Version: 1
Page 127 of 476
program and to find accredited contractors please refer to:
http://www.smartaboutsalt.com/. Benefits of designation under the program include cost
savings through more efficient use of salt, safe winter conditions by preventing the
formation of ice, and potential reductions in insurance premiums.
Housing Services
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
• 10 -Year Housing and Homelessness Plan
• Building Better Futures Framework
• Region of Waterloo Official Plan
The Region supports the provision of a full range of housing options, including
affordable housing. Rent levels and house prices that are considered affordable
according to the Regional Official Plan are provided below. Should this development
application move forward, staff ask the Owner/Developer to consider providing a
number of affordable housing units on the site, as defined in the Regional Official Plan.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
which do not exceed 30 percent of gross
$385,500
annual household income for low and
moderate income 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
regional market area
*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
east expensive or.
A unit for which the rent does not exceed $1,470
30 per cent of the gross annual
Document Number: 4403247 Version: 1
Page 128 of 476
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor:
$950
average market rent (AMR) in the
1 -Bedroom:
$1,134
regional market area
2 -Bedroom:
$1,356
3 -Bedroom:
$1,538
4+ Bedroom:
$3,997
*Based on the most recent information available from the PPS Housing Tables (2021)
In order for a rental unit to be deemed affordable, the average rent for the proposed
units which have fewer than 3 bedrooms must be at or below the average market rent in
the regional market area as shown above. For proposed units with three or more
bedrooms, the average rent for the units must be below $1,470.
Fees
Please be advised that the Region acknowledges receipt of the Official Plan
Amendment and Zoning By-law Amendment review fees totalling $10,000 (Deposited
December 15, 2022).
Follow Up:
Prior to final comments being provided from the Region and a recommendation being
made to the City of Kitchener/a recommendations being made, the following must be
updated and Regional staff must be satisfied with:
1. That a detailed transportation noise study containing details regarding the noise
walls be provided. Alternatively, the Region shall accept a holding provision until
the above has been addressed to the Region's satisfaction; and,
2. The Functional Servicing Report and Servicing Plan must be updated to address
Regional concerns. Alternatively, the Region shall accept a holding provision
until the above is addressed to the Region's satisfaction.
Conclusions and Next Steps:
Prior to final approval, Regional staff require a copy of the Functional Servicing and
Stormwater Management Report and Detailed Transportation Noise Study for review.
These documents are to be prepared to the Region's satisfaction.
Please be advised that any future development on the lands subject to the above -noted
application will be subject to the provisions of Regional Development Charge By-law 19-
037 or any successor thereof.
Document Number: 4403247 Version: 1
Page 129 of 476
Further, please accept this letter as our request for a copy of the decision pertaining to
this application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
Melissa Mohr, MCIP, RPP
Senior Planner
C. MHBC Planning Inc. C/O Pierre Chauvin
Klondike Investments Inc. C/O Paul Florica (Owner)
Document Number: 4403247 Version: 1
Page 130 of 476
From: Chris Foster -Pengelly <cfosterpengelly@grandriver.ca>
Sent: Monday, December 12, 2022 10:53 AM
To: Brian Bateman
Subject: RE: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Attachments: OPA-22-014-N-BB & ZBA22-025-N-BB - GRCA Map.pdf
Hi Brian,
The subject lands are not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not
be providing comments. We trust that the City will ensure appropriate stormwater management for the
site.
Thank you,
Chris
Chris Foster -Pengelly, M.Sc.,
Office: 519-621-2763 ext. 2319
Toll-free: 1-866-900-4722
www.grandriver.ca I Connect with us on social media
From: Planning <planning@grandriver.ca>
Sent: Monday, December 12, 2022 8:46 AM
To: Chris Foster -Pengelly <cfosterpengelly@grandriver.ca>
Subject: FW: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: December 9, 2022 3:10 PM
To: MTO - Jeremiah Johnston (Jeremiah.Johnston@ontario.ca) <ieremiah.iohnston@ontario.ca>;
asage@northdumfries.ca; 'clerks@cam bridge. ca' <clerks@cambridge.ca>; _DL_#_DSD_Planning <DSD-
PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus
<EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; Planning
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation<Executivevp.lawanddevelopment@opg.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning
<PlannineApplications@reeionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; WCDSB - Planning
<plannine@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <plannine@wrdsb.ca>
Page 131 of 476
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22- 127987 & 22-
127988 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchener.ca
001JOV00060
Page 132 of 476
From: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>
Sent: Tuesday, December 13, 2022 11:23 AM
To: Christine Kompter; Brian Bateman
Cc: Hodgins, Allan (MTO)
Subject: RE: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Attachments: Site Plan - October 24 2022.pdf
Christine and Brian,
The Ministry of Transportation (MTO) has no objection to this application. The subject
properties are located beyond our limits of permit control and therefore MTO review,
approval and permits will not be required.
Thank you for the opportunity to review and comment.
Jeremiah Johnston Corridor Management Planner
Corridor Management Section
Ministry of Transportation Operations Branch West
659 Exeter Road, London, ON N6E 11-3
M: (226)-980-6407
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: December 9, 2022 3:10 PM
To: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>; asage@northdumfries.ca;
'clerks@cambridge.ca' <clerks@cambridge.ca>; _DL_#_DSD_Planning <DSD-
PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus
<EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA -
Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <greg.reitzel@kitchener.ca>;
Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes
<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power
Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM)
<Park.Planning@kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>;
Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan
<Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <plannine@wcdsb.ca>; Elaine Burns
<elaine burns@wrdsb.ca>; WRDSB - Planning <plannine@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
CAUTION -- EXTERNAL E-MAIL - Do not click links or open attachments unless you recognize the
sender.
Page 133 of 476
Please see attached. Additional documentation can be found in AMANDA folders 22- 127987 & 22-
127988 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
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
0660000wo
Page 134 of 476
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Address: 404-430 New Dundee Road
Owner: Klondike Homes
Application: OPA22/014/N/BB and ZBA22/025/N/BB
Comments Of: Parks and Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@Kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: October 03 2023
❑ 1 plan to attend the meeting (questions/concerns/comments for discussion)
❑X No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
I have reviewed the documentation noted below resubmitted September 20 2023 in support of an
Official Plan Amendment to add a special policy area to the Low Rise Residential designation such that
the subject lands be permitted a maximum Floor Space Ratio (FSR) of 0.9 and a density exceeding 30
units per hectare. The Zoning by-law amendment is proposing re -zoning the subject lands from R-1 in
By-law 85-1 to RES -5 in By-law 2019-051 with a site-specific provision for FSR, building height, parking,
and visitor parking.
Revised Conceptual Site Plan dated June 20 2023 prepared by MHBC Planning Ltd.
Revised Urban Design Brief dated September 2023 prepared by MHBC Planning Ltd.
Arborist Report dated June 2023 prepared by WSP Canada Inc.
Updated Environmental Noise Study (rev 1) dated July 112023, prepared by JPE Engineering
Civil plans prepared by MTE Consultants Inc., containing:
• An Existing Conditions Plan;
• A Functional Grading and Stormwater Management Plan; and,
• A Functional Servicing Plan.
2. Site Specific Comments & Issues:
Although Parks and Cemeteries has no significant concerns with the proposed Official Plan and Zoning
Bylaw applications and can provide conditional support subject to the minor updates to submitted
studies that are noted below.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
IB PM of 476
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
3. Comments on Submitted Documents
The following comments should be addressed at this time.
1) Arborist Report dated June 2023 prepared by WSP Canada Inc
a) The Regional Municipality of Waterloo may wish to comment on the impacts to trees within
the regional right of way.
2) Planning Justification Report, prepared by MHBC Planning Ltd dated October 2022
a) An updated Planning Justification Report was not circulated.
b) Previous comment - It is positive that a centralized on-site amenity space has been shown on
the conceptual site plan. The commentary and justification provided in Section 4.4 - City of
Kitchener Official Plan and specifically related to Section 8 of the OP related to Parks, Open
Space and Urban Forests and policies 8.C.1.21 and 8.C.1.22 should be slightly revised to
include a clear commitment to providing robust on-site amenities including, as a minimum,
the base amount of outdoor amenity space as outlined in the Urban Design Manual on site.
3) Conceptual Site Plan, prepared by MHBC Planning Ltd. Dated June 20 2023
a) A pedestrian connection to/through adjacent private property is not likely a feasible or
acceptable solution for improved access to local amenities and infrastructure and would
require the registration of a public access easement across the adjacent property to secure in
perpetuity.
b) It is positive that a centralized on-site amenity space has been shown on the conceptual site
plan as the Doon South Planning Community has been identified as underserved with active
neighbourhood park space with only 4.1m2 / person available within the immediate
neighbourhood. Active public park space is not easily accessible from the site and the public
park spaces noted in the PJR and UDB are —1200m away. A new park — Wetland Way Park —
is somewhat closer at —700m+ but will still require residents to walk along New Dundee Road
to Robert Ferrie Dr. Robust on-site outdoor amenity spaces with good solar access, protection
from wind and incorporating seating and play equipment for residents of all ages and abilities
will be critical to this proposal.
4) Urban Design Brief, prepared by MHBC Planning Ltd dated October 2022
a) Active public park space is not within easy walking distance of the site and the expected
walking route to reach local public park facilities would be along New Dundee Road. The
developer should provide a clear commitment to providing robust on-site amenities including,
as a minimum, the base amount of outdoor amenity space as outlined in the Urban Design
Manual on site. This should be reflected in the higher -order Planning studies.
b) Section 3.1, page 13 — 8th bullet commentary is inconsistent with site plan layout; 91h bullet
commentary should likely be removed as a registered public access easement over adjacent
lands is not likely feasible; 111h bullet should be revised to include "seating and play
equipment for residents of all ages and abilities."
c) Previous comment - The Urban Design Brief should provide conceptual details for on-site
amenity spaces including commentary and precedent images to guide detailed site design
through the site plan application. Robust on-site outdoor amenity spaces with good solar
access and protection from wind will be required as part of the site plan and should include
seating and play equipment for residents of all ages and abilities.
d) Section 3.1, page 15 - The precedent images provided should include active play spaces and
equipment.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Pag-_-21N of 476
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
e) An updated Urban Design Brief is required.
4. Policies, Standards and Resources:
• City of Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
• Cycling and Trails Master Plan (2020)
• Chapter 690 of the current Property Maintenance By-law
• Places & Spaces: An Open Space Strategy for Kitchener
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual
5. Anticipated Fees:
Parkland Dedication
The parkland dedication requirement for this submission is deferred and will be assessed at a future Site
Plan Application. Parkland dedication will be assessed based on the land use class(es) and density
approved through the OPA and ZBA and required as a condition of Site Plan Approval
Parkland dedication is required for the application as cash -in -lieu of land according to the Planning Act,
Bylaw 2022-101 and the Park Dedication Policy
Dedication requirements are subject to the Parkland Dedication Policy and rates in effect. Please be
advised that an updated Parkland Dedication Policy and By-law were approved by City of Kitchener
Council on August 22 2022. 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
age -
of 476
From: Katey Crawford
Sent: Friday, November 17, 2023 10:16 AM
To: Pierre Chauvin; Brian Bateman
Cc: Paul Florica; Chelsea Dahmer; Dave F. Hicks; Bicudo, Joao; Vander Veen,
Benjamin; Luisa Vacondio
Subject: RE: 404-430 New Dundee, Klondike Homes
Good morning, Pierre,
Thanks to the project team for making the requested changes. I am satisfied with the revised plans and
arborist report for this application.
Please provide an updated urban design brief reflective of the changes and noting a robust playground
including play structure/s within the on-site amenity space on page 15.
Best,
Katey
Katey Crawford, OALA, CSLA
Senior Urban Designer / Planning Division / City of Kitchener
519-741-2200 ext. 7157 / TTY 1-866-969-9994
Kate .Crawford kitchen er.ca
0000000wo
From: Pierre Chauvin <pchauvin@mhbcplan.com>
Sent: Tuesday, November 14, 2023 1:49 PM
To: Brian Bateman <Brian.Bateman@kitchener.ca>; Katey Crawford <Katey. Crawford@kitchener.ca>
Cc: Paul Florica <paul@klondikehomes.com>; Chelsea Dahmer <CDahmer@mte85.com>; Dave F. Hicks
<DHicks@mte85.com>; Bicudo, Joao <Joao.Bicudo@wsp.com>; Vander Veen, Benjamin
<Ben.VanderVeen@wsp.com>; Luisa Vacondio <Ivacondio@mhbcplan.com>
Subject: 404-430 New Dundee, Klondike Homes
Hi Brian/Katey,
Further to our meeting on October 23rd, I have included below a dropbox link with a revised site plan,
grading plan and TMP.
https://www.dropbox.com/t/OsRHDSE8eVgKJWWV
As requested, the site plan has been revised to reflect the latest townhouse design (similar to the
Morrison site) and more importantly the two blocks of stacked towns along New Dundee Road on the
east side of the entrance has been shifted to now provide an approximately 11 metre setback to protect
Page 138 of 476
the trees along this frontage. The grading plan and TMP have been revised accordingly. The TMP also
includes a signed letter from the Region, as requested.
The notation on the site plan and grading plan has been revised to properly note the height of the
retaining wall (max. 1.4 m) along the rear property line.
Other items updated in the TMP include:
• updated wording in the report regarding preservation methods for trees at the front of the
property
• temporary and permanent tree protection fencing on plans
• aeration pipe detail
• and signed Region letter including all of the trees the City was concerned about
I trust the enclosed satisfies your outstanding requirements such that we can move this matter forward
to a Council decision at the next available PSIC/Council meetings.
We appreciate your timely review of the enclosed and I look forward to your response.
PIERRE CHAUVIN, MA, MCIP, RPP I Partner
M H BC Planning, Urban Design & Landscape Architecture
540 Bingemans Centre Drive, Suite 200 Kitchener I ON I N213 3X9 I T 519 576 3650 X
701 1 C 519 580 4912 1 F 519 576 0121 pchauvin@mhbcplan.com
Follow us: Webpaqe I Linkedin I Facebook I Twitter I Vimeo I Instagram
P L A N N I N G
URBAN DESIGN
& LANDSCAPE
Y E A R S MHBC ARCHITECTURE
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or
otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. 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.
Page 139 of 476
From: Planning <planning@wcdsb.ca>
Sent: Wednesday, January 11, 2023 2:02 PM
To: Brian Bateman
Subject: RE: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Good Afternoon Brian,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have the following comment(s)/condition(s):
A) That any Education Development Charges shall be collected prior to the issuance of a building
permit(s).
B) That the developer shall include the following wording in the site plan agreement / future
condominium declaration to advise all purchasers of residential units and/or renters of same:
"in order to limit risks, public school buses contracted by Student Transportation Services
of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately
owned or maintained right-of-ways to pick up and drop off students, and so bussed
students will be required to meet the bus at a congregated bus pick-up point."
If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Friday, December 9, 2022 3:10 PM
To: MTO - Jeremiah Johnston (Jeremiah.Johnston@ontario.ca) <ieremiah.iohnston@ontario.ca>;
asaee@northdumfries.ca; 'clerks@cam bridge. ca' <clerks@cambridee.ca>; _DL_#_DSD_Planning <DSD-
PlannineDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus
<EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA -
Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hvdroone.com>; Jim
Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>;
Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>;
Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM)
<Park.Planning@kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>;
Page 140 of 476
Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan
<Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman(@kitchener.ca>
Subject: Circulation for Comment - 404-430 New Dundee Road (OPA/ZBA)
Caution - External Email - This Message comes from an external organization. Do NOT click on
unrecognized links or provide your username and/or password.
Please see attached. Additional documentation can be found in AMANDA folders 22- 127987 & 22-
127988 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
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
610.7 0 0 0 0 0 0 0
Disclaimer - This email and any files transmitted with it are confidential and contain privileged or
copyright information. You must not present this message to another party without gaining permission
from the sender. If you are not the intended recipient you must not copy, distribute or use this email or
the information contained in it for any purpose other than to notify us. If you have received this
message in error, please notify the sender immediately, and delete this email from your system. We do
not guarantee that this material is free from viruses or any other defects although due care has been
taken to minimize the risk. Any views expressed in this message are those of the individual sender,
except where the sender specifically states them to be the views of the Waterloo Catholic District School
Board.
Page 141 of 476
From: Christie Kent <christie kent@wrdsb.ca>
Sent: Wednesday, January 11, 2023 11:10 AM
To: Brian Bateman
Subject: WRDSB Circulation Comments: 404-440 New Dundee Road OPA/ZBA
You don't often get email from christie kent@wrdsb.ca. Learn why this is important
Good Morning Brian,
The WRDSB offers the following comments for information and consideration with respect to the above
noted circulation:
Student Accommodation
As this time, the subject lands are designed to attend Groh PS and Huron Heights SS; however due to
significant enrolment pressures at both schools, WRDSB Planning Staff will be recommending that a
Development Area is established over the subject lands.
Temporary student accommodation would be provided at alternative schools, to be identified and
recommended as part of the Annual Development Area Report to be presented to the Board of Trustee
for decision in February 2023. WRDSB Administrative Procedure 4992 provides information on
Development Areas, including notification protocols, public consultation and annual reporting.
Funding and site approval has been obtained for the construction of a new school at Thomas Slee Drive
and Ian Ormston Drive. Construction has not yet begun and a timeline for opening of the new
elementary school cannot be confirmed at this time. It is noted that future permanent student
accommodation for elementary students within the Development Area will be included in a boundary
review process.
Student Transportation
The WRDSB supports active transportation, and pedestrian safety and connectivity should be considered
in site design and through the construction process.
Please be advised that Student Transportation Services of Waterloo Region (STSWR)'s school buses will
not travel privately owned or maintained right-of-ways to pick up/drop off students. Transported
students may be required to meet the bus at a congregated bus pick-up point on a municipal right-of-
way.
Education Development Charges
Please be advised that any development on the subject lands will be subject to the WRDSB's Education
Development Charges By-law, 2021, as amended or any successor thereof and the payment of
Education Development Charges may be required prior to the issuance of a building permit.
Please do not hesitate to reach out with any questions or concerns. I will provide an update regarding
the Development Area recommendations once the report is publicly available.
Thank you,
Christie
Christie Kent MCP RPP
Page 142 of 476
Senior Planner
Waterloo Region District School Board
51 Ardelt Avenue, Kitchener ON, N2C 2R5
C: 226-748-4803
T: 519-570-0003 Ext. 4459
E: christie kenta-wrdsb.ca
Page 143 of 476
From:
Paul Ayotte
Sent:
Tuesday, December 20, 2022 11:45 AM
To:
Brian Bateman
Cc:
Danielle Ayotte
Subject:
404-430 New Dundee Road
Importance: High
You don't often get email from
Hi Brian,
Learn why this is important
This proposed development is in my backyard. I just read the notice and it says to direct concerns to
you. In advance, thanks for listening.
In general, I am pro development when it is done the right way. My concern here is that many families
moved into this area because of the estate style homes and large lots associated with it. People paid for
this with the expectation that future development would preserve the fabric of the
neighborhood. Stacked townhomes do not do this, they add traffic, noise and increased wear and tear
on the infrastructure we pay for. This development is right beside a heritage designated home.
I have lived in this area for 5 years now and have seen litter, illegal dumping, theft, vandalism and
speeding all get worse as the development density has increased.
If they are going to develop they should build detached homes. Let me know if there is another forum I
should be submitting these concerns to.
Thanks,
Paul Ayotte
Regional Vice President - Canada
w�vY�R I www.badgerinc.com
In0 An equal opportunity employer
The contents of this email are confidential and intended for the recipient only.
If you have received this email in error, please notify us, and destroy all copies.
Page 144 of 476
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
Hi Brian,
Wafik Moussa
Monday, February 27, 2023 11:21 AM
'RICHARD PIEKARZ'; Brian Bateman
Tina Malone -Wright; Christine Michaud; Anne Hastings; Brandi
Hilton; Emily Morris; Frenec Mihaly; Irene Prahaler; Judy Schill;
Werner Hohn
Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Follow up
Flagged
I want to summarize the point I stressed during the meeting:
We understand that population growth might make re -zoning this parcel of land to RES -5 attractive.
What we fail to understand is the city's motive to consider granting exceptions to existing bylaws to allow
160 units to exist on this parcel.
The exceptions requested by the developer are to increase Floor Space Ratio (FSR) by 50% (0.6 to 0.9)
and the height to 14 meters instead of the allowed 11 m.
The reasoning the city planning committee drove forward on the meeting to accept the exceptions is
simply not based on reasonable or logical grounds:
"The 4th floor is partially under grade due to the slope of the land and thus shouldn't count fully in FSR
calculations or height calculations"
Even taking that in consideration assuming the 4th floor is fully underground (which is not the case) that
warrants an increase of 25% to the FSR which results in an FSR of 0.75 not 0.9. Multiplying the capacity
by a factor of 1.5X is very unreasonable. The by-law is in place to prevent against overcrowding and
straining infrastructure. Increasing the number of units in such a drastic fashion is unjustifiable.
Same reasoning was brought forward about height which again doesn't make sense and loses track of
the need for development to blend in with the surrounding as per the City of Kitchener Urban Design
Policy (11.C.1.31 - 11.C.1.33). Furthermore, the fact that the development is overlooking a regional road
on the South does not justify a height exception at the North end at the boundary of a residential single
homes (our backyards).
Finally something that was never mentioned is that according to the City of Kitchener Zoning By-law
2019-051 Section 7, the maximum number of storeys in RES -5 Cluster Townhouse Dwelling Unit is 3.
The developer is simply breaking this rule that again protects against both overcrowding and the need for
a new development to blend in within its surroundings.
If the number of units are reduced by removing a floor from each building:
- FSR ratio would be at 0.75 (still above the allowed 0.6 requiring an exception but not by 50%)
- Height would not require an exception
- Number of storeys would abide to zoning by-law
All the problems we discussed about lack of infrastructure around parking, traffic/mobility (lack of
pedestrian side walks, biking lanes, bus routes) and noise would be solved if the city does not agree to
grant these exceptions. The city planning committee has a duty of care to protect our interests as
residents of the city and the interests of future residents of this development and to safeguard both our
and their safety, comfort and well-being.
The only reason the city would grant this exception is to appease a developer driven by profit. That
argument for efficiency and solving the housing market problem would only apply if the developer is not
Page 145 of 476
commending market price for these units or if the developer is a non -for-profit organization. I am all for a
developer to profit from their project, I just think this needs to happen within reason and while respecting
the zoning by-laws in place to protect us.
Thanks for your support throughout this process. I hope the city enforces its by-laws and exercise its right
to offer exceptions responsibly based on logically sound and fair grounds.
Regards,
Wafik Moussa, MASc, MBA, P.Eng.
On Friday, February 24, 2023 at 10:40:08 a.m. EST, Brian Bateman <brian.bateman(a)-kitchener.ca>
wrote:
Received — thank you, Richard. I will be in touch regarding next steps.
Brian
From: RICHARD PIEKARZ
Sent: Friday, February 24, 2023 9:34 AM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
HI Brian See enclosed Questions and Notes pertaining to the Meeting on Feb 16 th
Also Attachment's that are part of the file
Any questions or Concerns please advise
Please confirm receipt and next steps forward
Kind Regards
Richard Piekarz
Page 146 of 476
On Monday, February 13, 2023, 12:43:14 p.m. EST, Brian Bateman <brian.batemana-kitchener.ca>
wrote:
Richard,
Sending you the Agenda for Thursday's meeting. See you there.
Brian
From: Brian Bateman
Sent: Friday, February 10, 2023 4:09 PM
To: 'PIEKARZ'
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: RE: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi Richard,
Sorry the delay in responding. I think it is prudent to meet first with the owner to discuss the issues to
see if there can be any resolutions reached. Depending on the outcome, responses can be
provided. Looking forward to the meeting.
Brian
From: PIEKARZ
Sent: Wednesday, February 8, 2023 4:55 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi ... Brian
When do you think we can get a response back on the questions
Page 147 of 476
Best Regards
Richard Piekarz
On Jan 31, 2023, at 12:25 PM, Brian Bateman <Brian.Bateman(a)-kitchener.ca> wrote:
Thank you, Richard.
From: PIEKARZ
Sent: Tuesday, January 31, 2023 12:00 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi Brian
We are good with that date and time
Best Regards
Richard Piekarz
On Jan 31, 2023, at 9:16 AM, Brian Bateman
<Brian.Bateman(a)-kitchener.ca> wrote:
Hello Richard,
Just following up on my earlier email. Can you please advise asap as
calendar are booking up. Thanks.
Brian
From: Brian Bateman
Sent: Friday, January 27, 2023 3:40 PM
Page 148 of 476
To: RICHARD PIEKARZ
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine
Michaud <Christine. Michaud(a)-kitchener.ca>
Subject: RE: Proposed Meeting Date - February 16 at 6:30 at MHBC
Offices
Richard,
Pierre Chauvin, MHBC, has offered to hold a meeting at their offices on
February 16 at 6:30. Can you please canvass your group to see if that
date and time works? Agenda will follow.
Brian
From: Brian Bateman
Sent: Wednesday, January 25, 2023 9:35 AM
To: RICHARD PIEKARZ
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Garett
Stevenson <Garett.Stevenson(a)-kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: FW: Proposed Development in Doon
Hello Richard,
I wanted to acknowledge receipt of your email and thank you for
providing your concerns and question. I will review them and respond
accordingly. Will be in touch.
Brian
From: RICHARD PIEKARZ
Sent: Tuesday, January 24, 2023 10:01 AM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Development in Doon
Page 149 of 476
Hi Brian
Please Confirm Receipt of this Documents and can you please forward
a Copy to Christine our ward Councillor
Enclosed is a follow UP to the Zoom Meeting
Contained in this documents is a series of Questions that need answers
for the residents on Pearwood Court .
Can you have your team go thru this documents and Add answers and
forward it back to us
Once we have your answers our group on Pearwood can review the
responses.
We would like to schedule a meeting with yourself and anyone you feel
that would be necessary.
On Monday, January 16, 2023, 05:00:15 p.m. EST, Brian Bateman
<brian.bateman(a)kitchener.ca> wrote:
Richard,
See responses below.
Brian
From: RICHARD PIEKARZ
Sent: Monday, January 16, 2023 12:45 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Development in Doon
Brian a Few Questions
Can you give us a proposed agenda of the zoom meeting
7:00 pm Welcome and Introduction
7:05 pm Presentation
City of Kitchener
Page 150 of 476
Applicant Team
What We Heard
7:30 pm Questions & Answers through Q & A
8:00 pm Next Steps
8:05 pm Open Dialogue
8:30 pm Wrap Up
How much time will be given to the residents of Pearwood Court -
about an hour
Will the Meeting be recorded and will we have access this meeting call
at a later date - Yes and yes
Do you have a list of Proposed attendees from the cities side plus anv
other individuals that you know of that will be on the call I assume
Christine Michaud our ward Councillor will be on the call - there will be
several City staff to help run the meeting in addition to myself; the
landowner and his planning and engineering consultant; Christine is
scheduled to attend .
Brian
Kind Regards
On Friday, January 6, 2023, 05:00:31 p.m. EST, Brian Bateman
<brian.bateman(a)-kitchener.ca> wrote:
Hi Richard,
Thanks for the follow up — I have attached the proposed grading plan
for your information. With respect to rear building elevations and
detailed planting plans, typically they are submitted with a site plan
application. At this point, the owner is seeking land use approvals so
the massing, height and setbacks are considerations. This
information is detailed in the Urban Design Brief. However, I will ask
the owner's planning consultant if preliminary elevations are available
and show them at the meeting.
Brian
Page 151 of 476
You don't of n
From: PIEKARZ
Sent: Thursday, January 5, 2023 9:46 AM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Development in Doon
email from earn why this is important
Hi Brian
Couple items
Could not open grading info in the file seems it is open
Also to get a perspective on what this will look like we would need
Any proposed Architectural drawing of the rear of these town
homes facing the rear of Pearwood court
Also we would like to see the proposed planting schedule and
design drawing and design for the 4.5 m buffer zone from
retaining wall to property lines
In my review of all documents I find many mistakes and
perceived issues from traffic studies to noise studies to the
simple basic mathematical calculation of lot size .
Page 152 of 476
The sole purpose of mutual understanding of what is to be built
to give people to understand what they will be looking at, so it is
significantly important.
I trust that you can dig around to find this data needed for our
meeting
Best Regards
Richard Piekarz
LLC file 2
On Dec 30, 2022, at 5:00 PM, Brian Bateman
<Brian.Bateman(a)-kitchener.ca> wrote:
Hi Richard,
Thank you for your email and for taking the time to
contact me. Here's a link to the City's website that
contains all the applicant's technical supporting
material:sUPPORTING dOCUMENTS
(kitchener.ca). Trusting this is satisfactory.
Brian
From: RICHARD PIEKARZ
Sent: Friday, December 30, 2022 11:18 AM
To: Brian Bateman <Brian.Bate man(a-)-kitchener.ca>
Subject: Proposed Development in Doon
Page 153 of 476
You don't often get em 3iIflom Learn why this is important
We recently received a development card in the mail
regarding a townhouse development on Dundee Rd
For the people on Pearwood court that would rear
face this development and for us to formulate
constructive questions for your zoom meeting can
you provide us with the following :
Lot plan of the development with said mention
of clearances to the rear yards of homes on
Pearwood court
Rear elevation view of Town Houses the
proposed development to the lot lines of
Pearwood court at current grade level
Copy of the application for Demolition of the
proposed Homes
Copy of the Traffic study
Copy of the plan or Environmental Study of
the Green space trees in the rear of Pearwood
court along the proposed development
Copy of the building Permit Application for
the development
Page 154 of 476
Copy of the Application for Zoning Change
Any proposed Architectural drawing of the rear of
these town homes facing the rear of Pearwood
court
Having this information will give us a opportunity to
formulate questions on the zoom meeting and offer
clear transparency for the development to the doon
community.
Kind Regards
Richard Piekarz : Resident and Property Owner of
Pearwood Court
File LLC 1
Page 155 of 476
From: Wafik Moussa
Sent: Wednesday, December 21, 2022 12:55 PM
To: Brian Bateman
Cc: cchristine.muchaud@kitchener.ca
Subject: Comments on Proposed Development 404-430 New Dundee Road
You don't often get email from Learn why this is important
Dear Mr. Bateman,
We are submitting our comments regarding the "404-430 New Dundee Road" proposed development.
On behalf of ourselves, our family and many neighbors living on Pearwood Court I want to echo our
concern and disappointment that the City of Kitchener is entertaining the idea of having such a large
development in our backyards.
Concentrating that many units (160 units) in this parcel of land within a suburban area destroys the value
of our homes and eliminates all the peace, quiet and privacy we sought after when we chose this location
to live. I cannot imagine the amount of noise pollution and air pollution that 186 cars and that many
residents can produce at a 10 meters distance from our home.
Looking at the proposed conceptual site plan it reflects a lack of taste and consideration for the families
living in this project's backyard. In fact the project has no backyard. A set of 5 groups of 16 unit stacked
townhomes are lined up right where our backyards end. Each one of these is 14 meters high.
Why not move the green areas to face our residential homes instead of being faced with the back of
these 14 meter high building? Why not build less units to keep height at par with the rest of the
neighborhood? The developer has no regard for tax paying residents who lived here peacefully for years,
the developer only cares to maximize profit no matter the consequences.
As proud residents of this neighborhood and this city, we are hoping that the city would protect our
interests in maintaining our homes as a peaceful safe haven for our families to grow protected from the
harms of pollution produced by poorly planned overcrowded developments and with access to the right to
see greenery when we open our windows and when our kids play in their backyard and not hideous
concrete walls. The city should not accept a proposal where we lose our peace, we lose our privacy, we
lose the value of our homes and dignity for a developer to profiteer.
In conclusion my feedback is this project should not be allowed to proceed with the current proposed site
plan if the city is keen on protecting our wellbeing as residents.
Thanks for your support.
Regards,
Wafik Moussa, MASc. MBA P.Eng.
Mira Moussa, H.BSc JD
Residents of Pearwood Court
Page 156 of 476
From:
Sent:
To:
Cc:
Subject:
You don't often get email from
Good Afternoon,
Werner Hohn
Wednesday, December 28, 2022 1:19 PM
Brian Bateman; cchristine.michaud@kitchener.ca
Tracey Jurevicius
404-430 New Dundee Road
Learn why this is important
I am writing concerning the Notice of Development that my wife and I recently received. We reside at 38
Pearwood Court which is directly behind the proposed development. Our home was purchased and
occupied by us in February 2001.
Our concerns are as follows:
1) The proposed height of the low rise residential stacked townhouses is 14 meters which is 46 feet. The
current homes in this area are 2 stories with a height of approximately 7.3 meters or 24 feet. These so-
called low rise townhouses would be twice the height and dwarf the existing homes.
2) Privacy in our backyard is another issue due to the 46 foot height of the townhouses.
3) How close to the existing property lines would the townhouses be located?
4) There are a substantial number of mature trees in the backyards of the current large homes located
on New Dundee Road. Would these all be cut down? And if so, does the developer intend to create a
buffer and plant new trees to separate the existing homes on Pearwood Court from the planned
townhouses?
5) Where will the entrance/exit from the proposed development be located on New Dundee Road? The
current amount of traffic and the speed of the cars travelling on New Dundee Road already make it
difficult and dangerous to turn onto New Dundee Road from Thomas Slee Drive to get out of our
subdivision.
6) A major concern is the impact to the current property values of the existing homes located on
Pearwood Court. When we purchased our home in September 2000 we paid a lot premium due to the
location.
These are the concerns that presently come to mind. I am sure our neighbours will have concerns of
their own in addition to ours. We definitely will be at the January 19th Zoom meeting to receive
additional feedback concerning this proposed development.
Sincerely,
Werner and Tracey Hohn
Page 157 of 476
From:
Sent:
To:
Subject:
You don't often get email from
Hi Brian
Couple items
PI EKARZ
Thursday, January 5, 2023 9:46 AM
Brian Bateman
Re: Proposed Development in Doon
Learn why this is important
Could not open grading info in the file seems it is open
Also to get a perspective on what this will look like we would need
Any proposed Architectural drawing of the rear of these town homes facing the rear of Pearwood
court
Also we would like to see the proposed planting schedule and design drawing and design for the
4.5 m buffer zone from retaining wall to property lines
In my review of all documents I find many mistakes and perceived issues from traffic studies to
noise studies to the simple basic mathematical calculation of lot size .
The sole purpose of mutual understanding of what is to be built to give people to understand what
they will be looking at , so it is significantly important .
I trust that you can dig around to find this data needed for our meeting
Best Regards
Richard Piekarz
LLC file 2
Page 158 of 476
On Dec 30, 2022, at 5:00 PM, Brian Bateman <Brian.Bateman@kitchener.ca> wrote:
Hi Richard,
Thank you for your email and for taking the time to contact me. Here's a link to the
City's website that contains all the applicant's technical supporting material:
SUPPORTING dOCUMENTS (kitchener.ca). Trusting this is satisfactory.
Brian
From: RICHARD PIEKARZ
Sent: Friday, December 30, 2022 11:18 AM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Proposed Development in Doon
You don't often get email from Learn why this is important
We recently received a development card in the mail regarding a townhouse
development on Dundee Rd
For the people on Pearwood court that would rear face this development and for us to
formulate constructive questions for your zoom meeting can you provide us with the
following :
Lot plan of the development with said mention of clearances to the rear yards
of homes on Pearwood court
Rear elevation view of Town Houses the proposed development to the lot lines
of Pearwood court at current grade level
Copy of the application for Demolition of the proposed Homes
Copy of the Traffic study
Copy of the plan or Environmental Study of the Green space trees in the rear of
Pearwood court along the proposed development
Copy of the building Permit Application for the development
Copy of the Application for Zoning Change
Any proposed Architectural drawing of the rear of these town homes facing the
rear of Pearwood court
Having this information will give us a opportunity to formulate questions on the zoom
meeting and offer clear transparency for the development to the doon community.
Kind Regards
Richard Piekarz : Resident and Property Owner of Pearwood Court
Page 159 of 476
File LLC 1
Page 160 of 476
From:
Sent:
To:
Subject:
You don't often get email from
Hi Brian
RICHARD PIEKARZ
Friday, December 30, 2022 11:18 AM
Brian Bateman
Proposed Development in Doon
Learn why this is important
We recently received a development card in the mail regarding a townhouse development on Dundee
Rd
For the people on Pearwood court that would rear face this development and for us to formulate
constructive questions for your zoom meeting can you provide us with the following :
Lot plan of the development with said mention of clearances to the rear yards of homes on
Pearwood court
Rear elevation view of Town Houses the proposed development to the lot lines of Pearwood
court at current grade level
Copy of the application for Demolition of the proposed Homes
Copy of the Traffic study
Copy of the plan or Environmental Study of the Green space trees in the rear of Pearwood court
along the proposed development
Copy of the building Permit Application for the development
Copy of the Application for Zoning Change
Any proposed Architectural drawing of the rear of these town homes facing the rear of Pearwood
court
Having this information will give us a opportunity to formulate questions on the zoom meeting and offer
clear transparency for the development to the doon community.
Kind Regards
Richard Piekarz : Resident and Property Owner of Pearwood Court
File LLC 1
Page 161 of 476
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
You don't often get email from
2
drjaspreet singh gill
Thursday, January 5, 2023 7:44 PM
Brian Bateman
cchristine.michaud@kitchener.ca
Regarding New Townhomes Doon South URGENT
Follow up
Flagged
Learn why this is important
lam writing in response to letter received regarding building townhomes on new dundee.
I believe this is extremely unfortunate and disappointing.
My views in this regard
1. New dundee is a very busy and dangerous road , with many safety concerns including speedy
vehicular traffic. More construction will add to apathy of the situation.
2. Entire landscape of doon south is already destroyed with that new storage construction along with
the multistorey rainbow lake apartments . ( extremely overpriced and at a vulnerable spot,)
3. New townhomes location is absolutely shocking. There are big houses all around
The whole calm atmosphere is going to take a beat. More construction will completely destroy doon
south. There are new homes by activa coming up on new dundee.
What is the point of taking down a single home and built townhomes between the houses ? We are
completely moving towards pulling down the ecosystem and natural environment.
My suggestion and future recommendations
1. We need a good community center in doon south. So many new people have moved in this
community. Have we done enough for them? Lack of community centers has forced us to travel to far
off places for basic facilities. Our children are traveling to far off locations for swimming and other basic
activities.
2 Have we ever thought about our seniors in the community? There are no small grocery centers
nearby . There are no good libraries ( lack of community center ) for them to visit during their free time
. All this has lead to no community programs and no interaction among the doon south locality.
3. Are we only focused on getting more people by building townhomes or are we focused on building
the communities. Lack of good schools ( no schools for newly built construction) have lead our children
traveling kms everyday. Our parents and seniors can't walk down with the children to school due to
distance. We are not doing enough to bring everyone together and create a close knit community with
all facilities.
Page 162 of 476
4. The biggest issue is that we are only focusing on destroying doon south by building townhomes and
condos rather than providing facilities for the existing residents.
Kindly reject this new proposal and save #Doonsouth for our children and our future.
If you need more discussion and recommendations on this please feel free to contact
Thanks
Regards
Jaspreet Gill
Resident Doon South Kitchener
Sent from Yahoo Mail on Android
Page 163 of 476
From:
brandi hilton
Sent:
Wednesday, May 10, 2023 12:44 PM
To:
Brian Bateman; Christine Michaud
Cc:
Michael Rand
Subject:
Impact of 430 New Dundee are on 54 Pearwood Court
Attachments:
Image-jpsImage-jpeg; Image-jpeg; Image-jpeg; Image-jpeg; I,,��o
Image-jpeg; Imago ipeag
Hi Brian ,
I know we are waiting to hear from Paul in regards to all our concerns. I just want to clarify by way of a
few photos the exact issue we're concerned about at our home. Christine did come out a few years back
to see our concern with the development at 448 New Dundee Rd. But 430 has a much bigger impact on
our yard with regards to the berm being flattened.
We had an arborist out and showed him the design development of 430 ND rd. with the removal of the
berm. The arborist made it clear to us that the 6 large spruce trees we planted on our side, along fence,
are at very high risk of damage with the berm flattened and the wind, dust and debris. Debris and it's
not possible to relocate them. I've attached photos of our trees and the berm. Our trees are roughly 12
feet tall and young and healthy. The concern is that when they die (and it could take a year), Paul would
have to replace them and he won't be able to get the equipment down into our yard for the 12-15 feet
trees and we have concrete steps on both sides. He would have to have the concrete steps ripped up
and replace them along with the trees and grass etc.
Please forward these images and our concern along to him for his consideration while planning. We feel
that leaving the berm behind our home is imperative to protecting our property. In fact, we would
appreciate it if you could come and see what we are trying to explain if possible.
Regards,
Brandi and Mike
Pearwood Court, Kitchener
Get Outlook for iOS
Page 164 of 476
From:
brandi hilton
Sent:
Sunday, January 8, 2023 10:41 AM
To:
Brian Bateman
Cc:
Christine Michaud; Michael Rand
Subject:
404-430 New Dundee Rd
Hi Brian,
I'm a resident on Pearwood Court greatly concerned about this huge development going in
behind our property. We have been in touch last year with Andrew Pinell and our Councillor
Christine Michaud regarding the development of 448 New Dundee Rd. We are located at 54
Pearwood Court and our property boarders both of these developments (404-430 and 448 New
Dundee). We have been in touch with engineers who warn us that the slope of the land and the
sandy area puts our backyard at great risk of damage and we've recently invested over 150k in
upgrades (inground pool, concrete steps, mature trees, deck and shed). There is a large berm
behind us between our yard and 430 New Dundee Rd. Do you know if this will remain? We're
very concerned about grading and sediment if this is removed. Is the city planning to leave the
treeline to protect the residents of Pearwood Crt ? Will there be a large retaining wall to
protect the existing mature properties from the noise of the 401? Can the city do anything to
have the two developers work together to build a safe road in from Ridgemount Street? We've
been living on Pearwood Court for 10 years now and we've seen a huge increase in traffic on
New Dundee Rd as well as parking concerns in the new Activa development on Ormston where
the new school is going in, how are cars going to get in and out of this development with 160
new residents?
Thank you in advance for hearing our concerns. We look forward to some answers at the Zoom
meeting in two weeks.
Brandi Hilton and Mike Rand
Pearwood Court, Kitchener
Page 165 of 476
From: Laura Obal
Sent: Saturday, January 7, 2023 5:48 PM
To: Brian Bateman; cchristine.michaud@kitchener.ca; Christine
Michaud
Subject: Development at 404-430 New Dundee Road
Hello Brian and Christine,
We received the notice about the development proposed for 160 stacked townhouse units at 404-430
New Dundee Road. Please DO NOT build any more in this beautiful area. We live on Thomas Pedder
Court and are already upset enough about the high rise building that went in across New Dundee from
the Ormston Property. We moved here to be on a court in a quiet neighborhood with low traffic.
We understand that there is a need for more housing in the area but this is certainly not the best place
for it as there are no amenities nearby to accommodate high density units. We need more police,
firefighters, hospitals etc. We cannot continue to grow without being proactive with this highly needed
infrastructure. There are all kinds of concerns that haven't been addressed first. This will lead to
crowding, more crime in our city etc.
The proposed Doon South II Public School was approved in 2019 but doesn't actually have enough
funding to complete the project due to material cost increases (thanks to the currently Provincial
Government). This will mean that there is no school to support all of the extra people moving into the
area. As it is, children are being sent to already overcrowded temporary schools. We desperately need
the funding so that this school can be built (not to mention the fact that we need at least 2 other High
Schools in the area).
There is also no easy entrance or exit to this proposed development area. New Dundee is a busy and fast
road. This property is also on a hill and will require too many trees to be cut down. The entrance and
exit point for these condos cannot be between the exciting homes. Please do not approve this project!!!
Thank you for your time,
Laura
Sent from my iPhone
Page 166 of 476
From:
ahastings007
Sent:
Saturday, January 7, 2023 6:25 AM
To:
Brian Bateman
Subject:
404-430 New Dundee Rd
You don't often get email from
Dear Mr Bateman,
I have been a resident of Pearwood Court in Kitchener since 1999. 1 purchased my home with the
knowledge that I was backing on to large homes with large properties allowing me privacy, which is why
I located here. I'm sure I can speak for the other residents along this side of Pearwood Crt, that they too
found that as a big part of their decision to purchase here. So to find out that we are now going to have
160 stacked townhouse units, which according to the concept drawing, look nothing more than a bunch
of cement blocks, ( not much architecture there!) is more than disappointing!
Looking at the tree report, there are 347 trees in total, of which only 23 will remain. Are you kidding
me? Yes, I saw that 140 could "possibly" be relocated... but no guarantees. And where would these
"transplants " be going? How is this even close to being environmentally responsible? Trees provide us
(humans)with oxygen, natural cooling for the planet, homes and nesting spots for birds and other
wildlife, a natural sound barrier from the ever increasing traffic noise of the 401 and New Dundee
Rd, and also privacy for the residents of Pearwood Crt... which is what we paid for! Where are our rights
in all of this? Are we just to be submissive to the hands of the developer, who has much deeper
pockets? The number of units should be reduced and the height of the units should be lowered. A
dense tree line and the privacy of the residents must be maintained... period!
There are 160 units to be built... most households these days have more than one vehicle, usually 2 on
average ... (not 1.05! )Who owns 1.05 vehicles? According to my math, that makes 320 vehicles. There
are 186 parking spaces, and it appears,(according to the vague plans) that there may be 4 spots per 16
unit block that have a garage/driveway. So call that 40 + 186 = 226. That looks like there will be a
possible overflow of 94 vehicles.... where exactly are they to park? On New Dundee Rd where the posted
speed limit is 80kms? Which we know people drive faster than that. Where there are future plans for a
truck company/stop in the undeveloped land across the street? How safe will that be? Was that even a
consideration? This is irresponsible planning in my opinion.
This project is totally out of place in this neighborhood. I would have expected more from the city to
protect the rights and privacy of the current residents whom have been taxpayers for a very long
time ... and also from Klondike homes as the developer ... I was under the impression they built nice high
end homes. I guess I'm mistaken. Both entities have let us, the existing residents, down!
Anne Hastings
Sent from my Galaxy
Page 167 of 476
From:
brandi hilton
Sent:
Friday, February 17, 2023 12:46 PM
To:
Brian Bateman
Cc:
Michael Rand
Hi Brian,
Thank you for taking the time to hear our concerns last night. Mike and I would like to add one more
comment that we're hoping you could bring to Paul's attention. The buffer between our property and
the development is more narrow than the rest AND the height of the buildings are higher in comparison
to the others. As I mentioned our engineer is concerned for the sand and grading and damages to our
upgraded yard. Could he consider increasing the buffer on our side ? Should he build any one building
with less stories could it be the one on west side behind us. Although we're all impacted on Pearwood
Crt, we feel we are really being hit the hardest.
Thank you,
Brandi and Mike
Get Outlook for iOS
Page 168 of 476
From: brandi hilton
Sent: Sunday, January 29, 2023 9:16 AM
To: Brian Bateman; Michael Rand
Cc: Christine Michaud
Subject: Fw:nPearwood Cres
Attachments: Pearwood Cres.pdf
You don't often get email from , Learn why this is important
Hi Brian,
Last year when the city proposed the owner of 448 New Dundee Rd's plans to develop his land,
Mike and I were very concerned for the destruction and damage of our backyard. We contacted
JD Barnes and spoke with the engineer below who did an arial view and expressed concern that
we could end up with sink holes etc. The grading of the land and the sand puts our recently
renovated backyard at great risk. Now the owner of 430 New Dundee Rd's plan raises this same
concern for us. MTE came out and did a free survey of our property along with 58 and 62
Pearwood Court as we all had simialr concerns. They offered this service free of charge for their
developer (448) as it seems very unfair for us to to have to pay $3,000 or more to have our own
engineers look at the situation from our backyards. We have not heard anything snce these
surveys were done last summer.
Our concern with the current proposed plan is that it shows the entire berm that protects our
backyard is flattened with a short retaining wall (shorter than the rest of the street). The owner
of 430 New Dundee Rd gave us permission 6 years ago to plant mature trees on this berm.
We've invested thousands of dollars planting trees which will now be torn down. While we are
well aware this was always a risk, it is environmentally unethical. These are young healthy
spruce trees.
Can the city please provide and engineer to look at this situation from our backyards to assess
our risks of damage and help propose a fair deal with this developer. When we installed our
inground pool and concrete we had concrete steps put in on both sides of our home since our
walkout is so steep. We planted 13 eight foot spruce trees on our land to help protect us from
all this. If we lose our trees, or our concrete cracks and our fibreglass pool lifts or is damage, we
are landlocked with our concrete steps and cannot get the equipment in again to replace what
is there. As you can see in the quote below, our engineer suggested we seek legal counsel
which is very unfortunate.
Thank you for hearing our concern and we look forward to the meeting with the other residents
soon.
Brandi Hilton and Mike Rand
Pearwood Court
Page 169 of 476
From: Jason Elliott
Sent: January 7, 2022 6:26 PM
To:
Subject: aPea rwood Cres
Hi Brandi,
As per our discussion earlier today, I hope that your neighbor is kind and you are not forced into
protecting yourself.
Please find the attached proposal for what we can provide for some As -built/ settlement surveying. I
believe your very smart to think ahead of this construction, let me know If you have any questions or
concerns about what we could provide.
Kind Regards,
Jason Elliott, O.L.S.
Project Supervisor
J.D. Barnes Limited
100-4273 King Street East
Kitchener, Ontario, N2P 2E9
T: (519) 578-2220 F: (519) 650-5625
ielliott@idbarnes.com
;; ) J.D.BARNES
Page 170 of 476
From: Wafik Moussa
Sent: Monday, February 27, 2023 11:21 AM
To: 'RICHARD PIEKARZ'; Brian Bateman
Cc: Tina Malone -Wright; Christine Michaud; Anne Hastings; Brandi Hilton; Emily
Morris; Frenec Mihaly; Irene Prahaler; Judy Schill; Werner Hohn
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Follow Up Flag: Follow up
Flag Status: Flagged
Hi Brian,
I want to summarize the point I stressed during the meeting:
We understand that population growth might make re -zoning this parcel of land to RES -5 attractive.
What we fail to understand is the city's motive to consider granting exceptions to existing bylaws to allow
160 units to exist on this parcel.
The exceptions requested by the developer are to increase Floor Space Ratio (FSR) by 50% (0.6 to 0.9)
and the height to 14 meters instead of the allowed 11 m.
The reasoning the city planning committee drove forward on the meeting to accept the exceptions is
simply not based on reasonable or logical grounds:
"The 4th floor is partially under grade due to the slope of the land and thus shouldn't count fully in FSR
calculations or height calculations"
Even taking that in consideration assuming the 4th floor is fully underground (which is not the case) that
warrants an increase of 25% to the FSR which results in an FSR of 0.75 not 0.9. Multiplying the capacity
by a factor of 1.5X is very unreasonable. The by-law is in place to prevent against overcrowding and
straining infrastructure. Increasing the number of units in such a drastic fashion is unjustifiable.
Same reasoning was brought forward about height which again doesn't make sense and loses track of
the need for development to blend in with the surrounding as per the City of Kitchener Urban Design
Policy (11.C.1.31 - 11.C.1.33). Furthermore, the fact that the development is overlooking a regional road
on the South does not justify a height exception at the North end at the boundary of a residential single
homes (our backyards).
Finally something that was never mentioned is that according to the City of Kitchener Zoning By-law
2019-051 Section 7, the maximum number of storeys in RES -5 Cluster Townhouse Dwelling Unit is 3.
The developer is simply breaking this rule that again protects against both overcrowding and the need for
a new development to blend in within its surroundings.
If the number of units are reduced by removing a floor from each building:
- FSR ratio would be at 0.75 (still above the allowed 0.6 requiring an exception but not by 50%)
- Height would not require an exception
- Number of storeys would abide to zoning by-law
All the problems we discussed about lack of infrastructure around parking, traffic/mobility (lack of
pedestrian side walks, biking lanes, bus routes) and noise would be solved if the city does not agree to
grant these exceptions. The city planning committee has a duty of care to protect our interests as
residents of the city and the interests of future residents of this development and to safeguard both our
and their safety, comfort and well-being.
The only reason the city would grant this exception is to appease a developer driven by profit. That
argument for efficiency and solving the housing market problem would only apply if the developer is not
commending market price for these units or if the developer is a non -for-profit organization. I am all for a
Page 171 of 476
developer to profit from their project, I just think this needs to happen within reason and while respecting
the zoning by-laws in place to protect us.
Thanks for your support throughout this process. I hope the city enforces its by-laws and exercise its right
to offer exceptions responsibly based on logically sound and fair grounds.
Regards,
Wafik Moussa, MASc, MBA, P.Eng.
Page 172 of 476
On Monday, February 13, 2023, 12:43:14 p.m. EST, Brian Bateman <brian.batemana-kitchener.ca>
wrote:
Richard,
Sending you the Agenda for Thursday's meeting. See you there.
Brian
From: Brian Bateman
Sent: Friday, February 10, 2023 4:09 PM
To: 'PIEKARZ'
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: RE: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi Richard,
Sorry the delay in responding. I think it is prudent to meet first with the owner to discuss the issues to
see if there can be any resolutions reached. Depending on the outcome, responses can be
provided. Looking forward to the meeting.
Brian
From: PIEKARZ
Sent: Wednesday, February 8, 2023 4:55 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi ... Brian
When do you think we can get a response back on the questions
Page 173 of 476
Best Regards
Richard Piekarz
On Jan 31, 2023, at 12:25 PM, Brian Bateman <Brian.Bateman(a)-kitchener.ca> wrote:
Thank you, Richard.
From: PIEKARZ
Sent: Tuesday, January 31, 2023 12:00 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi Brian
We are good with that date and time
Best Regards
Richard Piekarz
On Jan 31, 2023, at 9:16 AM, Brian Bateman
<Brian.Bateman(a)-kitchener.ca> wrote:
Hello Richard,
Just following up on my earlier email. Can you please advise asap as
calendar are booking up. Thanks.
Brian
From: Brian Bateman
Sent: Friday, January 27, 2023 3:40 PM
Page 174 of 476
To: RICHARD PIEKARZ
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine
Michaud <Christine. Michaud(a)-kitchener.ca>
Subject: RE: Proposed Meeting Date - February 16 at 6:30 at MHBC
Offices
Richard,
Pierre Chauvin, MHBC, has offered to hold a meeting at their offices on
February 16 at 6:30. Can you please canvass your group to see if that
date and time works? Agenda will follow.
Brian
From: Brian Bateman
Sent: Wednesday, January 25, 2023 9:35 AM
To: RICHARD PIEKARZ
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Garett
Stevenson <Garett.Stevenson(a)-kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: FW: Proposed Development in Doon
Hello Richard,
I wanted to acknowledge receipt of your email and thank you for
providing your concerns and question. I will review them and respond
accordingly. Will be in touch.
Brian
From: RICHARD PIEKARZ
Sent: Tuesday, January 24, 2023 10:01 AM
To: Brian Bateman <Brian.Bate man@kitchener.ca>
Subject: Re: Proposed Development in Doon
Page 175 of 476
Hi Brian
Please Confirm Receipt of this Documents and can you please forward
a Copy to Christine our ward Councillor
Enclosed is a follow UP to the Zoom Meeting
Contained in this documents is a series of Questions that need answers
for the residents on Pearwood Court .
Can you have your team go thru this documents and Add answers and
forward it back to us
Once we have your answers our group on Pearwood can review the
responses.
We would like to schedule a meeting with yourself and anyone you feel
that would be necessary.
On Monday, January 16, 2023, 05:00:15 p.m. EST, Brian Bateman
<brian.bateman(a)kitchener.ca> wrote:
Richard,
See responses below.
Brian
From: RICHARD PIEKARZ
Sent: Monday, January 16, 2023 12:45 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Development in Doon
Brian a Few Questions
Can you give us a proposed agenda of the zoom meeting
7:00 pm Welcome and Introduction
7:05 pm Presentation
City of Kitchener
Page 176 of 476
Applicant Team
What We Heard
7:30 pm Questions & Answers through Q & A
8:00 pm Next Steps
8:05 pm Open Dialogue
8:30 pm Wrap Up
How much time will be given to the residents of Pearwood Court -
about an hour
Will the Meeting be recorded and will we have access this meeting call
at a later date - Yes and yes
Do you have a list of Proposed attendees from the cities side plus anv
other individuals that you know of that will be on the call I assume
Christine Michaud our ward Councillor will be on the call - there will be
several City staff to help run the meeting in addition to myself; the
landowner and his planning and engineering consultant; Christine is
scheduled to attend .
Brian
Kind Regards
On Friday, January 6, 2023, 05:00:31 p.m. EST, Brian Bateman
<brian.bateman(a)-kitchener.ca> wrote:
Hi Richard,
Thanks for the follow up — I have attached the proposed grading plan
for your information. With respect to rear building elevations and
detailed planting plans, typically they are submitted with a site plan
application. At this point, the owner is seeking land use approvals so
the massing, height and setbacks are considerations. This
information is detailed in the Urban Design Brief. However, I will ask
the owner's planning consultant if preliminary elevations are available
and show them at the meeting.
Brian
Page 177 of 476
You don't of n
From: PIEKARZ
Sent: Thursday, January 5, 2023 9:46 AM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Development in Doon
email from Learn why this is important
Hi Brian
Couple items
Could not open grading info in the file seems it is open
Also to get a perspective on what this will look like we would need
Any proposed Architectural drawing of the rear of these town
homes facing the rear of Pearwood court
Also we would like to see the proposed planting schedule and
design drawing and design for the 4.5 m buffer zone from
retaining wall to property lines
In my review of all documents I find many mistakes and
perceived issues from traffic studies to noise studies to the
simple basic mathematical calculation of lot size .
Page 178 of 476
The sole purpose of mutual understanding of what is to be built
to give people to understand what they will be looking at, so it is
significantly important.
I trust that you can dig around to find this data needed for our
meeting
Best Regards
Richard Piekarz
LLC file 2
On Dec 30, 2022, at 5:00 PM, Brian Bateman
<Brian.Bateman(a)-kitchener.ca> wrote:
Hi Richard,
Thank you for your email and for taking the time to
contact me. Here's a link to the City's website that
contains all the applicant's technical supporting
material:sUPPORTING dOCUMENTS
(kitchener.ca). Trusting this is satisfactory.
Brian
From: RICHARD PIEKARZ
Sent: Friday, December 30, 2022 11:18 AM
To: Brian Bateman <Brian.Bate man(a-)-kitchener.ca>
Subject: Proposed Development in Doon
Page 179 of 476
You don't often get em 3iIflom Learn why this is important
We recently received a development card in the mail
regarding a townhouse development on Dundee Rd
For the people on Pearwood court that would rear
face this development and for us to formulate
constructive questions for your zoom meeting can
you provide us with the following :
Lot plan of the development with said mention
of clearances to the rear yards of homes on
Pearwood court
Rear elevation view of Town Houses the
proposed development to the lot lines of
Pearwood court at current grade level
Copy of the application for Demolition of the
proposed Homes
Copy of the Traffic study
Copy of the plan or Environmental Study of
the Green space trees in the rear of Pearwood
court along the proposed development
Copy of the building Permit Application for
the development
Page 180 of 476
Copy of the Application for Zoning Change
Any proposed Architectural drawing of the rear of
these town homes facing the rear of Pearwood
court
Having this information will give us a opportunity to
formulate questions on the zoom meeting and offer
clear transparency for the development to the doon
community.
Kind Regards
Richard Piekarz : Resident and Property Owner of
Pearwood Court
File LLC 1
Page 181 of 476
From:
RICHARD PIEKAR
Sent:
Friday, February 24, 2023 9:34 AM
To:
Brian Bateman
Cc:
Tina Malone -Wright; Christine Michaud; Anne Hastings; Brandi
Hilton; Emily Morris; Frenec Mihaly; Irene Prahaler; Judy Schill;
Wafik Moussa; Werner Hohn; Anne Hastings; Brandi Hilton; Emily
Morris; Frenec Mihaly; Irene Prahaler; Judy Schill; Wafik Moussa;
Werner Hohn
Subject:
Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Attachments:
Febuary 16 2023 MHBC - Pearwood Residents Meeting Notes and
Comments Rev Sub.pdf; IDOT_traffic_noise _ weather _web.pdf;
HVAC Noise Calculations.pdf; Driving-Harm.pdf; CBC News Article
Kitchener pilot project may reduce speed limits in 3
nieghbourhoods ) Aug 12 2019.pdf
HI Brian See enclosed Questions and Notes pertaining to the Meeting on Feb 16 th
Also Attachment's that are part of the file
Any questions or Concerns please advise
Please confirm receipt and next steps forward
Kind Regards
Richard Piekarz
On Monday, February 13, 2023, 12:43:14 p.m. EST, Brian Bateman <brian.batemana-kitchener.ca>
wrote:
Richard,
Sending you the Agenda for Thursday's meeting. See you there.
Brian
From: Brian Bateman
Sent: Friday, February 10, 2023 4:09 PM
To: 'PIEKARZ'
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: RE: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Page 182 of 476
Hi Richard,
Sorry the delay in responding. I think it is prudent to meet first with the owner to discuss the issues to
see if there can be any resolutions reached. Depending on the outcome, responses can be
provided. Looking forward to the meeting.
Brian
From: PIEKARZ
Sent: Wednesday, February 8, 2023 4:55 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc: Tina Malone -Wright <Tina.MaloneWrightp_kitchener.ca>; Christine Michaud
<Christine. Michaudp_kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Hi ... Brian
When do you think we can get a response back on the questions
Best Regards
Richard Piekarz
On Jan 31, 2023, at 12:25 PM, Brian Bateman <Brian.Bateman(a)-kitchener.ca> wrote:
Thank you, Richard.
From: PIEKARZ
Sent: Tuesday, January 31, 2023 12:00 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine Michaud
<Christine. Michaud(a)-kitchener.ca>
Subject: Re: Proposed Meeting Date - February 16 at 6:30 at MHBC Offices
Page 183 of 476
Hi Brian
We are good with that date and time
Best Regards
Richard Piekarz
On Jan 31, 2023, at 9:16 AM, Brian Bateman
<Brian.Bateman(a)-kitchener.ca> wrote:
Hello Richard,
Just following up on my earlier email. Can you please advise asap as
calendar are booking up. Thanks.
Brian
From: Brian Bateman
Sent: Friday, January 27, 2023 3:40 PM
To: RICHARD PIEKAR
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Christine
Michaud <Christine. Michaud(a)-kitchener.ca>
Subject: RE: Proposed Meeting Date - February 16 at 6:30 at MHBC
Offices
Richard,
Pierre Chauvin, MHBC, has offered to hold a meeting at their offices on
February 16 at 6:30. Can you please canvass your group to see if that
date and time works? Agenda will follow.
Brian
From: Brian Bateman
Sent: Wednesday, January 25, 2023 9:35 AM
To: RICHARD PIEKARZ
Cc: Tina Malone -Wright <Tina.MaloneWright(c)kitchener.ca>; Garett
Stevenson <Garett.Stevenson(a)-kitchener.ca>; Christine Michaud
Page 184 of 476
<Christine. Mich aud(a)-kitchener.ca>
Subject: FW: Proposed Development in Doon
Hello Richard,
I wanted to acknowledge receipt of your email and thank you for
providing your concerns and question. I will review them and respond
accordingly. Will be in touch.
Brian
From: RICHARD PIEKARZ
Sent: Tuesday, January 24, 2023 10:01 AM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Cc:
Subject: Re: Proposed Development in Doon
Hi Brian
Please Confirm Receipt of this Documents and can you please forward
a Copy to Christine our ward Councillor
Enclosed is a follow UP to the Zoom Meeting
Contained in this documents is a series of Questions that need answers
for the residents on Pearwood Court .
Can you have your team go thru this documents and Add answers and
forward it back to us
Once we have your answers our group on Pearwood can review the
responses.
We would like to schedule a meeting with yourself and anyone you feel
that would be necessary.
On Monday, January 16, 2023, 05:00:15 p.m. EST, Brian Bateman
<brian.batemanp_kitchener.ca> wrote:
Page 185 of 476
Richard,
See responses below
Brian
From: RICHARD PIEKARZ
Sent: Monday, January 16, 2023 12:45 PM
To: Brian Bateman <Brian.Bate man(a)-kitchener.ca>
Subject: Re: Proposed Development in Doon
Brian a Few Questions
Can you give us a proposed agenda of the zoom meeting . -
7:00 pm Welcome and Introduction
7:05 pm Presentation
City of Kitchener
Applicant Team
What We Heard
7:30 pm Questions & Answers through Q & A
8:00 pm Next Steps
8:05 pm Open Dialogue
8:30 pm Wrap Up
How much time will be aiven to the residents of Pearwood Court -
about an hour
Will the Meeting be recorded and will we have access this meeting call
at a later date - Yes and yes
Do you have a list of Proposed attendees from the cities side plus anv
other individuals that you know of that will be on the call I assume
Christine Michaud our ward Councillor will be on the call - there will be
several City staff to help run the meeting in addition to myself; the
landowner and his planning and engineering consultant; Christine is
scheduled to attend .
Brian
Kind Regards
On Friday, January 6, 2023, 05:00:31 p.m. EST, Brian Bateman
<brian.batemanZ-kitchener.ca> wrote:
Hi Richard,
Thanks for the follow up — I have attached the proposed grading plan
for your information. With respect to rear building elevations and
detailed planting plans, typically they are submitted with a site plan
application. At this point, the owner is seeking land use approvals so
the massing, height and setbacks are considerations. This
information is detailed in the Urban Design Brief. However, I will ask
the owner's planning consultant if preliminary elevations are available
and show them at the meeting.
Brian
Page 186 of 476
You don't ofi(
From: PIEKAR
Subject: Re: Proposed Development in Doon
email from piekarz(crogers.com.Learn why this is important
Hi Brian
Couple items
Could not open grading info in the file seems it is open
Also to get a perspective on what this will look like we would need
Any proposed Architectural drawing of the rear of these town
homes facing the rear of Pearwood court
Also we would like to see the proposed planting schedule and
design drawing and design for the 4.5 m buffer zone from
retaining wall to property lines
In my review of all documents I find many mistakes and
perceived issues from traffic studies to noise studies to the
simple basic mathematical calculation of lot size .
The sole purpose of mutual understanding of what is to be built
to give people to understand what they will be looking at, so it is
significantly important.
I trust that you can dig around to find this data needed for our
meeting
Best Regards
Richard Piekarz
LLC file 2
Page 187 of 476
On Dec 30, 2022, at 5:00 PM, Brian Bateman
<Brian.Batemana-kitchener.ca> wrote:
Hi Richard,
Thank you for your email and for taking the time to
contact me. Here's a link to the City's website that
contains all the applicant's technical supporting
material:sUPPORTING dOCUMENTS
(kitchener.ca). Trusting this is satisfactory.
Brian
From: RICHARD PIEKARZ
Sent: Friday, December 30, 2022 11:18 AM
To: Brian Bateman <Brian.Bate manp_kitchener.ca>
Subject: Proposed Development in Doon
You don't often get ern Iill
froLearn why this is important
We recently received a development card in the mail
regarding a townhouse development on Dundee Rd
For the people on Pearwood court that would rear
face this development and for us to formulate
constructive questions for your zoom meeting can
you provide us with the following :
Lot plan of the development with said mention
of clearances to the rear yards of homes on
Pearwood court
Rear elevation view of Town Houses the
proposed development to the lot lines of
Pearwood court at current grade level
Copy of the application for Demolition of the
proposed Homes
Copy of the Traffic study
Copy of the plan or Environmental Study of
the Green space trees in the rear of Pearwood
court along the proposed development
Copy of the building Permit Application for
the development
Copy of the Application for Zoning Change
Any proposed Architectural drawing of the rear of
these town homes facing the rear of Pearwood
court
Page 188 of 476
Having this information will give us a opportunity to
formulate questions on the zoom meeting and offer
clear transparency for the development to the doon
community.
Kind Regards
Richard Piekarz : Resident and Property Owner of
Wearwood Court
File LLC 1
Page 189 of 476