HomeMy WebLinkAboutDSD-2024-028 - Official Plan Amendment Application OPA23/019/H/TS - Zoning By-law Amendment Application ZBA23/034/H/TS - 485 Huron Road - Activa Holdings Inc.Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: January 22, 2024
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 519-741-2200 ext. 7070
PREPARED BY: Tim Seyler, Senior Planner, 519-741-2200 ext. 7860
WARD(S) INVOLVED: Ward 5
DATE OF REPORT:
REPORT NO.:
December 22, 2023
DSD -2024-028
SUBJECT: Official Plan Amendment Application OPA23/019/H/TS
Zoning By-law Amendment Application ZBA23/034/H/TS
485 Huron Road
Activa Holdings Inc.
RECOMMENDATION:
That Official Plan Amendment Application OPA23/019/H/TS for Activa Holdings Inc.
requesting the amendment of Special Policy Area 41 for the lands specified and
illustrated as the "Area or Amendment" on Schedule `A', be adopted, in the form
shown in the Official Plan Amendment attached to Report DSD -2024-028 as Appendix
`A', and accordingly forwarded to the Region of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA23/034/H/TS for Activa Holdings Inc.
be approved in the form shown in the `Proposed By-law' attached to Report DSD -
2024 -028 as Appendix `B'.
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation
regarding the Official Plan Amendment and Zoning By-law Amendment applications
for the subject lands located at 485 Huron Road. It is Planning staff's recommendation
that the Official Plan and Zoning By-law Amendment Applications be approved.
The proposed amendments support the creation of a warehouse (self -storage) facility
at the rear of the property.
Community engagement included:
o circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
o installation of a large billboard notice sign on the property;
o Neighbourhood Meeting held on November 28, 2023;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 4 of 476
o postcard advising of the statutory public meeting was circulated to all property
owners and residents within 240 metres of the subject site;
o notice of the public meeting was published in The Record on December 29, 2023.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the subject lands addressed as 485 Huron Road is proposing to amend the
Official Plan by amending Site -Specific Policy 41 to permit a warehouse use on the subject
lands and to amend the zoning by adding a regulation to Site -Specific Specific Provision
(119) to permit a warehouse (self -storage) use having a maximum gross floor area of
1,050 square metres. Staff are recommending that the applications be approved.
BACKGROUND:
Activa Holdings Inc. has made an application to the City of Kitchener for an Official Plan
Amendment and a Zoning By-law Amendment proposing to permit a new warehouse (self -
storage) use on the subject property.
The lands are being developed along with the adjacent lands at 495 Huron Road. The
property at 485 Huron Road has already received conditional site plan approval for a
studio and office use at the front of the property along Huron Road. A minor variance
application was approved by the Committee of Adjustment to permit a reduced side yard
setback for the office use. The adjacent ten storey residential use is permitted and not
subject to this application.
The lands are designated `Commercial', within the City of Kitchener's Official Plan, and as
previously noted the lands subject to these applications are designated as Commercial
with Special Policy Area 41. The subject lands are currently zoned `General Commercial
Zone (COM -2)' with Site -Specific Provision (119) in Zoning By-law 2019-051.
Existing General Commercial Zone (COM -2) zoning permissions include:
• Office
• Retail
• Restaurant
• Health Clinic
• Day Care Facility
• Financial Establishment
Site -Specific Provision (119) prohibits dwelling units on the property, as well as permits
off-street parking, vehicular access, pedestrian access, amenity space, and other uses
associated with or accessory to permitted uses on the adjacent lands zoned `MIX -3'.
SITE CONTEXT:
The subject site is a rectangular -shaped lot which has approximately 56 metres of frontage
along Huron Road and has a lot area of 0.84 hectares. The subject site is currently vacant,
however conditional site plan approval has been given for a proposed studio and office
use at the front of the property, as shown of Figure 2 below.
The surrounding neighbourhood consists of a residential ten storey apartment building that
is currently conditionally approved to the west, employment uses to the east, natural
Page 5 of 476
heritage conservation lands to the north, and lands that are designated mixed use to the
south.
The property was recently severed from the adjacent property at 495 Huron Road, and the
lands to the rear of the property that are designated `Natural Heritage Conservation'. A
shared access easement was also approved by the Committee of Adjustment, in order for
both 485 and 495 Huron Road to share an access, as well as providing access to the
adjacent lands to the rear.
SUBJECT
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Figure 1 - Location Map: 485 Huron Road
Page 6 of 476
Figure 2 — Conditionally approved Site Plan
REPORT:
The applicant is proposing to develop the rear of the subject lands with a warehouse (self -
storage) facility. The self -storage facility would be 1 storey and would have approximately
1,050 square metres of floor area.
Page 7 of 476
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HURON ROAD
Figure 3 — Development Concept Site Plan
To facilitate the development of 485 Huron Road with the proposed development concept,
an Official Plan Amendment and Zoning By-law Amendment are required to add a
warehouse use to both the land use designation and zoning of the subject lands, as the
existing Official Plan policies and Zoning By-law do not permit a warehouse use. The lands
are currently designated `Commercial' in the Official Plan and zoned `General Commercial
Zone (COM -2)' with Site -Specific Provision (119) in Zoning By-law 2019-051.
The applicant is proposing to amend Section 15.D.12 Area Specific/Site Specific Policy
Areas, Policy 15.D.12.41 c) by inserting the words ", including a warehouse use," after the
words "Policy 15.D.5.16".
The proposed Zoning By-law Amendment would amend Site Specific Provision (119) by
adding clause c) `A warehouse (self -storage) use, to a maximum gross floor area of 1,050
Page 8 of 476
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HURON ROAD
Figure 3 — Development Concept Site Plan
To facilitate the development of 485 Huron Road with the proposed development concept,
an Official Plan Amendment and Zoning By-law Amendment are required to add a
warehouse use to both the land use designation and zoning of the subject lands, as the
existing Official Plan policies and Zoning By-law do not permit a warehouse use. The lands
are currently designated `Commercial' in the Official Plan and zoned `General Commercial
Zone (COM -2)' with Site -Specific Provision (119) in Zoning By-law 2019-051.
The applicant is proposing to amend Section 15.D.12 Area Specific/Site Specific Policy
Areas, Policy 15.D.12.41 c) by inserting the words ", including a warehouse use," after the
words "Policy 15.D.5.16".
The proposed Zoning By-law Amendment would amend Site Specific Provision (119) by
adding clause c) `A warehouse (self -storage) use, to a maximum gross floor area of 1,050
Page 8 of 476
square metres, shall also be permitted'. An additional clause d) would also be added
prohibiting geothermal wells.
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as:
f) The adequate provision and efficient use of communication, transportation,
sewage and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support
public transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing
climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to.
The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide
land use planning policy document, potentially replacing the Provincial Policy Statement
and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, with a singular
Provincial Planning Statement (PPS) which is in draft form and not in effect at the time this
report was prepared.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. 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.
Page 9 of 476
To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed designation and zoning facilitate a compact form of
development which efficiently uses the lands, is in close proximity to transit options
including bus transit and makes efficient use of both existing roads and active
transportation networks. The lands are serviced and are in proximity to parks, trails and
other community uses.
Planning staff is of the opinion that the proposed applications will facilitate the
development of an area that is compatible with the surrounding community, helps manage
growth, is transit supportive and will make use of the existing infrastructure. No new public
roads would be required for the proposed development and Engineering staff have
confirmed there is capacity in the sanitary sewer to permit the warehouse use on the
subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth
Plan):
The Growth Plan supports the development of complete and compact communities that
are designed to support healthy and active living, make efficient use of land and
infrastructure, provide for a range, and mix of housing types, jobs, and services, at
densities and in locations which support transit viability and active transportation. Policies
of the Growth Plan promote growth within strategic growth areas, in order to provide a
focus for investments in transit and other types of infrastructure.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people
of all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential
units and affordable housing, to accommodate people at all stages of life, and to
accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable
and convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails,
and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban
agriculture;
e) provide for a more compact built form and a vibrant public realm, including public
open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental sustainability;
and
g) integrate green infrastructure and appropriate low impact development.
Page 10 of 476
The Growth Plan supports planning for a complete community to meet the needs for daily
living and providing convenient access to an appropriate mix of jobs, local services, public
service facilities, and housing.
Planning staff is of the opinion that the applications conform to the Growth Plan. The
development of the subject lands with an accessory employment use within the City's
delineated Built -Up Area, contributes to a complete community.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be
within the Built -Up Areas. The subject lands are designated Built -Up Area in the ROP. This
neighbourhood provides for the physical infrastructure and community infrastructure to
support the proposed warehouse use, including transportation networks, municipal
drinking -water supply and wastewater systems, and a broad range of social and public
health services. Regional policies require Area Municipalities to plan for a range of uses
intended to accommodate the majority of the Region's growth and contribute to the
development of employment areas within the Built -Up Area. Regional staff have indicated
that they have no objections to the proposed applications and have requested to include a
prohibition of geothermal wells within the amended zoning. (Appendix `D'). Planning staff
are of the opinion that the applications conform to the Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision
is further articulated and implemented through the guiding principles, goals, objectives,
and policies which are set out in the Plan. The Vision and Goals of the OP strive to build
an innovative, vibrant, attractive, safe, complete, and healthy community.
Complete Community
A complete community creates and provides access to a mix of land uses including, a full
range and mix of housing, including affordable housing, recreation, commerce, community
and cultural facilities, health care facilities, employment, parks, and open spaces
distributed and connected in a coherent and efficient manner. A complete community also
supports the use of public transit and active transportation, enabling residents to meet
most of their daily needs within a short distance of their homes. Kitchener will be planned
as a complete community that creates opportunities for all people to live, work and interact
within close proximity. Planning for a complete community will aid in reducing the cost of
infrastructure and servicing, encourage the use of public transit and active modes of
transportation, promote social interaction, and foster a sense of community.
The applicant is proposing to contribute to a complete community with a warehouse (self -
storage) facility which is proposed to be 1,050 square meters in gross floor area. The
warehouse use is designed to be at the rear of the property which is behind the
conditionally approved office space that faces Huron Road.
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area as key locations to accommodate and receive
Page 11 of 476
the majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes
and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The
subject lands are located within a Community Node. Community Nodes are intended to
provide for commercial uses with a mix of residential and institutional uses necessary to
support and complete surrounding residential communities. Community Nodes primarily
serve an inter -neighbourhood market and are intended to intensify, be transit -supportive
and cycling and pedestrian -friendly.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law
Amendment Applications will support a development that not only complies with the City's
policies for a Community Node but also contributes to the vision for a complete and more
sustainable city.
Land Use
The subject lands are designated `Commercial' with `Site -Specific Policy Area 41' in the
City of Kitchener Official Plan. The `Commercial' designation is generally intended to
provide a range of commercial activities and are intended to ensure that commercial
activities are well distributed, accessible and able to respond to the needs of the City's
residents, employees, businesses and visitors. Commercial lands will be sufficient in
number, size and location to serve the existing and future population of Kitchener. `Site -
Specific Policy Area 41' prohibits dwelling units within the lands designated `Commercial',
and permits the full range of retail and commercial uses, save and except retail
commercial centres and major office uses.
Urban Design
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion
of staff, the proposed development meets the intent of these policies, specifically: Safety;
Universal Design; Site Design; and Building Design.
Safety — As part of the site plan approval process, staff will ensure Crime Prevention
Through Environmental Design (CPTED) principles are achieved and that the site meets
the Ontario Building Code and the City's Emergency Services Policy.
Universal Design — The development will be designed to comply with Accessibility for
Ontarians with Disabilities Act and the Ontario Building Code.
Site Design, Building Design— The subject site is designed to have a development that will
be developed at a scale that is compatible with the existing and planned built form for the
surrounding neighbourhood.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant,
healthy community using land use designations and urban design initiatives that make a
wide range of transportation choices viable. The proposed development is served well by
public transit, with access to Grand River Transit Routes 16, and 33. The property is also
located on an arterial road that can provide vehicular access to the warehouse use.
Page 12 of 476
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be
sustainable by encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design)
and construction practices;
c) the integration, protection and enhancement of natural features and landscapes
into building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other
active modes of transportation such as cycling and walking.
Development applications are required to demonstrate that the proposal meets the
sustainable development policies of the Plan and that sustainable development design
standards are achieved.
Sustainable development initiatives will be further implemented at the site planning
approval process through the detailed design review of the building.
Proposed Official Plan Amendment Conclusions:
The Official Plan Amendment Application requests that Section 15.D.12 Area Specific/Site
Specific Policy Areas, Policy 15.D.12.41 be amended c) by inserting the words %including
a warehouse use,". Based on the planning analysis, staff is of the opinion that the
proposed Official Plan Amendment represents good planning and recommends that the
proposed Official Plan Amendment be approved in the form shown in Appendix "A".
Proposed Zoning By-law Amendment (Zoning By-law 2019-051):
The subject lands are zoned "General Commercial Zone (COM -2) with Site -Specific
Provision (119) in Zoning By-law 2019-051. The existing `COM -2' zoning permits a wide
range of commercial uses including: Office, Retail, Restaurant, Health Clinic, Day Care
Facility, Financial Establishment, etc. Site -Specific Provision (119) prohibits dwelling units
on the property, as well as permits off-street parking, vehicular access, pedestrian access,
amenity space, and other uses associated with or accessory to permitted uses on the
adjacent lands zoned `MIX -3'.
The applicant has requested an amendment to Zoning By-law 2019-051 to amend Site
Specific Provision (119) by adding clause c) `A warehouse (self -storage) use, to a maximum
gross floor area of 1,050 square metres, shall also be permitted'.
Official Plan policies indicate that where special zoning regulations are requested for
residential intensification or a redevelopment of lands, the overall impact of the site-
specific zoning regulations will consider compatibility with existing built form; appropriate
massing and setbacks that support and maintain streetscape and community character;
appropriate buffering to mitigate adverse impacts, particularly with respect to privacy;
avoidance of unacceptable adverse impacts by providing appropriate number of parking
spaces and an appropriate landscaped/amenity area.
Page 13 of 476
Staff offer the following comments with respect to the amendment to Site -Specific
Provision (119):
The purpose of this regulation is to permit a warehouse within the Commercial zone. Staff
have reviewed the application and are satisfied that a warehouse (self -storage) facility
would establish an accessory employment use that serves the surrounding residential
neighbourhoods. The self -storage use, although not permitted within the Commercial zone
by definition, is small in scale and does not generate excessive noise and traffic to the
property. The specific maximum limit of gross floor area of 1,050 square metres is
appropriate for the proposed size of the development while limiting any future expansion of
the use on site. The use will also be at the rear of the property, with the conditional
approved office/studio space buffering the warehouse use from street view.
Proposed Zoning By-law Amendment Conclusions
Staff is of the opinion that the proposed Zoning By-law Amendment Application to change
the amend Site Specific Provision (119) represents good planning as it will facilitate the
redevelopment of the lands with a warehouse (self -storage) facility that is compatible with
the existing neighbourhood. Staff are supportive of the proposed development and
recommend that the proposed Zoning By-law amendment be approved as shown in
Appendix `B'.
Department and Agency Comments:
Circulation of the Official Plan and Zoning By-law Amendment Applications was
undertaken in October 2023 to all applicable City departments and other review
authorities. No major concerns were identified by any commenting City department or
agency and any necessary revisions and updates were made. Copies of the comments
are found in Appendix "D" of this report.
The following Reports and Studies were considered as part of this proposed Official Plan
Amendment and Zoning By-law Amendment:
• Planning Justification Report
Prepared by: MHBC Planning, September 2023
Community Input & Staff Responses
WHAT WE HEARD
101 addresses (occupants and property owners) were circulated
and notified
0 people/households provided comment
Page 14 of 476
A City -led Neighbourhood Meeting was held on November 28, 2023
0 and 0 users logged on
Staff did not receive any written responses with respect to the proposed development. A
Neighbourhood Meeting was held on November 28, 2023 with no users logging on for the
meeting.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan and Zoning
By-law Amendment Applications to permit the development of a warehouse (self -storage)
use at 485 Huron Road. Staff is of the opinion that the subject applications are consistent
with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the
Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official
Plan and represent good planning. Planning staff are recommending that the applications
be approved.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — Bill 109, More Homes for Everyone Act, 2022 introduced a requirement
for a municipality to refund planning application fees if a decision is not made within a
prescribed timeframe. Decisions on Zoning By-law Amendments, when combined with an
Official Plan Amendment, are required within 120 days to retain planning application fees,
for applications received after July 1, 2023. A decision must be made by Council prior to
February 1, 2024 or the Planning Division must issue an application fee refund of
$12,800.00, being 50% of the $25,600.00 Major Zoning By-law Amendment Application fee.
The Planning Division does not have a funding source or budget for refunding planning
application fees.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A large notice sign was posted on the property and
information regarding the application was posted to the City's website in October of 2023.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, and those responding to the preliminary circulation. Notice of
the Statutory Public Meeting was also posted in The Record on December 29, 2023 (a
copy of the Notice may be found in Appendix `C').
CONSULT — The proposed Official Plan and Zoning By-law Amendment Applications were
circulated to residents and property owners within 240 metres of the subject lands on
Page 15 of 476
October 25, 2023. In response to this circulation, staff received zero written responses
from members of the public.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Regional Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: Tina Malone -Wright — Manager of Development Approvals,
Development and Housing Approvals Division
APPROVED BY: Readman, Justin - General Manager, Development Services
APPENDICES:
Appendix A
— Proposed Official Plan Amendment
Appendix B
— Proposed Zoning By-law Amendment
Appendix C
— Newspaper Notice
Appendix D
— Department and Agency Comments
Page 16 of 476
Appendix "A" Proposed Official Plan Amendment
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
485 Huron Road
Page 17 of 476
INDEX
SECTION 1
SECTION 2
SECTION 3
SECTION 4
APPENDICES
APPENDIX 1
APPENDIX 2
APPENDIX 3
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
485 Huron Road
TITLE AND COMPONENTS
PURPOSE OF THE AMENDMENT
BASIS OF THE AMENDMENT
THE AMENDMENT
Notice of the Meeting of Planning and Strategic
Initiatives Committee of January 22, 2024
Minutes of the Meeting of Planning and Strategic
Initiatives Committee — January 22, 2024
Minutes of the Meeting of City Council
Page 18 of 476
Appendix "A" Proposed Official Plan Amendment
AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER##
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ## to the Official Plan of the City
of Kitchener (2014). This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to amend the Official Plan by adding wording
to Policy 15.D.12.41 c) to also permit a warehouse use on the subject lands.
SECTION 3 — BASIS OF THE AMENDMENT
Planning Analysis
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that
the Minister, the council of a municipality, a local board, a planning board and the
Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among
other matters, matters of provincial interest such as:
f) The adequate provision and efficient use of communication, transportation,
sewage and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable
housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support
public transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible,
attractive and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing
climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to.
The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide
land use planning policy document, potentially replacing the Provincial Policy Statement
and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, with a singular
Page 19 of 476
Appendix "A" Proposed Official Plan Amendment
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. The PPS promotes efficient
development and land use patterns, as well as accommodating an appropriate mix of
affordable and market-based residential dwelling types with other land uses, while
supporting the environment, public health and safety. Provincial policies promote the
integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development
patterns, optimization of transit investments, and standards to minimize land
consumption and servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed designation and zoning facilitate a compact form of
development which efficiently uses the lands, is in close proximity to transit options
including bus transit and makes efficient use of both existing roads and active
transportation networks. The lands are serviced and are in proximity to parks, trails and
other community uses.
Planning staff is of the opinion that the proposed applications will facilitate the
development of an area that is compatible with the surrounding community, helps
manage growth, is transit supportive and will make use of the existing infrastructure. No
new public roads would be required for the proposed development and Engineering
staff have confirmed there is capacity in the sanitary sewer to permit the warehouse use
on the subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth
Plan):
The Growth Plan supports the development of complete and compact communities that
are designed to support healthy and active living, make efficient use of land and
infrastructure, provide for a range, and mix of housing types, jobs, and services, at
densities and in locations which support transit viability and active
transportation. Policies of the Growth Plan promote growth within strategic growth
areas, in order to provide a focus for investments in transit and other types of
infrastructure.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for
people of all ages, abilities, and incomes;
Page 20 of 476
Appendix "A" Proposed Official Plan Amendment
c) provide a diverse range and mix of housing options, including additional
residential units and affordable housing, to accommodate people at all stages of
life, and to accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable
and convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks,
trails, and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban
agriculture;
e) provide for a more compact built form and a vibrant public realm, including
public open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental
sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a complete community to meet the needs for
daily living and providing convenient access to an appropriate mix of jobs, local
services, public service facilities, and housing.
Planning staff is of the opinion that the applications conform to the Growth Plan. The
development of the subject lands with an accessory employment use within the City's
delineated Built -Up Area, contributes to a complete community.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will
be within the Built -Up Areas. The subject lands are designated Built -Up Area in the
ROP. This neighbourhood provides for the physical infrastructure and community
infrastructure to support the proposed warehouse use, including transportation
networks, municipal drinking -water supply and wastewater systems, and a broad range
of social and public health services. Regional policies require Area Municipalities to plan
for a range of uses intended to accommodate the majority of the Region's growth and
contribute to the development of employment areas within the Built -Up Area. Regional
staff have indicated that they have no objections to the proposed applications and have
requested to include a prohibition of geothermal wells within the amended zoning.
(Appendix `D'). Planning staff are of the opinion that the applications conform to the
Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The
vision is further articulated and implemented through the guiding principles, goals,
objectives, and policies which are set out in the Plan. The Vision and Goals of the OP
strive to build an innovative, vibrant, attractive, safe, complete, and healthy community.
Complete Community
5
Page 21 of 476
Appendix "A" Proposed Official Plan Amendment
A complete community creates and provides access to a mix of land uses including, a
full range and mix of housing, including affordable housing, recreation, commerce,
community and cultural facilities, health care facilities, employment, parks, and open
spaces distributed and connected in a coherent and efficient manner. A complete
community also supports the use of public transit and active transportation, enabling
residents to meet most of their daily needs within a short distance of their homes.
Kitchener will be planned as a complete community that creates opportunities for all
people to live, work and interact within close proximity. Planning for a complete
community will aid in reducing the cost of infrastructure and servicing, encourage the
use of public transit and active modes of transportation, promote social interaction, and
foster a sense of community.
The applicant is proposing to contribute to a complete community with a warehouse
(self -storage) facility which is proposed to be 1,050 square meters in gross floor area.
The warehouse use is designed to be at the rear of the property which is behind the
conditionally approved office space that faces Huron Road.
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area as key locations to accommodate and receive
the majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre, Major Transit Station Areas,
Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan.
The subject lands are located within a Community Node. Community Nodes are
intended to provide for commercial uses with a mix of residential and institutional uses
necessary to support and complete surrounding residential communities. Community
Nodes primarily serve an inter -neighbourhood market and are intended to intensify, be
transit -supportive and cycling and pedestrian -friendly.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law
Amendment Applications will support a development that not only complies with the
City's policies for a Community Node but also contributes to the vision for a complete
and more sustainable city.
Land Use
The subject lands are designated `Commercial' with `Site -Specific Policy Area 41' in the
City of Kitchener Official Plan. The `Commercial' designation is generally intended to
provide a range of commercial activities and are intended to ensure that commercial
activities are well distributed, accessible and able to respond to the needs of the City's
residents, employees, businesses and visitors. Commercial lands will be sufficient in
number, size and location to serve the existing and future population of Kitchener. `Site -
Specific Policy Area 41' prohibits dwelling units within the lands designated
`Commercial', and permits the full range of retail and commercial uses, save and except
retail commercial centres and major office uses.
Urban Design
Page 22 of 476
Appendix "A" Proposed Official Plan Amendment
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion
of staff, the proposed development meets the intent of these policies, specifically: Safety;
Universal Design; Site Design; and Building Design.
Safety — As part of the site plan approval process, staff will ensure Crime Prevention
Through Environmental Design (CPTED) principles are achieved and that the site
meets the Ontario Building Code and the City's Emergency Services Policy.
Universal Design — The development will be designed to comply with Accessibility for
Ontarians with Disabilities Act and the Ontario Building Code.
Site Design, Building Design— The subject site is designed to have a development that
will be developed at a scale that is compatible with the existing and planned built form
for the surrounding neighbourhood.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant,
healthy community using land use designations and urban design initiatives that make a
wide range of transportation choices viable. The proposed development is served well
by public transit, with access to Grand River Transit Routes 16, and 33. The property is
also located on an arterial road that can provide vehicular access to the warehouse use.
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be
sustainable by encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design)
and construction practices;
c) the integration, protection and enhancement of natural features and landscapes
into building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other
active modes of transportation such as cycling and walking.
Development applications are required to demonstrate that the proposal meets the
sustainable development policies of the Plan and that sustainable development design
standards are achieved.
Sustainable development initiatives will be further implemented at the site planning
approval process through the detailed design review of the building.
Proposed Official Plan Amendment Conclusions:
The Official Plan Amendment Application requests that Section 15.D.12 Area
Specific/Site Specific Policy Areas, Policy 15.D.12.41 be amended c) by inserting the
words ",including a warehouse use,". Based on the planning analysis, staff is of the
opinion that the proposed Official Plan Amendment represents good planning and
Page 23 of 476
Appendix "A" Proposed Official Plan Amendment
recommends that the proposed Official Plan Amendment be approved in the form
shown in Appendix "A".
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan (2014) is hereby amended as follows:
a) Amend Section 15.D.12 Area Specific/Site Specific Policy Areas, Policy
15.D.12.41 c) by inserting the words ",including a warehouse use," after the words
"Policy 15.D.5.16".
Page 24 of 476
Appendix "A" Proposed Official Plan Amendment
APPENDIX 1 NOTICE OF PUBLIC MEETING
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
485 Huron Road
The City of Kitchener will consIder applications to amend the Official Plan and ,zoning
By-law forthe property located at 485 Huron Road. This is to facilitate the development
of a self -storage warehouse use. Site-specific provisions are being, proposed to the
Official Plan and Zoning By-law to permit a warehouse use on the property.
Page 25 of 476
Have Your Voice Heard!
Planning& Strategic Initiatives Committee
t
Date: January 2Z. 2024
Location: Council Chambers,
Kitchener City Hall
lk
200 King Street West
It6 �010
orVirtual Zoom Meeting
- - - - - - - - - -
Gc) to kitchener.ca/meetings
Concept Site Plan
and select:
• Current agendas and reports
(posted 10 days before meet! n
Appear as a delegation
a Watch a meeting
To learn more about this project, including
t:
AM
i n fo mri atio n on your appeal r! ghts, vJ si
r."M
0
www.kitchener.ca/
PlanningApplications
orcontact:
vela rehouse
Site Plan
Tim Seyler, Senior Planner
(Self -storage)
t[nn.seyler;d,: kitchener.ca
Use
519.741.2200 x7860
The City of Kitchener will consIder applications to amend the Official Plan and ,zoning
By-law forthe property located at 485 Huron Road. This is to facilitate the development
of a self -storage warehouse use. Site-specific provisions are being, proposed to the
Official Plan and Zoning By-law to permit a warehouse use on the property.
Page 25 of 476
Appendix "A" Proposed Official Plan Amendment
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee — January 22, 2024
>0
Page 26 of 476
Appendix "A" Proposed Official Plan Amendment
APPENDIX 3 Minutes of the Meeting of City Council - DATE
>>
Page 27 of 476
DSD -2024-028 Appendix "B"
PROPOSED BY — LAW
, 2024
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 2019-051, as amended, known
as the Zoning By-law for the City of Kitchener — Activa Holdings
Inc.
— 485 Huron Road)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Section 19, Site -Specific Provision (119) of Zoning By-law 2019-051 is hereby amended by
adding `c)' thereto as follows:
C) A warehouse (self -storage) use, to a maximum gross floor area of 1,050
square metres, shall also be permitted.
d) Geothermal wells are prohibited.
PASSED at the Council Chambers in the City of Kitchener this day of
2024.
Mayor
Clerk
Page 28 of 476
NOTICE OF PUBLIC MEETING \
for a development in your neighbourhood
485 Huron Road RTMENER
Have Your Voice Heard!
I --• OM Planning& Strategic Initiatives Committee
,, F 'z _# • • Date: January22, 2024
Location: Council Chambers,
Kitchener City Hall
> 200 King Street West
orVirtual Zoom Meeting
Concept Site Plan
A 1k
INIMF,MIM
V/�D
Warehouse Site Plan
(Self -storage)
Use
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:
Tim Seyler, Senior Planner
ti m.seyler@ kitchener.ca
519.741.2200 x7860
The City of Kitchener will consider applications to amend the Official Plan and Zoning
By-law for the property located at 485 Huron Road. This is to facilitate the development
of a self -storage warehouse use. Site-specific provisions are being proposed to the
Official Plan and Zoning By-lawto permit a warehouse use on the property.
Page 29 of 476
N, 14
Region of Waterloo
Tim Seyler, MCIP. RPP
Senior Planner
DSD — Planning Division
City of Kitchener
200 King Street W.
Kitchener, ON N2G 4G7
Dear Mr. Seyler:
Post Circulation Comments
OPA 23/019/H/TS
ZBA 23/034/H/TS
Activa Holdings
485 Huron Road
CITY OF KITCHENER
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G U Canada
Telephone: 519-575-4400
TTY: 519-575-4508
Fax: 519-575-4466
www. regionofwaterl oo.ca
Shilling Yip (226) 753-1064 (C)
Files: D17-40/2/23019
C 14-60/2/23034
December 21, 2023
Region staff has reviewed the above -noted applications and provides the following
comments for your consideration at this time.
The owner is proposing to construct a new self -storage building (warehouse use) at the
rear of the property. An official plan amendment (special policy area) is required to
permit the warehouse use within the Commercial land use designation. A site specific
zoning by-law amendment is also required in order to permit the use within the
commercial COM -2 zone.
The property recently received Committee of Adjustment approval for the severance of
the property from the adjacent rear lands and 495 Huron Road (82023-032 and 62023-
033). The property has also received Site Plan conditional approval for the office use a
the front of the property.
The lands are designated Urban Area "Built -Up Area" on Map 3a in the Regional Official
Plan (ROP). Lands included within the Built -Up Area are intended to accommodate the
Document Number: 4561329 Version: 1
Page 30 of 476
-2 -
majority of the Region's growth within the time horizon of the ROP. This development
will contribute to the intensification target within the Built -Up Area.
Water Services
No concerns.
Hydrogeology & Water Programs (HWP)
Geothermal Energy Systems
The lands are designated Wellhead Protection Sensitivity Area 4 on Map 6a of the
Regional Official Plan (ROP). The purpose of the designation and policies in Chapter 8
of the ROP is to protect the long term interests of the Region's municipal groundwater
supplies. Per policy 8.A.14 of the ROP, geothermal energy systems are not permitted
within the WHPSA 4. As such, a prohibition on geothermal energy systems as defined
in the Regional Official Plan be included in the Zoning By-law amendment for the
subject property.
Salt Management Plan
A Salt Management Plan (SMP) will be required at site plan. The Region received a
SMP report for this site and adjacent 495 Huron Rd site (Stantec, December 5, 2023)
on December 18, 2023. This report is being reviewed by staff.
Noise Study
A noise study has been completed and accepted for this subject and the adjacent site
(495 Huron Road), and implementation has been secured in a registered agreement
with the City of Kitchener (WR1549981, December 11, 2023). Terms of the agreement
are applicable to this site. No further action is required at this time.
Archaeology
No comments.
Proposed Zoning By-law Amendment
As noted above under HWP comments, staff has requested that a prohibition on
geothermal energy systems as defined in the Regional Official Plan be included in the
Zoning By-law amendment for the subject property.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Other
Staff acknowledges the Region's required OPA approval fee was received November 7,
2023. The ZBA application review fee is $3,000.00. This fee is outstanding. By copy of
Document Number: 4561329 Version: 1
Page 31 of 476
this letter the applicant is asked to remit this fee directly to the Region (attention Shilling
Yip).
Region staff has no objection to proceeding with a City staff recommendation to Kitchener
Council subject to the above -noted comments, and receipt of the outstanding ZBA review
fee.
If you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Pierre Chauvin / Jennifer Gaudet, MHBC Planning
Document Number: 4561329 Version: 1
Page 32 of 476
City of Kitchener
ZBA Comment Form
Project Address: 485 Huron Road
Application Type: Zoning Bylaw Amendment & Official Plan Amendment
Comments Of: Planning- Urban Design
Commenter's Name: Rojan Mohammadi
Email: Rojan.mohammadi@kitchener.ca
Phone: 519-741-2200 ext:7326
Date of Comments: November 24, 2023
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑X No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
• Planning Jutification Report (September 2023), prepared by MHBC.
• Conceptual Site plan
2. Site -Specific Comments & Issues:
• Please ensure that the proposed storage complement the new developments on site regarding
material and/or color.
• All visible elements of a building including utilities (meters, conduits), HVAC are to be integrated
into the design of the building and shown on elevation drawings as part of the building elevation
approval process.
• Snow storage location should be shown on the plan.
• Bike storage area for class A and B should be shown on the plan.
• Please identify waste storage area on the plan.
City of Kitchener
Page 33 of 476
Zoning By-law Amendment Comment Form
Project Address: 485 Huron Road
File Number: OPA23/019/H/TS & ZBA23/034/H/TS
Date of Site Plan Review Committee Meeting: No meeting, email circulation
Comments Of: Transportation Services
Commenter's Name: Steve Ryder
Email: steven.ryder@kitchener.ca
Phone: (519) 7412200 x 7152
Date of Comments: November 24, 2023
1. Recommendation of Commenting Division:
Official Plan Amendment:
• Transportation Services has no objections or concerns to the proposed Official Plan Amendment
(OPA) proposed for 485 Huron Road.
Zoning By-law Amendment:
• Transportation Services has no objections or concerns to the proposed Zoning By-law Amendment
(ZBA) proposed for 485 Huron Road.
• The applicant contracted a consultant to carry out a Traffic Impact Study (TIS) under the direction
of staff from the pre -consultation stage. It should be noted that the TIS did not recommend any
measures that would be needed to offset the traffic impact this proposed site would have on the
roadway network.
Page 34 of 476
City of Kitchener - Comment Form
Project Address: 485 Huron Road
Application Type: OPA/ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Raida Chowdhury
Email: raida.chowdhury@kitchener.ca
Phone: 519-741-2200 ext. 7078
Written Comments Due: November 28, 2023
Date of comments: November 21, 2023
A sustainability statement was not a requirement for the OPA/ZBA. A sustainability statement
was submitted at the time of the site plan application in 2022, and it is acceptable. There are no
other concerns with the application.
Page 35 of 476
Address: 485 Huron Road
Owner: Activa Holdings Inc.
Application: ZBA23/034/H/TS and OPA23/019/H/TS
Comments Of: Parks & Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: November 24, 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)
No ZBA or OPA concerns. Detailed design will be reviewed at Site Plan application stage.
Page 36 of 476
From: Planning <planning@wcdsb.ca>
Sent: Wednesday, November 22, 2023 1:52 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: RE: Circulation for Comment — 485 Huron Road (OPA/ZBA)
Good Afternoon Tim,
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).
If you require any further information, please contact me by e-mail at Jordan.Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
Page 37 of 476
November 9, 2023
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
via email
Tim Seyler, Senior Planner
Planning Division, City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Tim Seyler,
Re: Official Plan Amendment Application OPA23/019/H/TS
Zoning By-law Amendment Application ZBA23/034/H/TS
485 Huron Road, Kitchener
Activa Holdings Inc
Grand River Conservation Authority (GRCA) staff have reviewed the above -noted application for
the addition of warehouse (self -storage) as a permitted use on the subject lands.
Recommendation
Based on our review of the materials provided, we have no concerns with the approval of the
above -noted applications. The GRCA has several outstanding comments to be addressed on
the previously submitted site plan application(s) in order to confirm that they meet GRCA Policy.
Please see below for our detailed comments.
Documents Reviewed by Staff
Staff have reviewed the following documents submitted with this application:
• Planning Justification Report, prepared by MHBC Planning, dated September 2023.
• Schedule `A,' prepared by City of Kitchener Development Services Department,
Planning, dated October 20, 2023.
GRCA Comments
GRCA has reviewed the applications under the Mandatory Programs and Services Regulation
(O.R. 686/21), including acting on behalf of the Province regarding natural hazards identified in
Section 3.1 of the Provincial Policy Statement (PPS, 2020), as a regulatory authority under
Ontario Regulation 150/06 and as a public body under the Planning Act as per our CA Board
approved policies.
Information currently available at our office indicates that the subject land contains the regulated
allowance to the adjacent Strasburg Creek Provincially Significant Wetland Complex. As such,
GRCA regulates a portion of the property under Ontario Regulation 150/06 (Development,
Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation). Any
future development within the regulated area requires the prior issuance of a permit from GRCA
under Ontario Regulation 150/06.
The GRCA understands that the proposed Official Plan Amendment will add a Site Specific
Policy Area to the subject lands to additionally permit self -storage (commercial use). The Zoning
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand - A Canadian Heritage River
Page 38 of 476
By-law Amendment is proposed to amend Special Provision 119 to add a self -storage use to the
permitted uses on the subject lands with a proposed maximum ground floor area of 1,050
square metres. The GRCA does not object to the proposed OPA and ZBA.
Please note, however, GRCA's recommendation of approval for these zoning bylaw and official
plan amendment applications does not include support for the site plans, as previously
circulated (SP22/128/H/TS, SP23/005/H/TS). We have several outstanding concerns that need
to be addressed prior to our recommendation of approval of the site plan applications and for
the issuance of any GRCA permits. The Planning Justification report states that "the stormwater
management strategy maintains hydrological (surface water) and hydrogeological (groundwater)
inputs into Strasburg Creek and associated wetland systems." The GRCA notes that there are
outstanding comments to be addressed to confirm that there will be no impacts to the adjacent
watercourse and wetland. However, we trust that those concerns can be addressed through the
site plan process.
For municipal consideration
Please be advised that on January 1, 2023, a new Minister's regulation (Ontario Regulation
596/22: Prescribed Acts — Subsections 21.1.1 (1.1) and 21.1.2 (1.1) of the Conservation
Authorities Act) came into effect. As a result, non -mandatory technical review services that the
GRCA formerly provided under agreement with some municipalities (e.g., technical reviews
related to natural heritage and select aspects of stormwater management) will no longer be
provided.
Consistent with GRCA's 2023 approved fee schedule, these applications are considered minor
zoning by-law amendment and minor official plan amendment applications. The GRCA
acknowledges receipt of the appropriate review fee of $465. A separate fee will be required for a
GRCA permit for development in GRCAs regulated area. Refer to our site plan comments for
permitting requirements.
Should you have any questions, please contact the undersigned at
cfosterpengelly@grand river. ca or 519-621-2763 extension 2319.
Sincerely,
Chris Foster-Pergelly, M.Sc.
Assistant Supervisor of Resource Planning
Engineering and Planning Services
Attached: GRCA map of property
Copy: Alex Sumner — Activa Holdings Inc., owner (via email)
Pierre Chauvin — MHBC Planning Ltd., applicant (via email)
Page 39 of 476
Grand River
Conservation Authority
Date. Oct 25, 2023
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Copyright Grand River Conservation Authority, 2023.
Disclaimer: This map is for illustrative purposes only. Information
contained herein is nota substitute for professional review ora site
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