HomeMy WebLinkAboutDSD-2024-071 - Official Plan Amendment Application OPA23/021/W/ES - Zoning By-law Amendment Application ZBA23/037/W/ES - 32-42 Windom Road - Jackman Property HoldingsStaff Report
a-velo n7ent Services Department
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: February 26, 2024
www. kitchener ca
SUBMITTED BY: Garett Stevenson, Director, Development and Housing
Approvals, 519-741-2200 ext. 7070
PREPARED BY: Eric Schneider, Senior Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 2
DATE OF REPORT:
REPORT NO.:
January 29, 2024
DSD -2024-071
SUBJECT: Official Plan Amendment Application OPA23/021/W/ES
Zoning By-law Amendment Application ZBA23/037/W/ES
32-42 Windom Road
Jackman Property Holdings c/o Vive Development Corp.
RECOMMENDATION:
That Official Plan Amendment Application OPA23/0211W/ES for Jackman Property
Holdings c/o Vive Development Corp. requesting a Site -Specific Policy Area to
permit a multiple residential dwelling development with a Floor Space Ratio of 1.4
and a Building Height of 15.1 metres on the lands specified and illustrated on
Schedule `A', be adopted in the form shown in the Official Plan Amendment
attached to Report DSD -2024-071 as Attachment `A', and accordingly forwarded to
the Region of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA23/037/W/ES for Jackman Property
Holdings c/o Vive Development Corp. be approved in the form shown in the
`Proposed By-law', and `Map No. 1, attached to Report DSD -2024-071 as Attachment
`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 32-42 Windom Road. It is planning staff's
recommendation that the Official Plan and Zoning By-law Amendments be
approved.
The proposed Amendments support the creation of 58 dwelling units within 2
buildings in a 3.5 storey stacked townhouse typology.
Community engagement included:
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 161 of 441
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 properties;
o follow up one-on-one correspondence with members of the public;
o Neighbourhood Meeting held on December 12, 2023;
o postcard advising of the statutory public meeting was circulated to all property
owners within 240 metres of the subject site, those who responded to the
preliminary circulation; and those who attended the Neighbourhood Meetings;
o notice of the public meeting was published in The Record on February 2, 2024.
This report supports the delivery of core services.
These applications were deemed complete on October 31, 2023. The Applicant can
appeal these applications for non -decision after February 28, 2024.
EXECUTIVE SUMMARY:
Planning staff is recommending approval of the requested Official Plan Amendment to add
Site Specific Policy Area No. 71 to Map 5 and Policy 15.D.12.71 to the text in the Official
Plan to allow for an increased Floor Space Ratio (FSR) of 1.4 and an increased building
height of 15.1 metres. Planning Staff is recommending approval of the requested Zoning
By-law Amendment Application to change the zoning on the lands to `Low Rise Residential
Five Zone (RES -5)' and to add a Site Specific Provision (390) in Zoning By-law 2019-051
to permit a stacked townhouse development with 58 dwelling units with an increased Floor
Space Ratio (FSR) and building height, reduced side yard setbacks, a reduction in the
number of required parking spaces, an increase in the required bicycle parking, and a
prohibition on geothermal wells. The applicant has made revisions to the site to respond to
staff and community comments. Staff are recommending that the applications be
approved.
BACKGROUND:
The City of Kitchener has received applications for Official Plan Amendment and Zoning
By-law Amendment from Jackman Property Holdings (c/o Vive Development Corp.) for a
development concept of a stacked townhouse development containing 58 dwelling units.
Jackman Property Holdings submitted a previous Zoning By-law Amendment Application
(ZBA20/017/W/ES) for a portion of the subject lands (42 Windom Road) proposing a
stacked townhouse development with 24 units. This application was approved by City
Council on August 22, 2022. That concept is no longer being pursued as the lands at 42
Windom Road have since been consolidated with 32 Windom Road to form the subject
lands for this application.
The lands are designated `Low Rise Residential' in the City's Official Plan.
Site Context
The subject lands are addressed as 32-42 Windom Road, consisting of two lots each
containing an existing building. The parcel has 48.8 metres of lot width and a lot area of
0.34 hectares. The lands at 32 Windom Road contain a single detached dwelling. The
lands at 42 Windom Road contain a 5 -unit multiple dwelling, converted from a former
detached dwelling. The surrounding neighbourhood contains a mix of low to medium rise
residential, including semi-detached dwellings, townhouses, and apartment buildings.
Page 162 of 441
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Figure 1 - Location Map: 32-42 Windom Road
REPORT:
The applicant is proposing to redevelop the subject lands with a stacked townhouse
development containing two (2) buildings with a total of 58 dwelling units. The buildings
would be 3.5 storeys and contain basement units that are partially above grade. A total of
47 parking spaces are proposed as surface parking spaces. Two-way vehicular access to
the site is proposed in the centre of the property between the two buildings that wrap the
side and front property lines, with unit entrances facing Windom Road. Outdoor at -grade
amenity area is proposed at the rear of the site.
Page 163 of 441
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The proposed development includes 58 units with the following unit breakdown:
• 18 One Bedroom
• 20 Two Bedroom
• 18 Three Bedroom
• 2 Four Bedroom
Revisions in response to comments during application process:
The applicant has responded to staff and neighbourhood comments regarding the supply of
visitor parking spaces, which has been increased from 3 to 5 spaces.
The applicant has also incorporated some compact parking spaces which allowed for the
outdoor amenity area to be increased in size from 63 square metres to 82 square metres.
Planning Staff and Parks and Cemeteries Staff will encourage the applicant to increase the
size and further enhance the amenity space through the site plan application process.
The applicant has confirmed that each dwelling unit will contain an indoor secured bicycle
storage space for a rate of 1 per dwelling unit, above the minimum required 0.5 spaces per
dwelling unit.
WINDOW WELL 'A' ;
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AMENITY AREA 54.6 sq.m ; ,,' " :.. :.; 57.8 sq.m
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Figure 4- Original Amenity Area (left), Enlarged Amenity Area (right)
Page 165 of 441
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.
Page 166 of 441
Figure 5: Revised Concept Plan
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Section 1.4.3(b) of the PPS
promotes all types of residential intensification, and sets out a policy framework for
sustainable, healthy, liveable and safe communities. The PPS promotes efficient
development and land use patterns, as well as accommodating an appropriate mix of
affordable and market-based residential dwelling types with other land uses, while
supporting the environment, public health and safety. Provincial policies promote the
integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development patterns,
optimization of transit investments, and standards to minimize land consumption and
servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed designation and zoning facilitate a compact form of
development which efficiently uses the lands, is in close proximity to transit options, and
makes efficient use of both existing roads and active transportation networks. The lands
are serviced and are in proximity to parks, trails and other community uses, including the
Dom Cardillo Trail, the Chicopee Centreville Community Centre, and Howard Robertson
Public School. Provincial policies are in support of providing a broad range of housing. The
proposed development includes a wide range and distribution of one, two, three and four-
bedroom units.
Planning staff is of the opinion that the proposed application will facilitate the intensification
of the subject property with a low to medium density residential development that is
compatible with the surrounding community, helps manage growth, is transit -supportive
and will make use of the existing infrastructure. No new public roads would be required for
the proposed development.
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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.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the
achievement of the minimum intensification and density targets in this plan by identifying a
diverse range and mix of housing options and densities, including additional residential
units and affordable housing to meet projected needs of current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of
all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential
units and affordable housing, to accommodate people at all stages of life, and to
accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable and
convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and
other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture;
e) provide for a more compact built form and a vibrant public realm, including public
open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental sustainability;
and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and
developments that can accommodate a range of household sizes in locations that can
provide access to transit and other amenities.
Planning staff is of the opinion that the applications conform to the Growth Plan.
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Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be
within the Urban Area. The subject lands are designated Built -Up Area as illustrated in
Map 2 in the ROP. On August 18th, 2022, the Regional Municipality of Waterloo adopted
ROP Amendment number 6 (ROPA 6), which came into force and effect upon approval by
the Minister of Municipal Affairs and Housing on April 11, 2023. The proposed
development conforms to Section 2.F of the ROP as the proposed development supports
the achievement of the minimum annual intensification targets within the delineated Built -
Up Area. Growth is directed to the Built Up Area of the Region to make better use of
infrastructure that can assist in transitioning the Region into an energy efficient, low carbon
community. Furthermore, intensification within the Built -Up Area assists the gradual
transition of existing neighbourhoods within the Region into 15 -minute neighbourhoods
that are compact, well connected places that allow all people of all ages and abilities to
access the needs for daily living within 15 minutes by walking, cycling or rolling.
The Region of Waterloo have indicated they have no objections to the proposed
application (Attachment `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.
Urban Structure
The subject lands are currently identified as Community Area in the City's Urban Structure
(Map 2). The planned function of Community Areas is to provide for residential uses as
well as non-residential supporting uses intended to serve the immediate residential areas.
Within areas identified as Community Areas on Map 2 the applicable land use designation
may include Low Rise Residential, Medium Rise Residential, High Rise Residential, along
with other land use designations.
The subject lands are designated `Low Rise Residential' (Map 3) in the City of Kitchener
Official Plan. The Low Rise Residential designation permits multiple dwellings up to 11
metres in height and to a maximum Floor Space Ratio (FSR) of 0.75.
The applicant is proposing to add a Site Specific Policy Area to allow for an increased
building height to 15.1 metres and an increased Floor Space Ratio (FSR) of 1.4.
Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will
be applied in situations where it is necessary or desirable to zone lands for development
or redevelopment in advance of the fulfillment of specific requirements and conditions, and
where the details of the development or redevelopment have not yet been fully resolved. A
Holding provision may be used in order to ensure that certain conditions, studies or
requirements related to a proposed Zoning By-law Amendment are met.
Urban Design Policies:
Page 169 of 441
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion
of staff, the proposed development satisfies these policies including: Streetscape; Safety;
Universal Design; Site Design; Building Design, and Massing and Scale Design. To
address these policies, an Urban Design Brief was submitted and has been reviewed by
City staff. The Urban Design Brief is acceptable and outlines the vision and principles
guiding the site design and informs the proposed zoning regulations.
Streetscape — The proposed building has been oriented with pedestrian entrances and
balconies facing Windom Road. The proposed built form would activate the streetscape
and provide an attractive and animated building wall, with a centralized vehicular entrance
in between the proposed buildings.
Safety — As with all developments that go through site plan approval, staff will ensure
Crime Prevention through Environmental Design (CPTED) principles are achieved and
that the site meets emergency services policies. Wood fencing, 1.8 metres in height, is
proposed to surround the interior and screen the private patio areas and the common
shared amenity areas along the side and rear property lines. Planning Staff will review
lighting plans through a future site plan application to ensure safe levels of lighting are
provided in the parking area and pedestrian areas.
Universal Design — The development will be designed to comply with Accessibility for
Ontarian's with Disabilities Act and the Ontario Building Code.
Site Design, Building Design, Massing and Scale — The subject site is designed to have
buildings that will be developed at a scale that is compatible with the existing and planned
surroundings. There are existing multiple dwellings in the form of townhomes abutting both
interior side property lines, and a four -storey apartment building abutting the rear property
line. The proposed 3.5 storey stacked townhomes are similar in scale and form to 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 subject lands are located in close
proximity to Regional Roads Fairway Road North and King Street East, with transit stops
for GRT routes 1, 7, 8, and iXpress 301 in short walking distance. The Fairway Ion Station
stop is 2 kilometres to the south. The site has excellent access to cycling networks,
including the Dom Cardillo Trail. The location of the subject lands, in the context of the
City's integrated transportation system, supports the proposal for transit -oriented
development on the subject lands.
The proposed Official Plan Amendment and Zoning By-law Amendment Applications
support a denser residential development, replacing 6 current units for 58 units. The
location of the proposed buildings, secured through the proposed site-specific provisions,
will result in a compatible built form that fosters walkability within a pedestrian -friendly
environment that allows walking to be safe, comfortable, barrier -free and a convenient
form of urban travel. Additionally, secured and visitor bicycle parking is required as part of
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the Zoning By-law. The applicant is proposing to provide 1 secure bicycle space within
each dwelling unit.
Housina Policies:
Section 4.1.1 of the City's Official Plan contains policies with the primary objective 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. The proposed development increases the range of dwelling units available in
the city and contributes to providing a greater diversity of unit types in the neighbourhood.
The development is contemplated to include a range of unit types including, one-, two-,
three-, and four-bedroom units. The wide range of units, in this location will appeal to a
variety of household needs and directly responds to the need for more affordable housing
during the current housing crisis.
Official Plan Conclusions
The Official Plan Amendment application requests that Section 15.D.12 and Map 5—
Specific Policy Areas be amended to add Policy 15.D.12.71 and `Site Specific Policy Area
No. 71, respectively. Based on the above -noted policies and 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 Attachment `A'.
Proposed Zoning By-law Amendment:
The subject lands at 32 Windom Road are currently zoned `Low Rise Residential Four
Zone (RES -4)' in Zoning By-law 2019-051.
The subject lands at 42 Windom Road are currently zoned `Low Rise Residential Five
Zone (RES -5) with Site Specific Provision (342)' in Zoning By-law 2019-051.
The applicant has requested an amendment to change the zoning on the subject lands to
`Low Rise Residential Five Zone (RES -5) with a new Site Specific Provision (390).
Official Plan policies indicate that where site-specific 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.
The applicant is seeking to amend Zoning By-law 2019-051 to add Site Specific Provision
(390).
Staff offer the following comments with respect to Site Specific Provision (390).
a) That the maximum Floor Space Ratio (FSR) shall be 1.4.
Page 171 of 441
The purpose of this regulation is to cap the Floor Space Ratio (FSR) and ensure
development does not exceed the density presented in the concept plans. The figure of
1.4 includes the basement units, which are proposed to have ceilings 1.5 metres above
grade and are therefore included in the calculations for Floor Space Ratio. Basement units
with ceilings that are 0.5 metres or less above grade do not contribute to calculations for
Floor Space Ratio as per the Zoning By-law. The 3.5 storey building typology is similar to
the 3 storey building typologies permitted as -of -right in the current zoning, and in the
opinion of Planning Staff it is compatible to the surrounding neighbourhood which includes
4 -storey apartment buildings to the rear of the site.
b) That the maximum building height shall be 15.1 metres.
The purpose of this regulation is to establish a maximum building height for buildings on
site. The applicant is proposing an architectural style that includes a pitched roof. This
adds a significant amount of building height above the livable floor area. The livable floor
area portion of the building is below 11 metres and would comply with the existing
maximum building height regulation in the Zoning By-law. Staff acknowledge that a
peaked roof does not contain the same impact as a livable floor, and that it positively
contributes to the overall aesthetics of the building and site in regard to being compatible
with the surrounding neighbourhood.
c) That parking be provided at a rate of 0.81 parking spaces per dwelling unit including
visitor spaces (47 spaces).
The purpose of this regulation is to provide for a parking rate which is appropriate for the
development. The proposed ratio results in a parking rate of 0.81 parking spaces per
dwelling unit (inclusive of visitor spaces). The subject lands have adequate access to
public transit and pedestrian/cycling networks and adequate bike storage will be provided
within the development for residents. Planning and Transportation Services staff is of the
opinion that the parking rate of 0.81 parking spaces per dwelling unit (inclusive of visitor
parking) is appropriate for the subject lands.
d) That the minimum visitor parking rate be 10% of required parking (5 spaces).
The purpose of this regulation is to establish a parking rate for visitor parking spaces. The
applicant is proposing a transit oriented development with less parking spaces than
dwelling units overall. Therefore the proposed visitor parking rate is requested to be
reduced to reflect the overall parking supply on site while providing spaces for visitors to
park. On -street parking for visitors is available on both sides of Windom Road outside of
the turning circle and the area close to Thaler Avenue. These on -street parking spaces
provide short-term visitor parking as well near the site.
e) The minimum interior side yard setback shall be 2.5 metres.
The purpose of this regulation is to regulate the building setback to adjacent properties
and provide for an adequate building setback for landscaping and amenity areas. The
applicant is requesting a reduction to 2.5 metres from the required minimum of 3.0 metres.
The compact built form and providing adequate drive aisle and parking space size are
contributing factors to the requested reduction in interior side yard setback. In terms of the
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site context, there are multiple dwelling developments on both sides of the subject lands,
both containing drive aisle/parking areas along the side property line. Planning staff are of
the opinion that there is adequate building separation with the proposed 2.5 metre interior
side yard setbacks.
f) The minimum required Class A Bicycle Parking spaces be 1 per dwelling unit.
The purpose of this regulation is to establish a minimum required rate of Class A (secure)
bicycle parking for the proposed development. This exceeds the minimum standard in the
zoning by-law of 0.5 bicycle spaces per dwelling unit. The applicant, as part of the
Transportation Demand Management plan and justification for reduction in vehicle parking,
has proposed one secure bicycle storage space for each dwelling unit in the proposed
development. This will allow residents to have safe, indoor, secure storage for their
bicycles. This is in addition to the standard outdoor bicycle racks that will also be provided
on site for visitors for short-term use.
g) That geothermal wells be prohibited.
The purpose of this regulation is to protect sensitive groundwater areas. The Region of
Waterloo requires a prohibition on geothermal energy on the subject lands.
Proposed Zoning By-law Amendment Conclusions
Staff is of the opinion that the proposed Zoning By-law Amendment Application to change
the zoning of the subject lands to `Low Rise Residential Five Zone' with Site Specific
Provision (390) represents good planning as it will facilitate the redevelopment of the lands
with a low rise multiple dwelling development that is compatible with the existing
neighbourhood, which will add visual interest at the street level, provide enhanced
landscaping that will contribute to the streetscape, and which will appropriately
accommodate on-site parking needs. Staff are supportive of the proposed development
and recommend that the proposed Zoning By-law Amendment Application be approved as
shown in Attachment 'B'.
Department and Agency Comments:
Circulation of the Official Plan Amendment and Zoning By-law Amendment Applications
was undertaken in December 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 Attachment `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 & Urban Design Report
Prepared by: Up Consulting, October 31, 2023
Elevations Drawings
Prepared by: Reinders & Law, October 26, 2023
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Renderings
Prepared by: Reinders & Law, October 26, 2023
Concept Plan & Floor Plans
Prepared by: Reinders & Law, September 25, 2023
Arborist Report and Tree Preservation and Enhancement Plan
Prepared by: JK Consulting Arborists, November 15, 2023
Traffic Impact and Parking Study:
Prepared by: Paradigm Transportation Solutions Limited, October 2023
Geotechnical Investigation
Prepared by: Chung & Vander Doelen, July 17, 2023
Existing Conditions Plan
Prepared by: JD Barnes Limited, July 7, 2023
Site Servicing Feasibility Study
Prepared by: Strik Baldinelli Moniz Ltd., November 8, 2023
WHAT WE HEARD
3 people provided comments
A City -led Neighbourhood Meetings held on
December 12, 2023 and approximately 8
different users logged on
Page 174 of 441
Community Input & Staff Responses
660 households (occupants and property
owners) were circulated and notified
Staff received written responses from 3 residents with respect to the proposed
development. These are included in Attachment `E'. A Neighbourhood Meeting was held
on December 12, 2023. In addition, staff had follow-up one-on-one correspondence with
members of the public over the phone. A summary of what we heard, and staff responses
are noted below.
What We Heard
Staff Comment
School drop off for Howard
The Waterloo Region Public School Board encourages
Robertson on Windom causes
parents to drop off students at designated locations in
traffic concerns. Adding 58 units
the neighbourhood with a 2-5 minute walk to the
ill make this situation worse.
school, to minimize traffic at peak drop off and pick up.
Windom Road was recently reconstructed in the past
two years to add sidewalk on both sides. The travelled
portion of the road has been narrowed in alignment
with the City's Complete Streets guidelines.
Traffic Impact Assessment was submitted as part of
the application and Transportation Services has
reviewed and finds the analysis satisfactory. The
development will not negatively impact traffic at the
site's proposed entrance and at the intersection of
Windom Road and Thaler Avenue.
Parking supply is not sufficient and
A Parking Justification and Transportation Demand
ill result in more on street parking
Management analysis was also included in the Traffic
on Windom.
Impact Assessment. Transportation Services staff
support a parking rate of 0.81 parking spaces per
dwelling unit (inclusive of visitor parking). The
proposed development will include unbundled parking,
and is located close to transit options. 6 Class B
bicycle spaces are provided on the plan and 1 Class A
bicycle parking spaces per dwelling unit are provided
as an active transportation measure.
The applicant has responded to comments for visitor
parking and increased the allotment of visitor parking
s aces from 3 parking spaces to 5 parking spaces.
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Trees will be removed as part of The applicant has submitted an Arborist Report that
he development. recommends compensation for the proposed trees
within the municipal right of way and preparation of a
detailed landscaping plan during the site plan approval
process contemplating new tree plantings throughout
the site.
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment
and Zoning By-law Amendment Applications to permit 32-42 Windom Road to be
developed with 58 stacked townhouse units. Staff is of the opinion that the subject
applications are consistent with policies of the Provincial Policy Statement, conform to
Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of
Kitchener Official Plan and represent good planning. It is recommended that the
applications be approved.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget - Bill 109, More Homes for Everyone Act, 2022 introduced a requirement
for a municipality to refund planning application fees if a decision is not made within a
prescribed timeframe. Decisions on Zoning By-law Amendments, 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 28, 2024 or the Planning Division must issue an application fee refund of
$12,800.00, being 50% of the $25,600.00 (2023 rate paid in 2023) 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 November, 2023.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, those responding to the preliminary circulation and who
attended the Neighbourhood Meetings. Notice of the Statutory Public Meeting was also
posted in The Record on February 2, 2024. (a copy of the Notice may be found in Attachment
`C'
CONSULT — The proposed Official Plan Amendment and Zoning By-law Amendment
Applications were circulated to residents and property owners within 240 metres of the
subject lands on Date. In response to this circulation, staff received written responses from
Page 176 of 441
3 members of the public, which were summarized as part of this staff report. Planning staff
also had one-on-one conversations with residents on the telephone and responded to
emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
• DSD -2022-348 (ZBA application for lands at 42 Windom Road)
REVIEWED BY: Malone -Wright, Tina —Manager Development Approvals
APPROVED BY: Readman, Justin - General Manager, Development Services
ATTACHMENTS:
Attachment A —Proposed
Official Plan Amendment
Attachment B —
Proposed By-law and Map No. 1
Attachment C
— Newspaper Notice
Attachment D
— Department and Agency Comments
Attachment E —
Neighbourhood Comments
Attachment F —
Revised Concept Plan
Page 177 of 441
Attachment "A" DSD -2024-071
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
32-42 Windom Road
Page 178 of 441
INDEX
SECTION 1
SECTION 2
SECTION 3
SECTION 4
APPENDICES
APPENDIX 1
APPENDIX 2
APPENDIX 3
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
32-42 Windom 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 February 26, 2024
Minutes of the Meeting of Planning and Strategic
Initiatives Committee — February 26, 2024
Minutes of the Meeting of City Council — February 26,
2024
Page 179 of 441
Attachment "A" DSD -2024-071
AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX to the Official Plan of the City
of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to amend the Official Plan by adding
Special Policy Area 71 to Map 5 and by adding associated Policy 15.D.12.71 to the text of
the Official Plan.
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are designated `Low Rise Residential' in the Land Use Map (Map 3)
in the City of Kitchener Official Plan.
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
Page 180 of 441
Attachment "A" DSD -2024-071
Place to Grow: Growth Plan for the Greater Golden Horseshoe, with a singular Provincial
Planning Statement (PPS) which is in draft form and not in effect at the time this report was
prepared.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Section 1.4.3(b) of the PPS
promotes all types of residential intensification, and sets out a policy framework for
sustainable, healthy, liveable and safe communities. The PPS promotes efficient
development and land use patterns, as well as accommodating an appropriate mix of
affordable and market-based residential dwelling types with other land uses, while
supporting the environment, public health and safety. Provincial policies promote the
integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development
patterns, optimization of transit investments, and standards to minimize land
consumption and servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed designation and zoning facilitate a compact form of
development which efficiently uses the lands, is in close proximity to transit options, and
makes efficient use of both existing roads and active transportation networks. The lands
are serviced and are in proximity to parks, trails and other community uses, including
the Dom Cardillo Trail, the Chicopee Centreville Community Centre, and Howard
Robertson Public School. Provincial policies are in support of providing a broad range of
housing. The proposed development includes a wide range and distribution of one, two,
three and four-bedroom units.
Planning staff is of the opinion that the proposed application will facilitate the
intensification of the subject property with a low to medium density residential
development that is compatible with the surrounding community, helps manage growth,
is transit -supportive and will make use of the existing infrastructure. No new public
roads would be required for the proposed development.
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.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the
achievement of the minimum intensification and density targets in this plan by
Page 181 of 441
Attachment "A" DSD -2024-071
identifying a diverse range and mix of housing options and densities, including
additional residential units and affordable housing to meet projected needs of current
and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people
of all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional
residential units and affordable housing, to accommodate people at all stages of
life, and to accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable
and convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails,
and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban
agriculture;
e) provide for a more compact built form and a vibrant public realm, including public
open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental
sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in
particular, developments that can accommodate a range of household sizes in locations
that can provide access to transit and other amenities.
Planning staff is of the opinion that the applications conform to the Growth Plan.
Page 182 of 441
Attachment "A" DSD -2024-071
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will
be within the Urban Area. The subject lands are designated Built -Up Area as illustrated
in Map 2 in the ROP. On August 18th, 2022, the Regional Municipality of Waterloo
adopted ROP Amendment number 6 (ROPA 6), which came into force and effect upon
approval by the Minister of Municipal Affairs and Housing on April 11, 2023. The
proposed development conforms to Section 25 of the ROP as the proposed
development supports the achievement of the minimum annual intensification targets
within the delineated Built -Up Area. Growth is directed to the Built Up Area of the
Region to make better use of infrastructure that can assist in transitioning the Region
into an energy efficient, low carbon community. Furthermore, intensification within the
Built -Up Area assists the gradual transition of existing neighbourhoods within the
Region into 15 -minute neighbourhoods that are compact, well connected places that
allow all people of all ages and abilities to access the needs for daily living within 15
minutes by walking, cycling or rolling.
The Region of Waterloo have indicated they have no objections to the proposed
application (Attachment `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.
Urban Structure
The subject lands are currently identified as Community Area in the City's Urban
Structure (Map 2). The planned function of Community Areas is to provide for residential
uses as well as non-residential supporting uses intended to serve the immediate
residential areas. Within areas identified as Community Areas on Map 2 the applicable
land use designation may include Low Rise Residential, Medium Rise Residential, High
Rise Residential, along with other land use designations.
The subject lands are designated `Low Rise Residential' (Map 3) in the City of Kitchener
Official Plan. The Low Rise Residential designation permits multiple dwellings up to 11
metres in height and to a maximum Floor Space Ratio (FSR) of 0.75.
The applicant is proposing to add a Site Specific Policy Area to allow for an increased building height to
15.1 metres and an increased Floor Space Ratio (FSR) of 1.4.
Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in
situations where it is necessary or desirable to zone lands for development or redevelopment in advance
of the fulfillment of specific requirements and conditions, and where the details of the development or
redevelopment have not yet been fully resolved. A Holding provision may be used in order to ensure that
certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met.
Urban Design Policies:
Page 183 of 441
Attachment "A" DSD -2024-071
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the
proposed development satisfies these policies including: Streetscape; Safety; Universal Design; Site
Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design
Brief was submitted and has been reviewed by City staff. The Urban Design Brief is acceptable and
outlines the vision and principles guiding the site design and informs the proposed zoning regulations.
Streetscape — The proposed building has been oriented with pedestrian entrances and balconies facing
Windom Road. The proposed built form would activate the streetscape and provide an attractive and
animated building wall, with a centralized vehicular entrance in between the proposed buildings.
Safety — As with all developments that go through site plan approval, staff will ensure Crime Prevention
through Environmental Design (CPTED) principles are achieved and that the site meets emergency
services policies. Wood fencing, 1.8 metres in height, is proposed to surround the interior and screen the
private patio areas and the common shared amenity areas along the side and rear property lines.
Planning Staff will review lighting plans through a future site plan application to ensure safe levels of
lighting are provided in the parking area and pedestrian areas.
Universal Design — The development will be designed to comply with Accessibility for Ontarian's with
Disabilities Act and the Ontario Building Code.
Site Design, Building Design, Massing and Scale — The subject site is designed to havebuildings that will
be developed at a scale that is compatible with the existing and planned surroundings. There are existing
multiple dwellings in the form of townhomes abutting both interior side property lines, and a four -storey
apartment building abutting the rear property line. The proposed 3.5 storey stacked townhomes are
similar in scale and form to 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 subject lands are located in close
proximity to Regional Roads Fairway Road North and King Street East, with transit
stops for GRT routes 1, 7, 8, and iXpress 301 in short walking distance. The Fairway
Ion Station stop is 2 kilometres to the south. The site has excellent access to cycling
networks, including the Dom Cardillo Trail. The location of the subject lands, in the
context of the City's integrated transportation system, supports the proposal for transit -
oriented development on the subject lands.
The proposed Official Plan Amendment and Zoning By-law Amendment Applications
support a more dense residential development, replacing 6 current units for 58 units.
The location of the proposed buildings, secured through the proposed site-specific
provisions, will result in a compatible built form that fosters walkability within a
pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free
and a convenient form of urban travel. Additionally, secured and visitor bicycle parking
is required as part of the Zoning By-law. The applicant is proposing to provide 1 secure
bicycle space within each dwelling unit.
Housing Policies:
Section 4. 1.1 of the City's Official Plan contains policies with the primary objective to
provide for an appropriate range, variety and mix of housing types and styles, densities,
Page 184 of 441
Attachment "A" DSD -2024-071
tenure and affordability to satisfy the varying housing needs of our community through
all stages of life. The proposed development increases the range of dwelling units
available in the city, and contributes to providing a greater diversity of unit types in the
neighbourhood. The development is contemplated to include a range of unit types
including, one-, two-, three-, and four-bedroom units. The wide range of units, in this
location will appeal to a variety of household needs and directly responds to the need
for more affordable housing during the current housing crisis.
Official Plan Conclusions
The Official Plan Amendment application requests that Section 15.D.12 and Map 5—
Specific Policy Areas be amended to add Policy 15.D.12.71 and `Site Specific Policy
Area No. 71, respectively. Based on the above -noted policies and 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 Attachment W.
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan (2014) is hereby amended as follows:
a) Part C, Section 15.D.12 Area Specific/Site Specific Policy Areas is amended by
adding Special Policy 15.D.12.71 thereto as follows:
71. Notwithstanding the Low Rise Residential land use designation and
policies, applied to the lands located at 32-42 Windom Road, the
maximum Floor Space Ratio shall be 1.4 and the maximum building height
shall be 15.1 metres.
b) Map No. 5 — Specific Policy Areas is amended by designating the lands, municipally
addressed as 32-42 Windom Road, as `Low Rise Residential with Special Policy Area
71" instead of `Low Rise Residential', as shown on the attached Schedule W.
Page 185 of 441
APPENDIX 1
NOTICE OF PUBLIC MEETING
fora development in your neighbourhood
32-42 Windom Road
Attachment "A" DSD -2024-071
J
K*�M,R
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: Fe b ru a ry 26, 2024
Location; Council Chambers.
Kitchener City Hall
200 King Street West
oi,Virtual Zoom Meeting
6o to kitchener.calmeetings
and select;
Cor7r_�t DrawingCurrent 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;
ww.kitchener.cal
,REV 00 PlanningApplications
OF contact;
58 Stacked 3.5 Storeys, 47 Eric Schneider, Senior Planner
Townhouse Building Parking eric.schneider6pkitchener.ca
Dwelling units Height 15.1rn Spaces 519.741.2200 x7843
The City of Kitchener will consider applications for an Official Plan Amendment and
Zoning By-law Amendment to facilitate the redevelopment of the site with the removal
of the two existing residential buildings and replacing them with two 3.5 storey stacked
townhouse buildings having a Floor Space Ratio (FSR) of 1.4, a total of 58 residential
dwelling units and providing 47 parking spaces.
Page 186 of 441
Attachment "A" DSD -2024-071
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee — February 26, 2024
10
Page 187 of 441
Attachment "A" DSD-2024-071
APPENDIX 3 Minutes of the Meeting of City Council — February 26,
2024
tt
Page 188 of 441
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DSD -2024-071 Attachment "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 — Jackman
Property Holdings and Windom KW Inc. — 32-42 Windom 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
Zoning Grid Schedule Number 239 of Appendix "A" to By-law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise Residential Five
Zone (RES -5) with Site Specific Provision (342) to Low Rise Residential Five Zone (RES -5) with
Site Specific Provision (390).
2. Zoning Grid Schedule Number 239 of Appendix "A" to By-law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and illustrated as
Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise Residential Four
Zone (RES -4) to Low Rise Residential Five Zone (RES -5) with Site Specific Provision (390).
3. Zoning Grid Schedule Number 239 of Appendix "A" to By-law Number 2019-051 is hereby
further amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
4. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (390) thereto as
follows:
"390. Notwithstanding Tables 5-5 and 7-6 of this By-law within the lands zoned RES -5 and
shown as affected by this subsection on Zoning Grid Schedule Number 239 of
Appendix `A', the following special regulations shall apply:
a) The maximum Floor Space Ratio (FSR) shall be 1.4.
b) The maximum building height shall be 15.1 metres.
C) The minimum required parking shall be 0.81 space per dwelling unit.
Page 190 of 441
DSD -2024-071 Attachment "B"
d) The minimum required visitor parking shall be 10% of required parking.
e) The minimum side yard setback shall be 2.5 metres.
f) The minimum required Class A Bicycle parking shall be 1 space per dwelling
unit.
g) Geothermal wells shall be prohibited."
PASSED at the Council Chambers in the City of Kitchener this day of '2024.
Mayor
Clerk
Page 191 of 441
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NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
32-42 Windom RoadAk— KITCHENER
Concept Drawing
PI11�klloo
E
58 Stacked 3.5 Storeys, 47
Townhouse Building Parking
Dwelling Units Height 15.1m Spaces
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: February26, 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:
Eric Schneider, Senior Planner
eric.schneider@kitchener.ca
519.741.2200 x7843
The City of Kitchener will consider applications for an Official Plan Amendment and
Zoning By-law Amendment to facilitate the redevelopment of the site with the removal
of the two existing residential buildings and replacing them with two 3.5 storey stacked
townhouse buildings having a Floor Space Ratio (FSR) of 1.4, a total of 58 residential
dwelling units and providing 47 parking spaces. Page 193 Of 441
City of Kitchener
COMMENT FORM
Project Address: 32-42 Windom Road
Application Type: Zoning By-law Amendment ZBA23/037/W/ES
Official Plan Amendment OPA23/021/W/ES
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: November 27, 2023
1. Plans, Studies and Reports reviewed:
• 32 and 42 Windom Road, Kitchener ON, Arborist Report and Tree Preservation Enhancement Plan,
prepared by A Consulting Arborists, November 15, 2023.
• 32 —42 Windom Rd Residential Development - Site Plan, prepared by Reinders & Law, 2023-10-03
2. Site Specific Comments & Issues:
I have reviewed the studies as noted above, submitted in support of a complete application for a zoning
bylaw and official plan amendment, proposing the removal of the existing detached dwellings and the
construction of a two stacked 3.5 -storey stacked townhouse buildings, and note:
• The Arborist Report / Tree Preservation Enhancement Plan assessed eighty-eight, (88) trees. Thirty-
eight trees were in good condition, twenty-five trees in fair condition, and twenty-five trees in poor
condition.
• Three trees are considered boundary trees, all in poor condition. They have been recommended to
be removed for safety and due to grading impacts.
➢ Written permission to support removal of joint ownership trees will be required, if not
provided the proposed development concept cannot be supported.
• To facilitate construction of the desired units, associated parking, amenity area, and grading to
promote positive drainage, all trees located within the property limits will need to be removed.
➢ By not retaining/incorporating existing healthy trees, The proposed development concept
does not meet the intent of the City's Urban Design Manual, the City's Council adopted
Tree Management Policy, or Official Plan Policies 8.0.2.6 and 8.&.2.16.
➢ Support of the proposed OPA and ZBA (facilitating the redevelopment) will also support the
removal of all the trees from the properties. The removal of all the trees may have a negative
impact on the distribution of woodland cover in the local planning community. if supported, an
ecologically sound tree replacement plan (to support the future site plan application) will be
crucial to mitigate impacts of tree loss.
3. Policies, Standards and Resources:
Tree Management
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Page 194 of 441
➢ As per Section 8.C.2.16. of the Official Plan, the City will require the preparation and
submission of a tree management plan in accordance with the City's Tree Management Policy
(available on the City's Website), where applicable, as a condition of a development
application.
o Any tree management plan must identify the trees proposed to be removed, justify
the need for removal, identify the methods of removal and specify an ecologically
sound tree replacement scheme and any mitigative measures to be taken to prevent
detrimental impacts on remaining trees.
➢ policy 8.C.2.6., the City will incorporate existing and/or new trees into the streetscape or road
rights-of-way and encourage new development or redevelopment to incorporate, protect and
conserve existing healthy trees and woodlands in accordance with the Urban Design Policies
in Section 13 (Landscape and Natural Features) of the Urban Design Manual and the
Development Manual
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 195 of 441
City of Kitchener
Pre -submission Application Comment Form
Project Address: 32-42 Windom Rd
Date of Meeting: November 17, 2022
Application Type: OPA / ZBA / SP
Comments Of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's Name: Gaurang Khandelwal
Email: gaurang.khandelwal@kitchener.ca
Phone: 519-741-2200 x 7611
Date of Comments: November 8, 2022
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑X I do NOT plan to attend the meeting
1. Site Specific Comments & Issues:
I have reviewed the pre -submission application proposing an Official Plan Amendment and Zoning By-
law amendment to permit the development of a 5 storey dwelling with 74 units, regarding Sustainability
and Energy Conservation and provide the following:
• The City is committed to accommodate growth in a sustainable manner. Sustainable development
promotes a holistic approach to planning to achieve a balance between the social and economic
needs of the community, and environmental conservation.
• The City is committed to the wise and efficient use of energy and the establishment of energy
sources that will protect the interests of future generations of citizens, such as alternative energy
systems and renewable energy systems.
• Energy consumption can be reduced through the development of an energy efficient urban form.
Using less energy is beneficial for the environment as it reduces the demand on resources to
create energy and the infrastructure required for its distribution.
2. Plans, Studies and Reports to submit as part of a complete Planning Act Application:
For an Official Plan and/or a Zoning By law Amendment, it should be demonstrated, to the
satisfaction of the City, how energy is being conserved or low energy generated.
o Such studies may include but are not limited to an (1) Integrated Energy Master Plan, (2)
Energy Conservation Efficiency Study, (3) a Feasibility Study for Renewable or Alternative
Energy Systems, (4) District Heating Feasibility Study, or a (5) Sustainability Statement.
For Site Plan Applications, a Sustainability Statement (as per the City's Terms of Reference) will
be required with an emphasis on demonstrating, to the satisfaction of the City (Planning), how
energy is being conserved or low energy generated.
1I Page
Page 196 of 441
o Although the Ontario Building Code (OBC) is progressive, going forward all developments
will need to include energy conservation measures as the City (and Region of Waterloo)
strive to achieve our greenhouse gas reduction target.
o It is recommended that the applicant explore programs or measures best suited to the
site and development that go beyond the OBC to further energy conservation, generation,
operation and would benefit future residents / tenants.
o Program certification is not required but is encouraged. Programs (or components of) that
could be explored are:
■ Energy Star (20% / 15% more efficient then OBC)
■ R-2000 (50% more efficient then OBC),
■ Net Zero Ready (80% more efficient then OBC)
■ Net Zero (100% more efficient then OBC)
■ LEED (equivalency rating would be sufficient if not seeking certification)
3. Policies. Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.4. Development applications will be required to demonstrate
to the satisfaction of the City, through the completion of a Sustainability Report/Checklist in
accordance with the Complete Application Requirements Policies in Section 17.E.10, that the
proposal meets the sustainable development policies of the Plan and that sustainable
development design standards are achieved.
• 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. Such studies
may include, but not limited to an Energy Conservation Efficiency Study, a Feasibility Study for
Renewable or Alternative Energy Systems, District Heating Feasibility Study, and the completion
of a Sustainability Report/Checklist in accordance with the Complete Application Requirements
Policies in Section 17.E.10.
• 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. Advisory Comments:
• The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
• Green Building Resources
o Canada Green Building Council - https://www.cagbc.org//
o Developer's guide to passive house buildings -
https://www.passivehousecanada.com/passive-house-resources/
o Energy Efficient programs for builders — NRCAN - https://www.nrcan.gc.ca/energy-
efficiency/buildings/new-buildings/20673
2 1 �
Page 197 of 441
o Canada's Building Strategy - https://www.nrcan.gc.ca/energy-
efficiency/buildings/canadas-building-strategy/20535
o Passipedia -The Passive House Resource - https://passipedia.org/
S. Anticipated Fees:
• unknown
31 Page
Page 198 of 441
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Address: 32-42 Windom Road
Owner: Jackman Property Holdings c/o Vive Development Corp.
Application: ZBA23/037/W/ES and OPA23/021/W/ES
Comments Of: Development and Housing Approvals
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Dec 20 2023
❑X I plan to attend the meeting (questions/concerns/comments for discussion)
❑ No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
I have reviewed the documentation noted below submitted in support of an OPA and ZBA to In order
to permit the proposed development, an Official Plan Amendment to the 'Low Rise Residential'
designation in the Official Plan to add a site-specific policy area and Zoning By-law Amendment to
change the zoning on 32 Windom Road from RES -4 to RES -5 and to add a site-specific to the lands are
required
• Completed Application Forms
• Planning Justification & Urban Design Report
• Arborist Report and Tree Management Plan
• Concept Site Plan
• Floor Plans
• Elevation Drawings and Renderings
• Functional Site Grading Plan
• Existing Conditions Plan
2. Site Specific Comments & Issues:
Parks and Cemeteries has no significant concerns with the proposed Official Plan and Zoning Bylaw
amendments and can provide conditional support subject to the minor updates to submitted
studies are noted below.
The site is within the Centerville Chicopee Planning Community and although moderately well
served with active neighbourhood park space, park amenities are not evenly distributed, and this
site and proposed intensification lies outside of the targeted walkshed distance to local municipal
park facilities. The provision of robust on-site amenities suitable to all ages, including children's play
facilities, will be critical to the success of this proposal. The site plan, Planning Justification and
Urban Design Report should reflect and accommodate sufficient and suitable on-site amenity
spaces.
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Page°169 of 441
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Parks and Cemeteries can provide conditional support to the applications subject to receiving
satisfactory updates to the documentation
Comments on Submitted Documents
The following comments should be addressed at this time.
1) Proposed preliminary Site Plan — various documents
a) The site plan illustrates a proposed amenity space in the northeast corner of the site. A
sidewalk connection should be provided to the amenity space
b) A sidewalk connection to the street should be provided to the northern block of townhomes.
c) A revised preliminary site plan is required.
2) Planning Justification and Urban Design Report
a) Parks and Cemeteries Presubmission application comments indicated that the Planning
Justification Report and Urban Design Brief should provide a number of specific components
that are missing from the submitted documents.
b) The Planning Justification Report (PJR) should be updated to include an analysis and
discussion of how the proposed development will impact the existing neighbourhood
including the availability of services and infrastructure related to parks, open space, urban
forests and community facilities relative to the change in planned function and increase in
density specifically referencing the objectives and policies and in Part C Section 8: Parks, Open
Space, Urban Forests and Community Facilities
c) The Urban Design Brief should be updated to provide conceptual details for on-site amenity
spaces including commentary and precedent images to guide detailed site design through the
site plan application. As the site is beyond walkshed targets from active neighbourhood park
space, robust on-site outdoor amenity spaces with good solar access and protection from
wind will be expected as part of the site plan application and should include seating and play
equipment for residents of all ages and abilities.
d) The Planning Justification and Urban Design Report should be updated as noted above.
3) Arborist Report and Tree Preservation and Enhancement Plan
a) The TPEP and Report identify 2 City owned trees within the right of way to be removed as
part of the development and a proposed approximate value.
b) It should be noted that LID / Stormwater infrastructure is also present in conjunction with
Tree "A"
c) Protection in-place of Tree "A" is certainly possible and a final decision regarding protection
or removal as well as compensation/replanting will be made at the Site Plan application and
reflect City by-laws and policies regarding tree assets and tree canopy.
4. Policies. Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
• Cycling and Trails Master Plan (2020)
A City for Everyone
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PAge VO of 441
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
• 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
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 Provincial requirements.
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
PFage°L�1 of 441
City of Kitchener
Official Plan and Zone Change Comment Form
Address: 42 Windom Rd
Application #: Zoning By-law Amendment and Official Plan Amendment
Comments Of: City of Kitchener— Urban Design- Planning
Commenter's Name: Pegah Fahimian
Email: Pegah.fahimian@kitchener.ca
Phone: 519-741-2200 Ext. 7342
Date of Comments: Dec 15, 2023
❑ 1 plan to attend the meeting (questions/concerns/comments for discussion)
0 No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Site -Specific Comments & Issues:
• 1 have reviewed the documentation to support an Official Plan and Zoning �By-Law Amendment to
develop the subject lands with two stacked 3.5 -storey stacked townhouse buildings containing 58
dwelling units. A Floor Space Ratio (FSR) of 1.4 is proposed. 47 parking spaces are proposed on the
surface. In order to permit the proposed development, an Official Plan Amendment to the 'Low Rise
Residential' designation in the Official Plan to add a site-specific policy area and a Zoning By-law
Amendment to change the zoning on 32 Windom from RES -4 to RES -5 and to add a site-specific to
the lands are required.
• Required amenity space calculations are contained in the Urban Design Manual and include two
parts — one for a general amenity area and one for children's play facilities in multiple residential
developments. (2m2 x #units) + (2.5m2 x #bedrooms - #units) = outdoor amenity space.
The proposed amenity area does not meet the requirements of the urban design guidelines. You
may consider removing the proposed unit A to provide sufficient space for the required amenity
area. Please see the attached design sketch.
• Provide additional information regarding the construction of the proposed retaining wall and its
heights.
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Working Together— Growing Thoughtfully — Building Community
PP ge ° (f22 of 441
City of Kitchener
Official Plan and Zone Change Comment Form
There are several existing trees proposed for removal. A Tree Management Plan shall be provided.
Please be advised that written permission for the removal of or impact trees in joint ownership
along property lines is required.
2. Comments on Submitted Documents
• A 1.8 m high visual barrier should be noted on the plan when parking is adjacent�b
residential.
• If there is any proposed retaining wall on the site, provide details, cross sections, and rn.a�terial�
,
selection. Retaining walls over 1.Om high require a guardrail at the top of the wali..
• The area between the buildings face and the property line should be well irate "Y,ated with the street
o g/
and public realm to deliver high-quality, seamless private, semi- rivate and pub1i
• Any units with at -grade access should be provided with a minimum rill vat(' patio
area. The entries to the site should be defined with plantings, and p,l,;antmg de't'ails are to
be included.
• If there is any proposed retaining wall on the site, provide deta`if� ctions, and material
selection. Retaining walls over 1.0m high require a guardr�al�a"the'fop of the wall.
• The main entrance into the building should be clearly distinguishable through its
architectural design and treatment and should act as the focal point of the dwelling and be given
appropriate design emphasis.
• Minimize the visual impact of parking through%the thoughtful placement, orientation, and
articulation of built form. The five proposed visitor parking spaces along the south property line are
highly recommended to be consolatedinto one row.
• All visible elements of a building, including atilities (meters, conduits), HVAC (a/c units, vents) and
loading/servicing areas,are tq�//�136JIntegrated into the design of the building and shown on elevation
MN
drawings as part of the building/elevation approval process. Utility meters should be located within
of ,
building niches or on internalc-, end,walls of townhouse blocks and screened.
/ Vii////
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A City for Everyone
Working Together — Growing Thoughtfully — Building Community
PPage133 of 441
City of Kitchener
Application Type
Zoning By-law Amendment Application ZBA23/037/W/ES
Official Plan Amendment Application OPA23/021/W/ES
Project Address
32-42 Windom Road
Comments of: Transportation Services
Commenter's name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of comments: December 19, 2023
a. As part of a complete Zoning By-law amendment application, a Transportation Impact (TIS) and
Parking Study was submitted (October 2023) by Paradigm Transportation Solutions Limited in
support of this OPA/ZBA applications. Transportation Services have reviewed the studies and offer
the following comments.
Development proposal
The applicant is proposing 58 stacked townhouse units with one full moves access along Windom
Road. The development is estimated to generate 23 AM and 17 PM peak hour vehicle trips with a
total of 47 parking spaces are being proposed for a parking ratio of 0.81 spaces per unit.
Intersection analysis
The intersection noted below was reviewed under existing 2023 traffic conditions and was
expressed under the following intersection parameters: level of service (LOS), volume to capacity
ratios (v/c) and 95th percentile queues. The below intersection is operating within acceptable levels
with no critical traffic movements in either the AM or PM peak hours.
o Thaler Avenue at Windom Road - unsignalized
The two intersections noted below were reviewed under future 2028 total traffic operations using
the same intersection parameters above. The below intersections are operating within acceptable
levels with no critical traffic movements in either the AM or PM peak hours.
o Thaler Avenue at Windom Road - unsignalized
o Windom Road at site access (NEW) - unsignalized
Transportation Demand Management analysis
The applicant intends to have parking unbundled and offered at a separate cost to leasing or owning
a unit. This approach is more equitable and effective as tenants are not forced to pay for parking
that they do not need.
This development is well situated to take advantage of the existing alternative modes of
transportation available in the area to reduce vehicle dependency. There are several Grand River
Transit (GRT) routes within 300 m from this development. They include the following routes: 1, 23
Page 204 of 441
and 27. These routes offer connectivity to a broader transit network throughout the Region of
Waterloo and within Kitchener itself.
Walkability for pedestrians accessing the site and surrounding area can easily be achieved, as
sidewalks are provided on both sides of roadways in the surrounding area.
Class A secure bike parking has been accommodated for residents, as they will be able to store their
bikes within their units or on their balconies. The applicant is also going to be providing six outdoor
Class B parking spaces on-site.
Parking supply analysis
The analysis includes a review of proxy site locations within Kitchener, ITE Parking Demand 5th
edition and the Transportation Tomorrow Survey (2016) - Area Specific Auto Ownership. The results
of the parking demand analysis indicated a residential parking demand of 0.76 to 1.17 spaces per
unit (44 to 68 spaces) and a visitor parking demand of 0.07 to 0.26 spaces per unit (4 to 15 spaces).
Left turn lane analysis
A left turn lane analysis was completed along Thaler Avenue at Windom Road, utilizing the Ministry
of Transportation Design Supplement for the Transportation Association of Canada (TAC) Geometric
Design Guide for Canadian Roads for the 2028 total future traffic conditions and it was determined
that a left turn lane along Thaler Avenue is not warranted. Transportation Services supports
Paradigms analysis.
A left turn lane analysis was not completed along Windom Road at the site access given the nature
of Windom Road being a cul-de-sac, left turns from Windom Road are not anticipated.
Transportation Services supports Paradigms rationale.
Conclusions
Based on the TIS that was submitted, Transportation Services are of the opinion that this
development will not negatively impact the study intersections noted above. As part of the parking
demand analysis, Transportation Services can support the 47 parking spaces (0.81 spaces per unit)
being proposed for the 58 residential units. However, Transportation Services question the
allocation of 3 visitor parking spaces, as noted in Figure 3.1 Site Plan. Transportation Services will
require that 6 visitor parking spaces are provided, this equates to three less parking spaces than the
nine parking space requirement in 2019-051 zoning. The parking count of 47 spaces would remain
the same, however, the allocation (41 residential + 6 visitor) of parking would be marginally
different than proposed.
Dave Seller, C. E.T.
Traffic Planning Analyst Transportation Services I City of Kitchener
519-741-2200 ext. 7369 TTY 1-866-969-9994 1 dave.sellerCa)_kitchener.ca
Page 205 of 441
Good Afternoon Eric,
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 206 of 441
City of Kitchener
Application Comment Form
Project Address: 32 & 42 Windom Rd
Date of Meeting: NA
Application Type: ZBA / OPA
Comments Of: Development Engineering
Commenter's Name: Eric Riek
Email: Eric. riek@kitchener.ca
Phone: 519-741-2200 ext. 7330
Date of Comment:
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑ I do NOT plan to attend the meeting (no concerns)
1. Site Specific Comments & Issues:
• Water distribution modelling"is acceptable.
• Sanitary sewer capacity analysis resulted in downstream capacity constraints. Engineering
recommends a holding provision be applied to the lands until we have more information.
2. Plans, Studies and Reports to submit as part of a complete Planning Act Application:
Zoning Bylaw Amendment:
• For sites changing the Zoning For the OPA/ZBA a Functional Servicing Report detailing outlets to
the municipal sanitary and storm servicing system is required to the satisfaction of Engineering
Services. Sanitary design sheets developing population based on zoning with peaked flows must
be submitted to run the, sanitary capacity modeling. The City of Kitchener will use this
information to determine if there are any downstream issues. If the capacity analysis
determines that the sanitary sewers will need to be upgraded to support the development, then
these upgrades will be rolled into the development costs. Further studies will be required at the
time of development to determine the approximate length of sanitary sewers that will need to
be upgraded.
• For sites requesting a special regulation to the existing zoning that will significantly increase
floor space ratio (population). i.e. Zoning stays the same. For the OPA/ZBA a Functional
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 207 of 441
Servicing Report detailing outlets to the municipal sanitary and storm servicing system is
required to the satisfaction of Engineering Services. Sanitary sewer design sheets are to be
provided. Please note that since zoned flows for this site are not reflective of the development
application, the population in the sanitary sewer design sheets should be based off the Regions
2022 Water and Wastewater Monitoring Report. Section 2.4 — Development Data establishes a
People Per Unit (PPU) based on Structure Type and assigns Apartments as having a PPU of 1.77.
Please multiply 1.77 by the number of units in the building. Furthermore, the City's Average
Daily Residential Sanitary Flow rate is 305L/day/cap and the City's Average per second,
Residential Sanitary Flow rate is 0.0035L/sec/cap. The City of Kitchener will use,$i„ 'i's nf0eftation
J
to determine if there are any downstream issues. If the capacity analysis det �r�mines that4the
o,,,, '"!ii,�////r.
sanitary sewers will need to be upgraded to support the development, therf%these upgrades will
'" '
be rolled into the development costs. Further studies will be required at L"',tirn:e ofl
development to determine the approximate length of sanitary sewers.that ��need to be
M
'i
upgraded. Please be advised that the process Engineering is notirlabovg. is specific to this
development.
p
• Stormwater Management may be addressed through th/1te PCan Approval process.
,,yj
oo,
• For the OPA/ZBA a Water Distribution Report is requiredto the satisfaction of Engineering
oo, dim,
Services in consultation with Kitchener Utilities,and-thet�egign of Waterloo.
j// i
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A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Page 208 of 441
Eric Schneider
From: Eric Riek
Sent: Tuesday, January 23, 2024 8:57 AM
To: 'Mark Hoculik'; 'Hasan Ahmad'
Cc: 'Kevin Moniz'; 'Stephen Litt; 'david@upconsulting.ca'; Eric Schneider
Subject: RE: OPA/ZBA 32-42 Windom Road Comments
Good Morning,
Following additional capacity analysis by the Sanitary and Storm Utility, they have confirmed that the existing
infrastructure can accommodate the proposed development.
I have cc'd Planning to remove the holding provision related to this application.
Any questions, please advise.
Eric Riek, C.E.T.
Project Manager I Development Engineering I City of Kitchener
From: Eric Riek
Sent: Wednesday, January 10, 2024 1:02 PM
To:'Mark Hoculik' <mh@vivedevelopment.ca>;'Hasan Ahmad' <hahmad@sbmltd.ca>
Cc: Kevin Moniz <kevin@sbmltd.ca>; Stephen Litt <sl@vivedevelopment.ca>; david@upconsulting.ca
Subject: RE: OPA/ZBA 32-42 Windom Road Comments
Hi Mark,
I suspect the initial GIS check will occur within 1-2 weeks. If capacity issues are still evident, the subsequent City surveys
would likely take 2-3 weeks at most. I will keep you posted with any new information that comes in for this project.
Eric Riek, C.E.T.
Project Manager I Development Engineering I City of Kitchener
From: Mark Hoculik <mh@vivedevelopment.ca>
Sent: Wednesday, January 10, 2024 12:59 PM
To: Eric Riek <Eric.Riek@kitchener.ca>; 'Hasan Ahmad' <hahmad@sbmltd.ca>
Cc: Kevin Moniz <kevin@sbmltd.ca>; Stephen Litt <sl@vivedevelopment.ca>; david@upconsulting.ca
Subject: RE: OPA/ZBA 32-42 Windom Road Comments
You don't often get email from mh@vivedeveloI)ment.ca. Learn why this is important
Thanks Eric,
What is the expected timing on the verification of the GIS model? I ask as we a progressing with the OPA/ZBA and
would like to have this sorted if it is a desktop correction.
Mark
Page 209 of 441
MARK HOCULIK I Director, Design & Planning
Vive Development I vivedevelopment.com
D F V F L O P M F N 7 519.574.4338 1 mh@vivedevelopment.ca
From: Eric Riek <Eric.Riek@kitchener.ca>
Sent: Wednesday, January 10, 2024 8:49 AM
To:'Hasan Ahmad' <hahmad@sbmltd.ca>
Cc: Mark Hoculik <mh@vivedevelopment.ca>; Kevin Moniz <kevin@sbmltd.ca>
Subject: RE: OPA/ZBA 32-42 Windom Road Comments
Good morning Hasan,
I met with SSU yesterday afternoon to discuss the sanitary modelling results. As an initial step, the City is going to verify
that our GIS data in the model is correct. We found some inconsistencies when comparing the model to the latest as -
built information for Windom Road which was recently reconstructed. If that doesn't correct the issue, we have to
survey downstream structures for top of grate elevation, confirm pipe sizes and inverts. The City will complete this step
if necessary.
Following these steps, if the sanitary model is still showing surcharging, we may require the developer to install a flow
monitor in a downstream manhole for a specified duration (-3 months) so we can verify model results in real-time. I
suspect this last step would show that the actual flow is less than the model is showing and we would allow the
development to proceed. Worst case scenario, downstream upgrades would be required to support the OPA/ZBA at
developer costs but we will verify at every step to ensure this isn't required.
Any questions or concerns, please advise.
Eric Riek, C.E.T.
Project Manager I Development Engineering I City of Kitchener
From: Hasan Ahmad <hahmad@sbmltd.ca>
Sent: Tuesday, January 9, 2024 1:32 PM
To: Eric Riek <Eric.Riek@kitchener.ca>
Cc: mh@vivedevelopment.ca; Kevin Moniz <kevin@sbmltd.ca>
Subject: OPA/ZBA 32-42 Windom Road Comments
You don't often get email from hahmad@sbmltd.ca. Learn why this is important
Hello Eric,
Thank you for your call this morning, it was nice chatting with you.
Please let us know the results of the discussion you have scheduled today at 3:00 pm with your modeling team
concerning 32-42 Windom Road sanitary sewer capacity issues as our client has questions about the approval.
Please let me know if you have any questions.
Thank you and Regards,
Hasan Ahmad, M.Eng., P.Eng.
Civil Eng III
Page 210 of 441
P: 519-725-8093 x 416
E: hahmad@sbmltd.ca
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Page 211 of 441
Region of Waterloo
Eric Schneider, MCIP, RPP
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Schneider,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Janine Fletcher 519-504-3573
File: D17-40/2/23021
C14-60/2/23037
December 21, 2023
Re: Regional Comments Re: OPA23/021 and ZBA23/037
32-42 Windom Rd
UP Consulting (C/O Dave Galbraith) on behalf of Jackman Property Holdings
c/o Vive Development Corp.
CITY OF KITCHENER
UP Consulting has submitted a site-specific Official Plan Amendment and Zoning By-
law Amendment Application for a development proposal at 32-42 Windom Rd (referred
to as subject lands) in the City of Kitchener.
Through the formal pre -submission consultation for the subject property, Regional staff
reviewed and provided comments on a development proposal for a 5 -storey apartment
building containing 74 residential units. Through the subject application, the
Owner/Developer has now proposed 2 blocks of stacked townhouses at 3.5 -storeys in
height with 58 residential units. The proposal includes 47 surface level parking spaces
(0.81 spaces/unit).
The subject lands are located in the Urban Area and designated `Delineated Built -Up
Area' on Map 2 of the Regional Official Plan. The site is designated Low Rise
Residential in the City of Kitchener Official Plan, 32 Windom Rd is zoned RES -4 and 42
Windom Rd is zoned RES -5 in the City of Kitchener Zoning By-law. The applicant is
proposing an Official Plan Amendment to add a site-specific policy to permit a maximum
Floor Space Ratio (FSR) of 1.4 and a maximum building height of 15.1 metres. The
applicant is proposing a Zoning By-law Amendment to rezoned 32 Windom Rd from
Document Number: 4561383 Version: 1 Page 1 of 7
Page 212 of 441
RES -4 to RES -5 to be consistent with 42 Windom Rd and add a site-specific provision
for both properties that allows for an increase in the FSR permitted from 0.6 to 1.4,
increase in maximum building height from 11 m to 15.1 m, reduction in the minimum side
yard setback from 3.Om to 2.5m, and a reduction in the minimum parking rate from 1.15
spaces per unit to 0.81 spaces per unit.
Reaional Comments
Regional staff have reviewed the application for consistency with the Provincial Policy
Statement, the Growth Plan for the Greater Golden Horseshoe (Growth Plan) as well as
conformity with the Regional Official Plan (ROP) and offer the following comments:
Community Planning
Provincial Policy Statement
The Provincial Policy Statement, 2020 (PPS) promotes building strong, heathy communities by
encouraging the development of liveable and resilient neighbourhoods that protect the
environment, public health and safety of Ontarians. Settlement areas are intended to
accommodate the majority of growth within the province and provide a range of development
opportunities to efficiently use under-utilized sites. The proposed amendments are consistent
with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) prescribes minimum density
targets for each municipality to achieve regarding residents and jobs per hectare. The proposed
amendments will result in a greater residential density by allowing stacked townhouse
development with greater height and FSR, which will contribute to the achievement of Growth
Plan minimum intensification targets prescribed by the Growth Plan. The proposed application
conforms to the Growth Plan for the Greater Golden Horseshoe.
Regional Official Plan (ROP) and Regional Official Plan Amendment No. 6 (ROPA 6)
As noted above, the subject lands are within the 'Delineated Built -Up Area' as illustrated on Map
2 in the ROP. On August 18th, 2022, the Regional Municipality of Waterloo adopted ROP
Amendment number 6 (ROPA 6), which came into force and effect upon approval by the
Minister of Municipal Affairs and Housing on April 11, 2023.
Key objectives contained within the amendment include a new approach to accommodate the
forecasted growth within 15 -minute neighbourhoods, which are compact, well-connected places
where the everyday needs of residents for goods, services and employment can be met. A well-
designed 15 -minute neighbourhood will contain a mix of land uses that provide for a variety of
incomes and household sizes. The development densities will support a range of services and
high quality public spaces. ROPA 6 sets out density and intensification targets as the Region
grows to 923,000 residents and 470,000 jobs by 2051.
Section 2.F sets out minimum annual intensification targets for each area municipality with the
intensification target for the City of Kitchener being a minimum of 60% of growth to occur within
the Delineated Built Up Area and a minimum of 31,660 total new units between 2022 and 2051.
Document Number: 4561383 Version: 1 Page 2 of 7
Page 213 of 441
The proposed development will contribute to the achievement of the minimum intensification
targets by adding 58 dwelling units within the built-up area.
Planning Justification Report entitled, "Planning Justification Report & Urban Design Report 1
32-42 Windom Road, Kitchener' prepared by Up Consulting Ltd. and dated October 2023 notes
that the proposed amendment will provide a form of `missing middle' housing and provide gentle
density that is compatible with the surrounding neighbourhood, both of which are objectives
identified in ROPA 6. The proposed zoning by-law amendment would permit 58 residential
stacked townhouse units with a variety of unit sizes including 1-, 2-, 3-, and 4 -bedroom units
contributing to an overall range and mix of housing types.
The development contributes to the goal of 15 -minute neighbourhoods as the development
provides for intensification in a neighbourhood with access to school and institution uses, trail
and park amenities and commercial uses which can easily be reached in less than 15 -minutes
via walking, cycling, or rolling.
Hydrogeology and Water Programs:
Regional staff require that the developer complete a Salt Management Plan to the satisfaction of
the Region at Site Plan Control.
Furthermore, in accordance with our Council endorsed position on geothermal energy, vertical
closed-loop geothermal is prohibited at this location. HWP staff request that a prohibition on
vertical closed-loop geothermal energy systems be written in the Zoning By-law for the subject
property. Vertical open -loop geothermal may be permitted subject to the satisfactory completion
of a hydrogeological study to assess risk to nearby municipal drinking water supply wells. If a
hydrogeological study is not submitted, HWP requests that a prohibition on vertical geothermal
energy systems be written in the Zoning By-law for the subject property. Shallow horizontal
closed-loop geothermal design is permitted at this location.
The required wording for the prohibition should a hydrogeology study not be submitted is:
"Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well,
borehole or pipe installation used for geothermal systems, ground -source heat pump systems,
geo-exchange systems or earth energy systems for heating or cooling; including open -loop and
closed-loop vertical borehole systems. A geothermal well does not include a horizontal system
where construction or excavation occurs to depths less than five meters unless the protective
geologic layers overlaying a vulnerable aquifer have been removed through construction or
excavation."
Corridor Planning:
Environmental and Transportation Noise:
It is the responsibility of the applicant to ensure the proposed development is not
impacted by anticipated transportation noise. Therefore an environmental noise study
for the proposed development will be required or in lieu of completing a study, the
owner/developer may enter into a registered development agreement with the Region of
Waterloo and ensure that all dwelling units be constructed with a forced air
heating/cooling system that permits the future installation of air conditioning units.
Document Number: 4561383 Version: 1 Page 3 of 7
Page 214 of 441
The agreement with the Region of Waterloo would include the following noise warning
clauses be included in agreements of Offers of Purchase and Sale, lease/rental
agreements and condominium declarations (if applicable) for all dwelling units:
Type A:
Purchasers/tenants are advised that sound levels due to increasing road traffic on
Fairway Road North (RR #53) may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits of the Municipality
and the Ministry of the Environment, Conservation and Parks.
Type C:
This dwelling unit has been designed with the provision for adding central air
conditioning at the occupant's discretion. Installation of central air conditioning by the
occupant in low and medium density developments will allow windows and exterior
doors to remain closed, thereby ensuring that the indoor sound levels are within the
sound level limits of the Municipality and the Ministry of the Environment, Conservation
and Parks.
Stationary Noise:
As indicated above, there are existing rooftop AC units near the subject lands that may
be source of potential stationary noise for the proposed development; therefore, the
Region shall require the following noise warning -clause to be implemented through a
registered development agreement at a future consent or condominium application:
"Purchasers/tenants are advised that due to the proximity of the adjacent facilities, noise
from these facilities may at times be audible. "
Housing Services
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
o Strategic Priority 1 is "Homes for All" in the 2023-2027 Strategic Plan.
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (Range and Mix of Housing) contains land use policies that
ensure the provision of a full and diverse range and mix of permanent
housing that is safe, affordable, of adequate size, and meets the accessibility
requirements of all residents.
Document Number: 4561383 Version: 1 Page 4 of 7
Page 215 of 441
The Region supports the provision of a full range of housing options, including
affordable housing. Should this development application move forward, staff
recommend that the applicant consider providing a number of affordable housing units
on the site, as defined in the Regional Official Plan. Rent levels and house prices that
are considered affordable according to the Regional Official Plan are provided below in
the section on affordability.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs and mechanisms to
support a defined level of affordability.
Affordability
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:.
Housing for which the purchase price
results in annual accommodation costs
which do not exceed 30 percent of gross
$418,100
annual household income for low and
moderate income households
Housing for which the purchase price is
at least 10 percent below the average
$679,300
purchase price of a resale unit in the
regional market area
Based on the most recent information available from the PPS Housing Tables (2022).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $418,100.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual $1,960
household income for low and moderate
income renter households
Document Number: 4561383 Version: 1 Page 5 of 7
Page 216 of 441
A unit for which the rent is at or below the Bachelor: $1,075
average market rent (AMR) in the 1 -Bedroom: $1,245
regional market area 2 -Bedroom: $1,469
3 -Bedroom: $1,631
4+ Bedroom: n/a
Based on the mnst recant infnrmatinn nvailahle frnm the PPS Hni minn Tahlea /9n991
In order for a rental unit to be deemed affordable, the average rent for the proposed
units must be at or below the average market rent in the regional market area as shown
above.
Archaeological and Cultural Heritage (advisory comments)
The Region does not require the submission of an archaeological assessment since there is
some disturbance on both properties and both were developed between 1900-1960, however,
the applicant should be made aware that:
If archaeological resources are discovered during future development or site alteration of
the subject property, the applicant will need to immediately cease alteration/development
and contact the Ministry of Citizenship and Multiculturalism. If it is determined that
additional investigation and reporting of the archaeological resources is needed, a
licensed archaeologist will be required to conduct this field work in compliance with S.
48(a) of the Ontario Heritage Act; and/or,
• If human remains/or a grave site is discovered during development or site alteration of
the subject property, the applicant will need to immediately cease alteration and must
contact the proper authorities (police or coroner) and the Registrar at the Bereavement
Authority of Ontario in Compliance with the Funeral, Burial and Cremation Services Act,
2002 S. 96 and associated Regulations.
Fees:
Regional staff acknowledge receipt of the Official Plan Amendment review fee ($7000) and
Zoning By-law Amendment review fee ($3000), payment was received on December 11, 2023.
Conclusions:
Regional staff have no objections to the proposed Official Plan Amendment and Zoning
By-law Amendment provided the following is implemented within the site-specific Zoning
By-law Amendment to the satisfaction of the Regional Municipality of Waterloo:
1. That a prohibition on geothermal energy to be written into the zoning by-law. The
required wording for the prohibition is:
Geothermal Wells are prohibited on site. A geothermal well is defined as a
vertical well, borehole or pipe installation used for geothermal systems, ground -
source heat pump systems, geo-exchange systems or earth energy systems for
heating or cooling, including open -loop and closed-loop vertical borehole
systems. A geothermal well does not include a horizontal system where
Document Number: 4561383 Version: 1
Page 6 of 7
Page 217 of 441
construction or excavation occurs to depths less than five meters unless the
protective geologic layers overlaying a vulnerable aquifer have been removed
through construction or excavation.
Next Steps
Any issuance of a building permit for future development on this property will be subject
to provisions of Regional Development Charge By-law 19-037 or any successor thereof.
Please accept this letter as the Region of Waterloo's request for a copy of the staff
report, decision and minutes pertaining the above -noted application.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours truly,
y�
Janine Fletcher, BES
Senior Planner
CC. Up Consulting Ltd. (C/O Dave Galbraith), Jackman Property Holdings (C/O Stephen Litt)
Document Number: 4561383 Version: 1 Page 7 of 7
Page 218 of 441
PLANNING
DEPARTMENT
via email
December 5, 2023
Eric Schneider
Senior Planner
City of Kitchener
eric.schneider(cDkitchener.ca
Re: Zoning Bylaw/Official Plan Amendment Application
File No.: ZBA23/037/W/EW
OPA23/021/W/ES
Municipality: Kitchener
Location: 32-42 Windom Road
Owner/Applicant: Jackman Property Holdings
Dear Eric,
The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application that
proposes the development of two 3.5 -storey stacked townhouse buildings with 58 dwelling units. The
WRDSB offers the following comments.
Student Accommodation
At this time, the subject lands are within the boundaries of the following WRDSB schools:
• Howard Robertson Public School (Junior Kindergarten to Grade 6);
• Sunnyside Public School (Grade 7 to Grade 8); and
• Eastwood Collegiate Institute (Grade 9 to Grade 12).
The WRDSB's 2020-2030 Long -Term Accommodation Plan provides information on
student enrolment and accommodation at these schools.
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
Waterloo Region District School Board
+ 51 Ardelt Avenue
Kitchener ON, NzC 2R5
T: 519 570-0003
w: wrdsb.ca
Page 219 of 441
2of2
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.
Please note that a pathway connection to the Howard Robertson PS school site is located on
the Windom Road turning circle. This connection is not winter maintained by the WRDSB.
Education Development Charges
Development on the subject lands is subject to the WRDSB's Education Development Charges By-law,
2021, as amended or any successor thereof and may require the payment of Education Development
Charges for these developments before issuance of a building permit.
The WRDSB requests to be circulated on any subsequent submissions on the subject lands and reserves
the right to comment further on this application.
If you have any questions about the comments provided, don't hesitate to contact the undersigned.
Sincerely,
Emily Bumbaco
Senior Planner
E: emily_bumbaco@wrdsb.ca, T: 519-570-0003 ext 4308
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Page 220 of 441
Please see below a response to the inquiry you submitted on November 22, 2023.
Response to Inquiry
Hi Eric,
MTO previously indicated that there are no concerns with the proposed. MTO input is not required.
Thank you for circulating MTO,
Jeremiah Johnston
If you have any questions, please contact:
Jeremiah Johnston
Phone: 226-980-6407
Email: Jeremiah.Johnston@ontario.ca
Ministry of Transportation
Highway Corridor Management Section - London Office
659 Exeter Rd
London, ON
N6E 11-3
Please retain this email for your records.
Thank You,
Highway Corridor Management
Ministry of Transportation of Ontario
https://www.hcros.mto.gov.on.ca
Page 221 of 441
Eric Schneider
From:
Debbie Evan
Sent:
Wednesday, December 20, 2023 8:26 AM
To:
Eric Schneider
Subject:
Re: proposed development at 32-42 Windom Road
You don't often get email from :arn why this is important
It looks to me like the map was created before the reconstruction. It shows Windom Road allows parking on
the whole street, which is no longer true, and Southill allows parking on only one side of the street now, and
no parking on the other side. However, it really doesn't matter if the principal circulates the map or not.
People are lazy and will do whatever is most convenient for them.
Thanks for following up, though.
From: Eric Schneider <Eric.Schneider@kitchener.ca>
Sent: December 19, 2023 5:04 PM
To: 'Debbie Evans'
Subject: RE: proposed development at 32-42 Windom Road
Hello,
Yes, after the meeting I followed up with the school board. There is no student drop off area on site at Howard
Robertson. Instead, they have a map that shows drop off locations with a 3-5 minute walk to the school in order to
optimize drop off. I have attached it here. Windom is not one of the drop off locations. They said they will circulate it
again to the Principal so that it is shared with parents and reiterated.
I do appreciate your comments and concerns about the increase in traffic and issues that could arise from construction
traffic.
In terms of parking, yes I have heard from the neighbourhood about the amount and will pass that along to the
applicant.
Eric Schneider, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7843 1 TTY 1-866-969-9994 1 eric.schneider&kitchener.ca
1111
11-
:. Oxe
From: Debbie Evans
Sent: Tuesday, December 19, 2023 3:50 PM
To: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Re: proposed development at 32-42 Windom Road
1
Page 222 of 441
You don't often get email from Learn why this is important
Hi Eric,
just wanted to pass this along, since I was typing these comments during the meeting and the meeting
moved on before I submitted it, so I wanted to make sure you saw this.
When we were talking about parking, someone in the meeting dismissed the comments about school drop off,
saying people should be using the official school drop off and not the "un -official drop off' on Windom Road.
There is no drop off area at the school at all. The school parking lot is barricaded and posted as "no student
drop off', and often has a person posted at the entrance ensuring that. The Community Centre also has a sign
also saying no school drop off, and Morgan Ave in front of the school is posted as "no Stopping", to allow
school buses to stop. When the developers did their traffic study, it must not have been on a school day
between the hours of 8:30 am and 9:00 am or between 2:30 pm and 3:30 pm. The entire street is lined with
parked cars on both sides, including around the bulb at the end of the street, regardless of no parking signs
and fire hydrants. We regularly have people block our driveway, or even park in our driveway, and leave their
cars to walk over to the school to get their children. If you question them about it they say "its ok - I'll only be
gone for a few minutes". It is not ok. I have reported this to City of Kitchener bylaw, and they come the next
day and talk to people - sometimes the people argue back, and soon as bylaw leaves the street fills up again.
This is going to be an even bigger mess when the street is full of construction workers and equipment. We
sometimes have to retract our mirrors to get up the street during these times, so I can't imagine how a dump
truck or construction equipment will get up the street between the parked cars.
Furthermore, the second entrance to the school yard off Southill, which was maintained until last year, is now
posted as "No Winter Maintenance Sidewalk Closed", discouraging people from parking on Southill to drop off
their children during the winter.
It sounded like a lot of residents at the meeting were concerned about parking. They are valid concerns.
From: Eric Schneider <Eric.Schneider@kitchener.ca>
Sent: December 6, 2023 5:41 PM
To:'Debbie Evans' <
Cc: Roy Gutermuth - >
Subject: RE: proposed development at 32-42 Windom Road
Hello, thank you for providing comments on this development application. I appreciate your comments in respect to the
parking and traffic concerns on Windom Road. I understand that this road was reconstructed recently to add sidewalks
and the road has been narrowed. We will consider your comments in the feedback we provide back to the applicant. I
hope that you are also able to attend the Neighbourhood Meeting scheduled for next week on Tuesday, as the applicant
will be in attendance and could hear your perspective first hand.
Let me know if you would like to discuss these topics over the phone prior to the Neighbourhood Meeting.
Regards,
Eric Schneider, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7843 1 TTY 1-866-969-9994 1 eric.schneider(lkitchener.ca
Page 223 of 441
From: Debbie Evans
Sent: Friday, December 1, 2023 3:33 PM
To: Eric Schneider <Eric.Schneider@kitchener.ca>
Cc: Debbie Evans >; Roy Gutermuth
Subject: proposed development at 32-42 Windom Road
Hi,
have a few questions and comments about this development.
Is this development proposed to be rental or condo? The original 42 Windom Road proposal was for
Condominium, the revised proposal was for rental apartments. This new proposal doesn't specify, as far as I've
been able to find.
It is a shame that every tree is being removed and there will be essentially no space on the property to plant
anything.
The description of this building reflecting the character of the street is nonsense. 15 Meter high buildings are
huge compared to anything else on the street. An 8 foot tall fence, 2.5 meters away from the building doesn't
block anything to the neighbouring properties, so calling that a "buffer" is ridiculous.
As with the previous proposals for 42 Windom Road, I have concerns with the lack of parking for residents. We
have more than enough problems with people parking on the street now, never mind if there are literally
hundreds more people living on the street, many of whom will not have a parking space for themselves, never
mind for any visitors they might have. Picture holiday time... 58 units, 44 residents who have parking
spaces. 14 units with no parking space at all, and space for 3 visitors. How does that work?
We have only about 10 legal parking spaces on the street - several of which front on these properties. Dump
trucks and equipment will not be able to go down the street at all if cars are parked on both sides of the
street. Recently, we've seen an ambulance that was unable to go down the street because cars were parked
on both sides. Where are construction workers and equipment to park while construction is happening? Large
equipment also has difficulty getting around the circle, because it is so small. We've seen school buses,
garbage trucks, delivery trucks and landscape vehicles with trailers unable to negotiate the cul-de-sac and in
some cases damaging the curbs and plants in the circle.
Where is snow storage going to be? It appears that there is no space left on the property to pile it up, unless
that is what the "amenity" space is for.
I realize that there is little point in commenting about any of this. The development will be approved because
it checks all the boxes regarding intensification, being near transit, affordable housing, etc. Is there a point at
which the city would decide there are too many housing units on this street? My other concern is that there
are three similar sized lots on the other side of Windom Road. Two of these are owned by elderly people who
in all likelihood will sell their homes in the not too distant future. The third large lot is owned by me. If those
two lots were developed, similar to this proposed development, I would certainly not want to be next to it. If
Page 224 of 441
the three lots including mine were developed, they could probably put 70 or 80 units on them. How many
housing units is too many on this small street?
Page 225 of 441
Eric Schneider
From:
Klein, Ron
Sent:
Saturday, December 16, 2023 6:56 AM
To:
Eric Schneider
Subject:
Windom roafd
You don't often get email fron learn why this is important
Hello Eric,
My name is Ron Klein, I am a longtime single detached homeowner of 51 Windom Road. This is in regards
to the proposed development at 32-42 Windom Road. Unfortunately, I was unable to attend the Zoom
meeting on December 12`h at 7:00 PM. Are these recorded for public viewing? and if so, could you please
send me the link? (Thanks). As most single detached home owners, I do have some concerns about the
proposed 58 -unit townhouse at 32-42 Windom. I realize that all levels of government are pushing for
more and affordable housingwithin existing residential streets. This development will more than double
the current units on the entire street. I know I have expressed my apprehension about parking in the past
but I do need to reiterate my concerns about parking. Out of 58 townhouse units, there is almost
guaranteed to have a few with multi -vehicle families. This 58 -unit development only has a total of 47
parking spaces (which obviously is less than the 1.5 per unit usually required). It is less then 1 space per
unit. It is proposing that 9 units will not have a vehicle and not 1 family will have 2 vehicles with Zero
spaces for visitors. The road has less than a dozen visitor spaces and I am greatly concerned that this
development will engulf all the spaces and effect my ability to have visitors. I would like to see more
available parking within this development. Please bring my concerns forward! I really appreciate your
time towards this matter.
Thankyou!
Ron
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Page 226 of 441
Eric Schneider
From: Danielle Kraftchick
Sent: Monday, December 11, 2023 10:46 PM
To: Eric Schneider, Dave Schnider
Subject: Re: 32-42 Windom Road
Attachments: Screenshot_20231211-221709-2.png
t,
I Some people who received this message don't often get email from daniekraft@gmail.com. Learn why this is important
f
IA apologize that my computer sent my email prematurely as the battery died.
Hello
I want to submit some comments/concerns about the planned development for Windom Rd. First off, I know we are in
desperate need for housing, more so affordable housing. I am not opposed to the plan of stacked townhomes or more
housing.
The previous proposed development for one of the properties, was for single bedroom or bachelor units, and that
development was short parking spaces. Nothing transpired. Since that proposed development, the street has been
redone, street narrowing, sidewalks added to each side and no on street parking. Thaler Ave was also redone, again,
reducing the width, and reducing street parking to one side. This new proposed development is short by 20 parking
spaces. The traffic assessment submitted for this development I have concerns about. The traffic assessment is not
taking into consideration that Windom Road, Thaler Ave (and Fairway) and Southill Rd (and Morgan) are frequent traffic
jams at before and after school. Currently the townhomes at 280 Thaler Ave and 20 Windom Road frequently use the
street parking or illegally park on Windom. This parking is difficult when school parents are also dropping their kids off
on Windom, Thaler and Southill. More and more parents drive their kids to school, because there is no safe way to cross
Fairway to get their children to school. The only crosswalks are at River Rd&Fairway Rd and Morgan Ave& Fairway Rd.
Please ask and consider the amount of parking/stopped tickets for Windom Road, as bylaw frequents that area. You will
see that being short parking spots is a risk of adding illegal parking to an already problem street. I appreciate that that
traffic assessment also compares to another complex on Morrison Rd. However, that area is not the same and not
within steps of a school yard. Also the traffic assessment was done in September, when school just started. The amount
of parents driving their kids to school only increases after September and into the cold months.
]Also, I keep raising these concerns about the traffic on Thaler Ave turning on to Fairway, the intersection is impossible
and unsafe. It is also horrible to cross on foot to get to the bus stops on Fairway Road. If housing is being increased in
the area, there should be a crosswalk or an island for pedestrians to cross. I know that Fairway is a regional road. But
the reconstruction of Fairway Road has been delayed and is now not on the radar for the Region. If there is more
development to this area, the people that are expected to live there without vehicles and use public transportation or
trails need to be able to access those safely.
I have attached the Collision Summary from 2006-2010 that was in the Regional Council minutes, where they
recommend an island for Fairway Road. The traffic has only increased with the development of Chicopee and
completion of Fairway to Kossuth.
Thank you
Danielle Kraftchick
Page 227 of 441
Sustainable thinking... please consider the environment before printing this email.
On Mon, Dec 11, 2023 at 9:46 PM Danielle Kraftchick
Hello
I want to submit some comments/concerns about the planned development for Windom Rd. First off, I know we are in
desperate need for housing, more so affordable housing. I am not opposed to the plan of stacked townhomes or more
housing.
The previous proposed development for one of the properties, was for single bedroom or bachelor units, and that
development was short parking spaces. Nothing transpired. Since that proposed development, the street has been
redone, the width is smaller, sidewalks added to each side and no street parking. Thaler Ave was also redone, again,
reducing the width, and reducing street parking to one side. This new proposed development is short by 20 parking
spaces. The traffic assessment submitted for this development I have concerns about. The traffic assessment is not
taking into consideration that Windom Road, Thaler Ave (and Fairway) and Southill Rd (and Morgan) are frequent
traffic jams at before and after school. As it stands now, the townhomes on Thaler Ave
Danielle Kraftchick
Page 228 of 441
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