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HomeMy WebLinkAboutDSD-2024-060 - Official Plan Amendment Application OPA22/012/H/CD - Zoning By-law Amendment Application ZBA22/019/H/CD - 490 Huron Road - 2517293 Ontario Inc.StaNRepvrt Development Services Department www.kitchener.ca REPORTTO: Planning and Strategic Initiatives Committee DATE OF MEETING: February 26, 2024 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-741-2200 ext. 7070 PREPARED BY: Craig Dumart, Senior Planner, 519-741-2200 ext. 7073 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: January 29, 2024 REPORT NO.: DSD -2024-060 SUBJECT: Official Plan Amendment Application OPA22/012/H/CD Zoning By-law Amendment Application ZBA22/019/H/CD Address: 490 Huron Road Owner: 2517293 Ontario Inc. RECOMMENDATION: That Official Plan Amendment Application OPA/22/012/H/CD for 2517293 Ontario Inc. requesting to amend the text of Site -Specific Policy 15.D.12.40 to increase the maximum permitted height to 24 storeys on the lands specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2024-060 as Attachment `A', and accordingly forwarded to the Region of Waterloo for approval; and That Zoning By-law Amendment Application ZBA22/019/H/CD for 2517293 Ontario Inc. be approved in the form shown in the `Proposed By-law', and `Map No. 1, attached to Report DSD -2023-299 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 property located at 490 Huron Road. It is Planninq staffs recommendation that the Official Plan and Zoning By-law Amendment Applications be approved. Community engagement included: o circulation of a preliminary notice letter to property owners and residents within 240 metres of the subject site; o installation of two large billboards notice sign on the property (one facing each street); o follow up one-on-one correspondence with members of the public; o Neighbourhood Meeting held on December 6, 2023; *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 230 of 441 o postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject site and those who responded to the preliminary circulation; 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 August 15, 2022. The Applicant can appeal these applications for non -decision at any time. EXECUTIVE SUMMARY: Planning staff is recommending approval of the requested Official Plan Amendment Application to amend Site -Specific Policy 15.D.12.40 to increase the maximum permitted height to 24 storeys for the lands designated `Mixed Use' at the southwesterly corner of Huron Road and Strasburg Road. Planning Staff is recommending approval of the requested Zoning By-law Amendment Application to amend Site Specific Provision (120) to allow for an increased maximum building height of 24 storeys and 80 metres; to regulate the location of parking; and to require no minimum Ground Floor Street Line Facade for a building abutting a Street Line; and to apply a Holding Provision (82H) to require an updated Noise Study prior to final site plan approval. Staff recommends that the applications be approved. BACKGROUND: The Owner, 2517293 Ontario Inc., has made applications to the City of Kitchener for an Official Plan Amendment and a Zoning By-law Amendment proposing to amend a site- specific policy and zoning regulations on the subject lands at 490 Huron Road to permit the lands to be developed with a mixed use development consisting of four (4) multiple dwelling buildings ranging in height from 12-24 storeys and future commercial buildings. A separate amenity building along with future commercial uses will be located along the Huron Road frontage. Significant landscaping is proposed along Huron and Strasburg frontages and the proposed development will include a combination of surface, underground and structured parking. The lands are located within a `Community Node' (Map 2 - City of Kitchener Official Plan) and the subject lands have multiple land use designations. 490 Huron Road is designated `Commercial' along Huron Road, `Natural Heritage Conversation' to southwest and designated `Mixed Use' (Map 3 - City of Kitchener Official Plan) along the rear of the property as well as the portion of the property that has frontage along Strasburg Road. No amendments are proposed to the `Commercial' or `Natural Heritage Conservation' designated lands. The subject lands are within Zoning By-law 2019-051 and split zoned `General Commercial Zone (COM -2) with Site Specific Provision (119)', `Mixed Use Three Zone (MIX -3) with Site Specific Provision (120)' and `Natural Conservation Zone (NHC-1)'. The lands zoned `COM -2 with Site Specific Provision (119)' allows for a wide range of commercial uses and Site Specific Provision prohibits residential uses on the COM -2 portion of the lands and allows off-street parking, vehicular access, pedestrian access, amenity space and other uses associated with or accessory to permitted uses located on adjacent lands zoned `MIX -3' to be located on the `COM -2' portion of that lands at 490 Huron Road. Page 231 of 441 The proposed development of four (4) high rise residential towers are located fully within the portion of the subject lands zoned `MIX -3 (120)'. The `MIX -3' zone together with Site Specific Provision (120) allows for a range of commercial uses along with residential uses. Site Specific Provision (120) does not require any commercial uses within the MIX -3 zone portion of the lands and permits multiple residential developments in a free-standing building with a Floor Space Ratio of 2.0 and maximum building height of 32 metres and 10 storeys. A 4.5 metre ground floor height for any buildings within 25 metres of the Strasburg Road Street Line is also required by Site Specific Provision (120). No amendments are proposed to the `COM -2' and `NHC-1' portions of the site and no development is proposed within the `NHC-1' portion of the property. The existing and proposed zoning will allow for the entirety of the lands at 490 Huron Road to be developed as a future mixed use development with residential uses situated away from employment/industrial uses located across the road on Huron Road and appropriately buffered with parking, amenity areas, and commercial spaces. Figure 1: Existing Zoning Framework Site Context The subject lands are addressed as 490 Huron Road and are situated within a `Community Node'. The subject lands include 3.41 hectares (8.43 acres) of vacant land and have frontage on Huron Road and Strasburg Road. Employment uses are located directly to the north of the subject lands (on the north side of Huron Road and the west Page 232 of 441 side of Strasburg Road). A vacant parcel proposed to be developed for mixed-use is also located on the north side of Huron Road. An existing secondary school (Huron Heights Secondary School) is located at the northeast corner of Huron and Strasburg Road. To the east of the subject lands along the east side of Strasburg Road is a vacant parcel that is planned to accommodate commercial and/or mixed use development. An existing residential subdivision is also located east of the subject lands. Directly to the south of the subject lands is an existing religious institution. Environmental features, including a large woodlot, are also located to the south (primarily east of Strasburg Road). Existing residential development is also located south and southwest of the subject lands. Natural heritage features, including valley lands associated with Strasburg Creek are located immediately to the west of the site. The site is well buffered from existing low rise residential uses and does not currently contain any buildings. Figure 2 — Location Map: 490 Huron Road U" �c3z REPORT: The applicant is proposing to develop the subject lands with a mixed-use development consisting of four (4) multiple dwelling buildings ranging in height from 12-24 storeys. A separate amenity building along with future commercial uses will be located along the Huron Road frontage. Significant landscaping is proposed along Huron and Strasburg Road frontages and the proposed mixed-use development will include a combination of surface, underground and structured parking. Page 233 of 441 Building 1 (shown in Figure 3) is 12 storeys in height and is located along the western portion of the site (closest to Huron Road). Building 1 is connected to Building 2 (shown on Figure 3) by a 2 storey parking structure. Buildings 2 and 3 (shown on Figure 3) are 24 storeys and 20 storeys in height and are located in the central portion of the site while Building 4 (shown on Figure 3) is 12 storeys in height and is located along the eastern portion of the site (closest to Strasburg Road). Buildings 3 and 4 are connected by a 2 storey parking structure. A 2 -storey Amenity Building is proposed along the northern portion of the site, along with future commercial buildings/uses fronting Huron Road. Vehicular access to the site is proposed via a private driveway connecting from Huron Road and Strasburg Road and running through the centre of the site. An Outdoor Amenity Area is proposed to the immediate west of the 2 -storey Amenity Building, and a landscaped area is proposed for the northeastern corner of the site. Various surface parking areas are also proposed throughout the centre of the site. Table 1 below highlights the development concept statistics while Figures 3 and 4 show the proposed development concept site plan and building elevations of the development proposal. Table 1. Proposed Development Concept Statistics Page 234 of 441 Development Concept Number of Units 760 residential dwelling units, future commercial uses located along Huron Road Parking Spaces 850 parking spaces Building Heights 12- 24 storeys Class A (indoor secured) Bicycle Parking 0.5 per unit (380) Class B (outdoor visitor) Bicycle Parking 6 Electric Vehicle Ready Parking Stalls 152 Floor Space Ratio 14 Page 234 of 441 =E—K PRau wEruND UMIT oGLLr 910niFGN1vutt1— tin omit — ZONING EONNOASV�PPOPL�SEO?O SLiPE e oo m SErerGrc PR6m zavinG eourvO.wr ELIMINARY SITE DATA A P P P P P P HURON RD. ' III ].W mSf181LMLFNI.9P)f lY9 II LANDSCAPM V AREA T.- SII 8 RESIDENTIAL BLDG. .rrcr�.sll�i uurts HIS GosiouuoaemArr® I11 1 1 5fAUCUREDPARNING ©° z3TOSE9 MIG��rc puGl�tuG. 7�7e1- � ------------ ------------.3—(. .90£YM%-------- Fi ure 3 Develo mm « p g — p ent Conce t Site Plan r©� M CTNREDPARNNG x9POpExS Ir'1 SOORP&d PWKAIa i-LL3 i/nia/aia/iooarami�ir-------- 18 O� To facilitate the development of the subject lands with the proposed development concept, an Official Plan Amendment and a Zoning By-law Amendment are required to amend the land use policies and zoning regulations of the subject lands as the existing Official Plan policies permit a maximum building height of 15 storeys and the zoning permits a maximum building height of 10 storeys or 32 metres with a maximum floor space ratio of 4.0. The lands are located within a `Community Node' (Map 2 - City of Kitchener Official Plan) and the subject lands have multiple land use designations. 490 Huron Road is designated `Commercial' along Huron Road, `Natural Heritage Conversation' to Southwest and designated `Mixed Use' (Map 3 - City of Kitchener Official Plan) along the rear of the property as well as the portion of the property that has frontage along Strasburg Road. The entire property is also located within Site -Specific Policy Area No. 40 (Map 5 - City of Kitchener Official Plan). The subject lands are within Zoning By-law 2019-051 and split zoned `General Commercial Zone (COM -2) with Site Specific Provision (119)', `Mixed Use Three Zone (MIX -3) with Site Specific Provision (120)' and `Natural Conservation Zone (NHC-1)'. The owner is proposing to amend Site -Specific Policy 15.D.12.40 in the City of Kitchener's Official Plan to increase the maximum permitted height to 24 storeys or 80 metres for the lands designated 'Mixed Use' at the southwesterly corner of Huron Road and Strasburg Road and requesting a Zoning By-law Amendment Application to amend Site Specific Provision (120) to allow for an increased maximum building height of 24 storeys and 80 metres; to regulate the location of parking; and to require no minimum Ground Floor Street Line Fagade for a building abutting a Street Line. Page 235 of 441 Holding Provision (82H) is also proposed to be added to the property to prevent the development of the site with sensitive uses, including residential uses, until the Region is in receipt of a revised Noise Study, completed to the satisfaction of the Region of Waterloo. 0 view along Huron Koaa 4 an Iff Viev Figures 4 and 5 — Proposed Building Renderings 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-, Page 236 of 441 j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to. The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide land use planning policy document, potentially replacing the Provincial Policy Statement and A Place to Grow: Growth plan for the Greater Golden Horseshoe, with a singular Provincial Planning Statement (PPS) which is in draft form and not in effect at the time this report was prepared. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed-use development represents an attainable form of market- based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a mixed-use multiple dwelling development that is compatible with the planned function of the area and the surrounding community, helps manage Page 237 of 441 growth, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. The subject lands are in close proximity to transit, trails, and parks. 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, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. Page 238 of 441 The subject lands are located within the City's delineated Greenfield area, and within a Community Node in the 2014 Kitchener Official Plan. Community Nodes provide for commercial uses with a mix of residential and institutional uses necessary to support and complete surrounding residential communities. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. The proposed development is also proposing to include several unit types, increasing the variety of housing options for future residents. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Designated Greenfield Areas. The subject lands are designated Urban Designated Greenfield Areas in the ROP. This neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. Regional staff have indicated that they have no objections to the proposed applications (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. Complete Community A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. The applicant is proposing to contribute to a complete community with 760 residential units and future commercial uses on the subject lands. Considerable thought for the orientation and placement of the buildings, podium height, building step backs, and vehicular and Page 239 of 441 pedestrian connections to Huron and Strasburg Road have been incorporated into the design for this high intensity mixed use development. Urban Structure The subject lands are located within a `Community Node' on Map 2 in the Official Plan. The planned function of `Community Nodes' is to provide for commercial uses with a mix of residential and institutional uses necessary to support and complete surrounding residential communities. Community Nodes primarily serve an inter -neighbourhood market and are intended to intensify, be transit -supportive and cycling and pedestrian -friendly. (3.C.2.31.) Within an area identified as a `Community Node' on Map 2 the applicable land use designations may include Commercial, Mixed Use, Institutional, Open Space, Medium Rise Residential and High Rise Residential as shown on Map 3 and detailed in Sections 15.D.3, 15.D.4, 15.D.5, 15.D.7 and 15.D.10 depending on the context and the range of uses deemed appropriate for achieving the planned function of that Community Node. Where the Community Node is located at the intersection of existing or planned transit corridors as identified on Map 2, the predominant land use designation on lands abutting the intersection of the transit corridors will be Mixed Use. (3.C.2.32.) The proposed development is located in a prime location for high intensity mixed use development. The subject lands are located in close proximity to existing transit corridors. There are no adjacent low rise residential uses, and as such, existing residential uses will not be directly impacted by this development and those low rise neighbourhoods will not be areas of significant intensification. The proposed development introduces a new form of housing to the surrounding area with a mix of unit types. The existing surrounding area is primarily owner -occupied low rise ground oriented dwellings in the form of single detached, semi detached and townhouse units. Housing diversity is needed to provide a greater housing choice and meet the needs of increasingly diverse residents and household types such as young families, professionals, retirees, people with disabilities, all with a various range of income. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for a Community Node but also contributes to the vision for a sustainable and more environmentally friendly city. Land Use The subject lands have multiple land use designations. 490 Huron Road is designated `Commercial' along Huron Road, `Natural Heritage Conversation' to southwest and designated `Mixed Use' on Map 3 along the rear of the property as well as the portion of the property that has frontage along Strasburg Road. No Amendments are proposed to the `Commercial' or `Natural Heritage Conservation' designated lands. The Mixed Use land use designation is intended to be flexible and responsive to land use pattern changes and demands and permit a broad range of uses at different scales and Page 240 of 441 intensities depending on the lands' geographic location and identification at the urban structure level. As such, an appropriate and compatible mix and range of commercial, retail, institutional and residential uses, at different scales and intensities will be encouraged and supported within lands designated Mixed Use depending on their location within the City's Urban Structure. The implementing zoning will be applied to allow for and promote a compatible mix of uses within the same building or on the same site. A mix of uses within the same building is preferred. The implementing zoning will also recognize and facilitate those lands which are intended and expected to evolve over time to achieve an optimum built form and mix of uses. A minimum Floor Space Ratio of 1.0 and a maximum Floor Space Ratio of up to 4.0 will apply to individual properties where higher density development or redevelopment is desirable and appropriate. The following criteria will be considered as the basis for the implementing zoning: a) the property abuts or has direct access to an arterial or collector road; b) the property is adequately buffered from lands designated Low Rise Residential; and, c) there is adequate existing or planned infrastructure. (15.D.4.19.) The City may consider increases to the permitted building height of up to 50 percent of the permitted building height where a development or redevelopment provides a mixed use building containing residential units. It must be demonstrated that a pedestrian scale base, appropriate massing along the streetscape and compatibility with adjacent lands is achieved and that all the applicable policies within this Plan are satisfied. (15.D.4.23) The City may impose minimum fagade and building height regulations in the Zoning By- law. (15.D.4.23) Site -Specific Policy Area 40. The subject lands are located within Specific Policy Area No. 40 (Map 5 - City of Kitchener Official Plan). 15.D.12.40 Southeasterly and southwesterly corners of Huron Road and Strasburg Road - Notwithstanding the Commercial and Mixed -Use land use designations and policies on the lands located at the southeasterly and southwesterly corners of Huron Road and Strasburg Road: a) dwelling units will not be permitted on the lands designated Commercial at the southwesterly corner of Huron Road and Strasburg Road, notwithstanding these lands may be used for parking and access to uses permitted on the Mixed Use designated portion of the site; b) dwelling units will be permitted on the lands designated Commercial at the southeasterly corner of the Huron Road and Strasburg Road provided that they are located in the same building as compatible commercial uses and are not located on the ground floor to a maximum Floor Space Ratio of 2.0; Page 241 of 441 c) for the lands designated Commercial, at the southeasterly and southwesterly corners of Huron Road and Strasburg Road, the full range of retail and commercial uses listed in Policy 15.D.5.16 and Policy 15.D.5.17 a), save and except retail commercial centres and major office, will be permitted; and d) for the lands designated Mixed Use, the full range of uses listed in Policy 15.D.4.2 and Policy 15.D.4.3, will be permitted. Non-residential uses will be encouraged on the ground floor of any building within 25 metres of the Strasburg Road lot frontage, with provisions in the Zoning By-law to require the ground floor of any building, within such area, to have a minimum height of 4.5 metres. Policy 17.E.13.1. of the City of Kitchener Official Plan requires 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 implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. A Holding Provision shall be applied to residential uses, day care uses and other sensitive uses and will not be removed through a by-law amendment until such time as a Noise Study has been reviewed and approved by the Region of Waterloo. Urban Desian The City's urban design policies are outlined in Section 11 of the City's Official Plan. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Scorecard was submitted and has been reviewed by City staff. The Urban Design Scorecard outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. An urban design report will be required and secured through a Holding Provision. Extra attention to high quality urban design that contributes positively to the public realm and streetscapes is expected for the subject lands with adequate onsite amenity for future residents. Detailed design will be reviewed through the site plan design and approvals process. Streetscape — Enhanced landscaping and amenity spaces are proposed along Strasburg frontage. Building 1 (Figure 3) podium is oriented towards Strasburg Road and includes a 4.8 metre tall ground floor for units, building amenity areas, and a lobby area which will enhance the streetscape. Through the Site Plan approval process staff will work with the applicant to further enhance the podium design and further active the streetscapes where possible with landscape or future commercial uses. Safety —As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Page 242 of 441 Skyline —The proposed buildings will provide a new feature on the City's skyline. The proposed buildings will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale —The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The towers have well defined podiums and building step backs along the public right of way which helps enhance the public realm. Tower Desion The proposed building tower is classified as "Slab" towers as the proposed tower floor plates are more than 850 square metres in area. All four (4) of the towers have massing that is broken up vertically by variation and the articulation of building materials. Building 1 (Figure 3) includes a step back which further defines the podium along Huron Road. Furthermore, balconies for the residential units are included and 4.8 metre tall ground floor units, building amenity areas, and lobby are proposed which will enhance the streetscape and internal street network/pedestrian realm. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the City's requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design Manual. Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development are generally suitable. A full Wind Assessment be required and reviewed at the site plan application stage and wind control features will be required through the site plan application is necessary to mitigate wind. Tall Building Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, Page 243 of 441 • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development generally meets the offsite separation distance requirements of the Design for Tall Building Guidelines and will be further reviewed through the site plan approval process prior to removal of the Holding Provision. 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 along Strasburg Road and Huron Road both which have bus routes (GRT Routes 16 and 33) and stops located within walking distance. The building has excellent access to trails, and cycling networks, including existing on and off-street cycling facilities. 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 compact mixed-use development in a Community Node. 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. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. 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, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the amount of multiple dwelling units available in the city. The development is contemplated to include a range of unit types including, one, one plus den and two-bedroom units. Theses new units will meet and appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; Page 244 of 441 b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further implemented at the site planning approval process through the detailed design review of the building. Proposed Official Plan Amendment Conclusions The Official Plan Amendment application request to amend Site -Specific Policy 15.D.12.40 to increase the maximum permitted height to 24 storeys or 80 metres for the lands designated `Mixed Use' at the southwesterly corner of Huron Road and Strasburg Road. 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 (Zoning By-law 2019-051) 490 Huron Road is currently zoned `General Commercial Zone (COM -2) with Site -Specific Provision (119)', `Mixed Use Three Zone (MIX -3) with Site Specific Provision (120)' and `Natural Conservation Zone (NHC-1)' in Zoning By-law 2019-051. The existing zoning permits a high intensity mixed use development s with a maximum permitted Floor Space Ratio (FSR) of 2.0 and maximum building height of 10 storeys and 32 metres. The applicant has requested an amendment to Zoning By-law 2019-051 to modify Site Specific Provision (120) and add Holding Provision (82H) in Zoning By-law 2019-051. 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 amend Site Specific Provision (120). The proposed new regulations are to permit an increased maximum building height and Floor Space Ratio (FSR), regulate the location of parking spaces, and to require no minimum Ground Floor Street Line Fagade for a building Abutting Street Line. Staff offer the following comments with respect to amended Site Specific Provision (120): Page 245 of 441 a) The ground floor of any building located within 25 metres of the Strasburg Road street line shall have a minimum height of 4.5 metres; Existing regulation — continues to apply. b) No minimum or maximum percent of non-residential gross floor area is required; Existing regulation — continues to apply. c) Regulation 8.2 (1) shall not apply. Existing regulation — continues to apply. d) The maximum building height shall be 24 storeys and 80 metres and the maximum Floor Space Ratio shall be 4.0. The purpose of this new regulation is to cap the building height and FSR and ensure development does not generally exceed the density presented in the concept plans. The existing planning framework allows for the subject lands to be developed with 15 storey buildings with a Floor Space Ratio of 4.0. Increasing the building height to a maximum of 24 storeys with a Floor Space of 4.0 will allow for a range of tower heights (four towers) ,12 -24 storeys in height (rather than 5-6 towers, all 15 storey's in height) that meet the tall building guidelines. e) No minimum Ground Floor Street Line Fagade Width as a Percentage of the Width of the Abutting Street Line shall apply. The purpose of this new regulation is to not require a minimum ground floor street line fagade as the property is irregular in shape, has multiple frontages, and irregular zoning lines that restrict the abilityto provide the minimum 50% base zone regulation. f) On-site parking shall be permitted between a building and street line. The purpose of this new regulation is to allow for on-site parking to be located between a building and street line (Strasburg Road). Due to the irregular shape, frontage and orientation of the proposed buildings, the proposed visitor parking is located within a building and street line. Landscaping is required to screen the parking to minimize any visual impacts from the street. Enhanced landscaping details and screening will be reviewed through the site plan approval process. g) Geothermal Energy Systems shall be prohibited. The Region of Waterloo has indicated Geothermal Energy Systems shall be prohibited to mitigate the risks associated with contaminants that will remain beneath the site when the property is redeveloped. This is a new regulation. Staff offer the following comments with respect to Holding Provision (82H): Page 246 of 441 Official Plan policies require that holding provisions will be applied in those 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 facilitate the implementation of the `MIX -3' zone and site specific provisions. The City will enact a by-law to remove the holding symbol when all the conditions set out in the holding provision have been satisfied, permitting development or redevelopment in accordance with the zoning category assigned. Holding Provision (82H) Planning staff are recommending the following holding provision as part of the Zoning By- law Amendment: No residential use shall be permitted until a detailed Transportation (road) and Stationary Noise Study has been completed and implementation measures recommended to the satisfaction of the Regional Municipality of Waterloo. A noise study was prepared in support of the proposed Zoning By-law and reviewed by the Region of Waterloo. Additional building noise mitigation measures will be reviewed through the site plan design and approvals process and an addendum to the Noise Study will be required prior to removal of the Holding Provision. Proposed Zoning By-law Amendment Conclusions Staff is of the opinion that the proposed Zoning By-law Amendment to amend Site Specific Provision (120) and add new Holding Provision (82H)' represents good planning as it will facilitate the redevelopment of the lands with a mixed use development that is compatible with the existing neighbourhood, which will add visual interest at the street level and skyline and will appropriately accommodate on-site parking needs. Multiple dwellings are already permitted on the subject lands, the proposed amendment will allow for an increase in height and FSR only and will allow for with a more modern planning framework. 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 August 2022 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 Prepared by: MHBC Planning, August 2022, (Addendum October 2023) Page 247 of 441 • Wind Study Prepared by: Theakston Environmental Consulting Engineers, July 2022, (Addendum September 2023) • Urban Design Report Prepared by: MHBC Planning, August 2022, (Addendum October 2023) • Shadow Study Prepared by: Martin Simmons Sweers, March 2022, (Addendum October 2023) • Transportation Impact Study Prepared by: Paradigm Transportation Solutions, July 2022 (Addendum September 2023) • Functional Servicing and Stormwater Management Report Prepared by: WalterFedy, June 2022 (Addendum September 2023) • Sustainability Statement Prepared by: MHBC Planning, August 2022, (Addendum October 2023) • Environmental Impact Assessment Prepared by: WSP, July 2022 (Addendum October 2023) • Noise Feasibility Study Prepared by: Acoustic Engineering Ltd, August 2021 (Addendum September 2023) • Hydrogeological Report Prepared by: Chung & Vander Doelen Engineering Ltd. June 2022, Community Input & Staff Responses WHAT WE HEARD 304 addresses (occupants and property owners) were circulated and notified 20 people/households/businesses provided comment A City -led Neighbourhood Meeting was held on December 6, 2023, and 9 users logged on Staff received written responses from 20 residents with respect to the proposed development. The comments received are included in Attachment `E'. A Neighbourhood Meeting was held on December 6, 2023. A summary of what we heard, and staff responses are noted below. Page 248 of 441 What We Heard Staff Comment Staff received emails and phone calls in support of Residents support the the proposed development. As noted in the staff development and feel it's the report the location is appropriate as the subject lands appropriate location for are located in a Community Node which provide for residential and future commercial commercial uses with a mix of residential and uses. institutional uses necessary to support and complete surrounding residential communities. The existing planning framework of the subject lands allows for buildings up to 15 storeys in height. The subject lands are well buffered from nearby low rise residential developments, are located within a Tall Buildings should not be Community Node that is located at the intersection of allowed in this area of the City. an existing transit corridor which is an appropriate location for higher intensity Mixed Use developments. Lands directly across the street are also approved and in the early development stages for a 10 storey multiple dwelling building. Concerns the proposed A Traffic Impact Study was submitted and reviewed development will create traffic by City and Regional Transportation staff who did that existing roads can not not identify any major traffic concerns as a result of handle. the proposed development. A parking reduction is not proposed for the Concerns residents and visitors development. 1.12 parking spaces per dwelling unit from this development will park are proposed (including 76 visitor parking spaces) and nearby streets. which is above and beyond the minimum 1.0 parking spaces per dwelling unit required by the Zoning By- law. The taller buildings 20 and 24 storeys have been situated internal to the site furthest away from nearby low rise residential developments whereas the proposed shorter building at 12 storeys in height The buildings are too tall and is located approximately 65 metres to the nearest residents have concerns with residential dwelling on Templewood Drive and is privacy into their yards located on separated by a 4 lane road (Strasburg Road). Templewood Drive, Pine Hollow Court New Castle Drive, and the The 20 and 24 storey buildings internal to the site church and church parking lot. are located approved 140 metres to the nearest residential dwelling on Pine Hollow Court and separated by a 4 lane road (Strasburg Road) and buffered by the existing religious institutional building along Strasburg Road. Page 249 of 441 Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment Applications to permit the development of a mixed used development at 490 Huron Road. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Planning staff are recommending that the applications be approved. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. These applications were received prior to July 1, 2023, and therefore not subject to fee refund provisions in the Planning Act. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. Two large notice signs were posted on the property Page 250 of 441 The proposed 12 storey tower along Huron is situated closet to residential dwellings located on New Caste Drive which is approximately 190 metres away and buffered by a natural area with trees and vegetation. The proposed development will have minimal impact on the existing church and church parking lot as the towers are situated internal to the site approximately 37 metres to the shared property line with the church property. A Shadow Study has been submitted. Staff have Loss of day light for residents. reviewed the study and are satisfied the shadow Concerns Tall buildings will block study meets the City's requirements, as related to the sun on their back yards. shadow impacts and will have minimal to no impacts on residential properties. Concerns that there is not Functional Servicing and Stormwater Management enough infrastructure to support Reports were prepared by the applicant and reviewed this development. by staff who did not raise any concerns with existing infrastructure being able to support this development. Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment Applications to permit the development of a mixed used development at 490 Huron Road. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Planning staff are recommending that the applications be approved. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. These applications were received prior to July 1, 2023, and therefore not subject to fee refund provisions in the Planning Act. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. Two large notice signs were posted on the property Page 250 of 441 and information regarding the application was posted to the City's website in August of 2022. Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, and those responding to the preliminary circulation. Notice of the Statutory Public Meeting was also posted in The Record on 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 were circulated to residents and property owners within 240 metres of the subject lands on August 23, 2022. In response to this circulation, staff received written responses from 20 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 • Regional Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 REVIEWED BY: Tina Malone -Wright — Manager of Development Approvals, Development and Housing Approvals Division APPROVED BY: Justin Readman - 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 — Public Comments Page 251 of 441 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 490 Huron Road Page 252 of 441 AMENDMENT NO.XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 490 Huron Road INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives Committee of February 26, 2024 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee February 26, 2024 APPENDIX 3 Minutes of the Meeting of City Council Page 253 of 441 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 (2014). This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to amend the test of Specific Policy Area No.40 of the Official Plan. SECTION 3 — BASIS OF THE AMENDMENT Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to. The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide land use planning policy document, potentially replacing the Provincial Policy Statement Page 254 of 441 and A Place to Grow: Growth plan for the Greater Golden Horseshoe, with a singular Provincial Planning Statement (PPS) which is in draft form and not in effect at the time this report was prepared. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed-use development represents an attainable form of market-based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a mixed-use multiple dwelling development that is compatible with the planned function of the area and the surrounding community, helps manage growth, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. The subject lands are in close proximity to transit, trails, and parks. 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 Page 255 of 441 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, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. The subject lands are located within the City's delineated Greenfield area, and within a Community Node in the 2014 Kitchener Official Plan. Community Nodes provide for commercial uses with a mix of residential and institutional uses necessary to support and complete surrounding residential communities. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. The proposed development is also proposing to include several unit types, increasing the variety of housing options for future residents. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Designated Greenfield Areas. The subject lands are designated Urban Designated Greenfield Areas in the ROP. This neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional Page 256 of 441 policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. Regional staff have indicated that they have no objections to the proposed applications (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. Complete Community A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. The applicant is proposing to contribute to a complete community with 760 residential units and future commercial uses on the subject lands. Considerable thought for the orientation and placement of the buildings, podium height, building step backs, and vehicular and pedestrian connections to Huron and Strasburg Road have been incorporated into the design for this high intensity mixed use development. Urban Structure The subject lands are located within a `Community Node' on Map 2 in the Official Plan. The planned function of `Community Nodes' is to provide for commercial uses with a mix of residential and institutional uses necessary to support and complete surrounding residential communities. Community Nodes primarily serve an inter -neighbourhood market and are intended to intensify, be transit -supportive and cycling and pedestrian - friendly. (3.C.2.31.) Within an area identified as a `Community Node' on Map 2 the applicable land use designations may include Commercial, Mixed Use, Institutional, Open Space, Medium Rise Residential and High Rise Residential as shown on Map 3 and detailed in Sections Page 257 of 441 15.D.3, 15.D.4, 15.D.5, 15.D.7 and 15.D.10 depending on the context and the range of uses deemed appropriate for achieving the planned function of that Community Node. Where the Community Node is located at the intersection of existing or planned transit corridors as identified on Map 2, the predominant land use designation on lands abutting the intersection of the transit corridors will be Mixed Use. (3.C.2.32.) The proposed development is located in a prime location for high intensity mixed use development. The subject lands are located in close proximity to existing transit corridors. There are no adjacent low rise residential uses, and as such, existing residential uses will not be directly impacted by this development and those low rise neighbourhoods will not be areas of significant intensification. The proposed development introduces a new form of housing to the surrounding area with a mix of unit types. The existing surrounding area is primarily owner -occupied low rise ground oriented dwellings in the form of single detached, semi detached and townhouse units. Housing diversity is needed to provide a greater housing choice and meet the needs of increasingly diverse residents and household types such as young families, professionals, retirees, people with disabilities, all with a various range of income. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for a Community Node but also contributes to the vision for a sustainable and more environmentally friendly city. Land Use The subject lands have multiple land use designations. 490 Huron Road is designated `Commercial' along Huron Road, `Natural Heritage Conversation' to southwest and designated `Mixed Use' on Map 3 along the rear of the property as well as the portion of the property that has frontage along Strasburg Road. No Amendments are proposed to the `Commercial' or `Natural Heritage Conservation' designated lands. The Mixed Use land use designation is intended to be flexible and responsive to land use pattern changes and demands and permit a broad range of uses at different scales and intensities depending on the lands' geographic location and identification at the urban structure level. As such, an appropriate and compatible mix and range of commercial, retail, institutional and residential uses, at different scales and intensities will be encouraged and supported within lands designated Mixed Use depending on their location within the City's Urban Structure. The implementing zoning will be applied to allow for and promote a compatible mix of uses within the same building or on the same site. A mix of uses within the same building is preferred. The implementing zoning will also recognize and facilitate those lands which are intended and expected to evolve over time to achieve an optimum built form and mix of uses. A minimum Floor Space Ratio of 1.0 and a maximum Floor Space Ratio of up to 4.0 will apply to individual properties where higher density development or redevelopment is desirable and appropriate. The following criteria will be considered as the basis for the implementing zoning: Page 258 of 441 a) the property abuts or has direct access to an arterial or collector road; b) the property is adequately buffered from lands designated Low Rise Residential; and, c) there is adequate existing or planned infrastructure. (15.D.4.19.) The City may consider increases to the permitted building height of up to 50 percent of the permitted building height where a development or redevelopment provides a mixed use building containing residential units. It must be demonstrated that a pedestrian scale base, appropriate massing along the streetscape and compatibility with adjacent lands is achieved and that all the applicable policies within this Plan are satisfied. (15.D.4.23) The City may impose minimum fagade and building height regulations in the Zoning By- law. (15.D.4.23) Site -Specific Policy Area 40. The subject lands are located within Specific Policy Area No. 40 (Map 5 - City of Kitchener Official Plan). 15.D.12.40 Southeasterly and southwesterly corners of Huron Road and Strasburg Road -Notwithstanding the Commercial and Mixed -Use land use designations and policies on the lands located at the southeasterly and southwesterly corners of Huron Road and Strasburg Road: a) dwelling units will not be permitted on the lands designated Commercial at the southwesterly corner of Huron Road and Strasburg Road, notwithstanding these lands may be used for parking and access to uses permitted on the Mixed Use designated portion of the site; b) dwelling units will be permitted on the lands designated Commercial at the southeasterly corner of the Huron Road and Strasburg Road provided that they are located in the same building as compatible commercial uses and are not located on the ground floor to a maximum Floor Space Ratio of 2.0; c) for the lands designated Commercial, at the southeasterly and southwesterly corners of Huron Road and Strasburg Road, the full range of retail and commercial uses listed in Policy 15.D.5.16 and Policy 15.D.5.17 a), save and except retail commercial centres and major office, will be permitted; and d) for the lands designated Mixed Use, the full range of uses listed in Policy 15.D.4.2 and Policy 15.D.4.3, will be permitted. Non-residential uses will be encouraged on the ground floor of any building within 25 metres of the Strasburg Road lot frontage, with provisions in the Zoning By-law to require the ground floor of any building, within such area, to have a minimum height of 4.5 metres. Page 259 of 441 Policy 17.E.13.1. of the City of Kitchener Official Plan requires 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 implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By- law Amendment are met. A Holding Provision shall be applied to residential uses, day care uses and other sensitive uses and will not be removed through a by-law amendment until such time as a Noise Study has been reviewed and approved by the Region of Waterloo. Urban Design The City's urban design policies are outlined in Section 11 of the City's Official Plan. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Scorecard was submitted and has been reviewed by City staff. The Urban Design Scorecard outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. An urban design report will be required and secured through a Holding Provision. Extra attention to high quality urban design that contributes positively to the public realm and streetscapes is expected for the subject lands with adequate onsite amenity for future residents. Detailed design will be reviewed through the site plan design and approvals process. Streetscape — Enhanced landscaping and amenity spaces are proposed along Strasburg frontage. Building 1 (Figure 3) podium is oriented towards Strasburg Road and includes a 4.8 metre tall ground floor for units, building amenity areas, and a lobby area which will enhance the streetscape. Through the Site Plan approval process staff will work with the applicant to further enhance the podium design and further active the streetscapes where possible with landscape or future commercial uses. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline — The proposed buildings will provide a new feature on the City's skyline. The proposed buildings will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The towers have well defined podiums and building step backs along the public right of way which helps enhance the public realm. Page 260 of 441 Tower Design The proposed building tower is classified as "Slab" towers as the proposed tower floor plates are more than 850 square metres in area. All four (4) of the towers have massing that is broken up vertically by variation and the articulation of building materials. Building 1 (Figure 3) includes a step back which further defines the podium along Huron Road. Furthermore, balconies for the residential units are included and 4.8 metre tall ground floor units, building amenity areas, and lobby are proposed which will enhance the streetscape and internal street network/pedestrian realm. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the City's requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design Manual. Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development are generally suitable. A full Wind Assessment be required and reviewed at the site plan application stage and wind control features will be required through the site plan application is necessary to mitigate wind. Tall Building Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development generally meets the offsite separation distance 10 Page 261 of 441 requirements of the Design for Tall Building Guidelines and will be further reviewed through the site plan approval process prior to removal of the Holding Provision. 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 along Strasburg Road and Huron Road both which have bus routes (GRT Routes 16 and 33) and stops located within walking distance. The building has excellent access to trails, and cycling networks, including existing on and off-street cycling facilities. 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 compact mixed-use development in a Community Node. 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. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. 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 amount of multiple dwelling units available in the city. The development is contemplated to include a range of unit types including, one, one plus den and two-bedroom units. Theses new units will meet and appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, 1� Page 262 of 441 e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further implemented at the site planning approval process through the detailed design review of the building. Proposed Official Plan Amendment Conclusions The Official Plan Amendment application request to amend Site -Specific Policy 15.D.12.40 to increase the maximum permitted height to 24 storeys or 80 metres for the lands designated `Mixed Use' at the southwesterly corner of Huron Road and Strasburg Road. 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 SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan is hereby amended as follows: a) Part D, Section 15.D.12, Policy 15.D.12.40 d) is amended sentence "Generally no building will exceed 24 storeys whichever is greater at the highest grade elevation, on Use." at the end of subsection d). 12 by adding the following or 80 metres in height, lands designated Mixed Page 263 of 441 APPENDIX 1 NOTICE OF PUBLIC MEETING NOTICE OF PUBLIC MEETING for a development in your neighbourhood 490 Huron Road Concept Drawing 0 0 Mixed'Use 12-24 5toreys loon Text Icon Tent k Have Your Voice Hurd! Planning & Strategic Initiatives Committee Date: February 26, 2024 Location: Council Chambers, Kitchener City Hall 200 King Street West arVirtual Zoom Meeting, Go to kitchener.ca/meetings and select: • Current agendas acrd reports (pasted 10 days before meeting) # Appearas a delegation *WAch a meeting To learn more about this project, Including information on your appeal rights, visit: www.kitchener.ca/ Planningpplicdtions or contact: Craig DumaM Senior Planner craig.dumart kitchener.ca 519.741.2200 x7073 The City of Kitchener will consider applications to amend the Official Plan and Zoning Bylaw for the subject lands located at 490 Huron Road to allow a mixed use development with 4 Residential Towers 12 to 24 storeys in height. The mixed use development proposes a total of 760 residential units and future commercial uses located along Huran Road. Page 264 of 441 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — February 26, 2024 14 Page 265 of 441 APPENDIX 3 Minutes of the Meeting of City Council — March 18, 2024 15 Page 266 of 441 U) LU �7 d dd9 Z Xo�o D U m O o'aa % o W zzE' m z0?ON moo. °dJ c OU)wU)00 Of 0U) W000z w z O rj 0 Q W Of N O— J a W a U _ m ~ 0 a LL W— Of LU O- Dwwwa ~0 a U a Z a W W(/) � (n H U W X�o�o X�O m V W W O F U) O PIXY-0—�z QQLL�H�Q U) LU �7 d dd9 Z F— Z C�, D U m O o'aa % Q O O moo. °dJ woZW N F— Z w D U W >- Z W N Q O O rn woZW N Of 0U) U 0 z LL w z O rj 0 OO WQ EL z 2 Z Z O N w� Ni 0 O N O w x N Q N OY N �WzZ x0>� LL LL � n Of a IF- N LLI OQ Q Q Q ~J Z Q W '` W V U LLI U) ZO>Of Z Wzzzz O O 2 w W W� �Sssssss_ O U U O� = z W W W W W J p=p �+Qw �H~0UOfW-Ofof 5 (n w J Q W W W W U ZU) a m w m Of Of o o Nwof (70�!iLu N O N 0(n Z< Z 0 0 0 0 0 Q N V LLIN w2az (,4 (h V Lo NU�(n(n(n(n U) U) X �sWOOSss m o w IN z z 2 z 0 of w- of of C% = U O z O � � O 0 S S S SSS SS o � W Q Q y N d M LU/ yl _ 996 ainaaHos isi 3in6aHa ^S J N _ ng o �\LU CO a LEN°Ole / I/ N O 0) O N z Q LO LO 00 o � z wa Q z� m Of N Z LL w Z w0 O z �Z 0 WN J Z W (7paw W Wa = OUw� N(n0Y a 0 J U 0 o a m Q o = < 0 U = D U N Q O O rn 2 Of 0U) U 0 z LL O C,4 OO Z z z E w 0 0 N Q N N a La � n z O W '` W V Of SSSS O Z W a w U NIM to LO WSW W SS SS S Q H IlIIl s(SsSSSSSSSSS SSS (n 0 S S S S t 'SSSSSSSSSS�SSSSS�S. s�ti � S ss ss ss ss ss ss SS sssssssssssssssssssss NN: SSS SSSSsss Ss Ss �s�"s N���%SgS SSSSSS o°� 0 W a Z �0 .� �ui ♦��` "�5� 4 SSSSSSSSS U L)'-' q�s sssssssss z Z Q W Of 0U) a J Q Z z- Q Z O J LU z EL0 SSSS S �z V > LLI Wz =� JSSSSSS O LL LL �Sssssss_ N O a SSSSS S�y(^S1. s SSSSSSS�SS S �S SS SS o o N O N SZSSSSSSSSS SS SSSss4ssssS N �sWOOSss w S0F-OU) ssS ssssssss �w o S =SS{SSjSSSS ssssssssssss � � S S S SSS SS o � W Q W SS SS S Q H IlIIl s(SsSSSSSSSSS SSS (n 0 S S S S t 'SSSSSSSSSS�SSSSS�S. s�ti � S ss ss ss ss ss ss SS sssssssssssssssssssss NN: SSS SSSSsss Ss Ss �s�"s N���%SgS SSSSSS o°� r Z ♦��` "�5� 4 SSSSSSSSS U L)'-' q�s sssssssss z Z IO D SSSS SSSSSSSSS Nsss �Ssssssss �� O Q Z O V? ssss Ss SssWsssssss z XSSSSSS c SS�SSSs N 2 � � SSSi;�ScSSSS�S SS s s s Ss s s a SSSSSS SS SSS S VLU S SSSSSSSSSSSSSS z Sssss%Ssssssssssssss', Ssssss s�sssssssss sss(*Ssss ss S S ssssssssS4sssssssss�-1S,ssssssss 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 — 2517293 Ontario Inc. — 490 Huron Road) WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Zoning Grid Schedule Numbers 152, 153 and 165 of Appendix "A" to By-law 2019-051 are 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 Mixed Use Three Zone (MIX -3) with Site Specific Provision (120) to Mixed Use Three Zone (MIX - 3) with Site Specific Provision (120) and Holding Provision (82H). 2. Zoning Grid Schedule Numbers 152, 153 and 165 of Appendix "A' to By-law Number 2019-051 are hereby further amended by incorporating additional zone boundaries as shown on Map No.1 attached hereto. 3. Section 19 of By-law 2019-051 is hereby amended by modifying Site Specific Provision (120) thereto as follows: (120). Notwithstanding Section 8.2 Table 8-1 and Section 8.3 Table 8-2 of this By- law, within the lands zoned MIX -3 and shown as being affected by this Subsection on Zoning Grid Schedule Numbers 152, 153 and 165 of Appendix "A", the following special regulations shall apply. a) The ground floor of any building located within 25 metres of the Strasburg Road streetline shall have a minimum height of 4.5 metres'- b) etres;b) No minimum or maximum percent of non-residential gross floor area is Page 268 of 441 required; c) Regulation 8.2 (1) shall not apply; d) The maximum building height shall be 24 storeys and 80 metres and the maximum floorspace ratio shall be 4.0. e) No minimum ground floor street line fagade width as a percentage of the width of the abutting street line shall apply. f) On-site parking shall be permitted between a building and street line. g) Geothermal Energy Systems shall be prohibited." 4. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision (82) thereto as follows: "(82H). Notwithstanding Section 8 of this Bylaw, within the lands zoned MIX -3 and shown as being affected by this Subsection on Zoning Grid Schedules 152, 153 and 165 of Appendix "A": i) No residential use shall be permitted until a detailed transportation (road) and stationary noise study has been completed and implementation measures recommended to the satisfaction of the Region." 5. This By-law shall become effective only if Official Plan Amendment No. xx (490 Huron Road) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of 2024. Mayor Clerk Page 269 of 441 NOTICE OF PUBLIC MEETINGf for a development in your neighbourhood It 490 Huron Road., KiTcrr> R Concept Drawing AM ©M0 h; , Mixed Use 12-24 Storeys Icon Text Icon Text 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: Craig Dumart, Senior Planner craig.dumart@ kitchener.ca 519.741.2200 x7073 The City of Kitchener will consider applications to amend the Official Plan and Zoning By-law for the subject lands located at 490 Huron Road to allow a mixed use development with 4 Residential Towers 12 to 24 storeys in height. The mixed use development proposes a total of 760 residential units and future commercial uses located along Huron Road. Page 270 Of 441 Craig Dumart From: Dave Seller Sent: Thursday, November 30, 2023 10:07 AM To: Craig Dumart Subject: TS comments - 490 Huron Road (OPA/ZBA) revised development City of Kitchener Application Type: Official Plan and Zoning By-law Amendments Application: OPA22/012/H/CD & ZBA22/019/H/CD ZBA folder: 22-119542 Project Address: 490 Huron Road Comments of: Transportation Services Commenter's Name: Dave Seller Email: dave.seller@kitchener.ca Phone: 519-741-2200 ext. 7369 Date of Comments: November 30, 2023 After reviewing the, Transportation Impact Assessment (September 2023) submitted by Paradigm Transportation Solutions Limited, Transportation Services offer the following comments. Development proposal The applicant is proposing a total of 760 residential apartment units in four buildings with a two-storey common amenity area. It should be noted that a section of the property has been set aside for commercial land uses at an undetermined future date. An update to the Transportation Impact Assessment will be required when the commercial land uses are developed. The development is estimated to generate 226 AM and 267 PM peak hour vehicle trips and vehicles can access this development at three locations. One full moves access along Strasburg Road at Templewood Drive and two accesses along Huron Road, with one functioning as right -in right -out and the other a full moves access. Intersection analysis The two intersections noted below were reviewed under 2023 existing traffic operations and were expressed under the following intersection parameters: level of service (LOS), volume to capacity ratios (v/c) and 95th percentile queues. The intersections are operating within acceptable levels and with no critical traffic movements in either the AM or PM peak hours. o Strasburg Road at Templewood Drive (unsignalized) o Huron Road at Strasburg Road (roundabout) The four intersections noted below were reviewed under 2028 future total traffic operations using the same intersection parameters as above. The intersections are operating within acceptable levels and with no critical traffic movements in either the AM or PM peak hours. o Strasburg Road at Templewood Drive/ NEW site access (unsignalized) o Huron Road at Strasburg Road (roundabout) o Huron Road at NEW site access full moves (unsignalized) o Huron Road at NEW site access right -in right out (unsignalized) Page 271 of 441 The new site access points are forecasted to operate with LOS D or better and v/c ratios of 0.24 or lower in the AM and PM peak hours. Left turn lane analysis There are two existing left turn lanes available to access this development. One along Strasburg Road at Templewood Drive/site access and one along Huron Road. The analysis indicated no extension to the current storge length is required. Conclusions Therefore, based on Paradigm's report and analysis, Transportation Services are of the opinion that this development will not negatively impact any of the study intersections and their roadways within the study area. Dave Seller, C. E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller(o.kitchener.ca From: Craig Dumart <Craig.Dumart@kitchener.ca> Sent: Friday, November 10, 2023 11:47 AM To: Barbara Steiner <Barbara.Steiner@kitchener.ca>; Shilling Yip <SYip@regionofwaterloo.ca>; Dave Seller <Dave.Seller@kitchener.ca>; Rojan Mohammadi <Rojan.Mohammadi@kitchener.ca>; Eric Riek <Eric.Riek@kitchener.ca>;'Chris Foster-Pengelly'<cfosterpengeIly@grandrive r.ca>; Raida Chowdhury <Raida.Chowdhury@kitchener.ca> Subject: FW: Circulation for Comment - 490 Huron Road (OPA/ZBA) Importance: High Hi everyone, The applicant has revised the proposed development R 490 Huron Road to now include 4 towers, ranging in height from 12 — 24 storeys with a floor space ratio of 4.0. Updated supporting documents can be found here : https://kitchener.sharefile.com/home/shared/fodl7c91-3970-4c94-a8dd-213b5ff5a893 — under a sub -folder called "UPDATED SUBMISSION'. Please review the revised submission and provide any updated comments by December 1st at the latest. **If you do not provide revised comments by the commenting deadline staff will proceed there are no concerns.** Craig Dumart, BES, MCIP, RPP Senior Planner I Planning Division I City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craia.dumart(c-kitchener.ca 23 00 V �_�111'w From: Christine Kompter <Christine.l<ompter@kitchener.ca> Sent: Thursday, August 25, 2022 4:42 PM To: —DL—#—DSD—Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Darren Kropf Page 272 of 441 <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <Elien.Straus@kitchener.ca>; Feds <vped@feds.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson CcD kitcheher.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes kitchener.ca>; K -W Hydro Greig Cameron <gcameron@kwhydro.on.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Svlvie.Eastman@kitchener.ca>; WCDSB -Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Craig Dumart <Craig.Duma rt@kitchener.ca> Subject: Circulation for Comment - 490 Huron Road (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folders 22- 119538 & 22- 119542 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Craig Dumart, Senior Planner (copied on this email). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 273 of 441 and n > lotion P/ December 8, 2023 Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6 Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca via email Craig Dumart, Senior Planner Planning Division, City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Craig Dumart, Re: Official Plan Amendment OPA22/012/H/CD Zoning By-law Amendment ZBA22/019/H/CD 490 Huron Road, City of Kitchener 2517293 Ontario Inc. Grand River Conservation Authority (GRCA) staff has reviewed the above -noted application for Official Plan Amendment and Zoning By-law Amendment requests to allow for a maximum height of 24 storeys within the portion of the site that is designated `Mixed Use'. Recommendation The GRCA does not object to the approval of the above -noted applications. Please note that our recommendation does not imply support for future site plan applications. GRCA will undertake a separate review of the submitted materials as part of a future site plan application. It must be demonstrated that there are no impacts, including hydrologic impacts, to the adjacent natural hazards. Please see below for our detailed comments. Documents Reviewed by Staff Staff have reviewed the following documents submitted with this application, received by GRCA staff November 10, 2023: - Cover letter, prepared by MHBC, dated October 31, 2023 - Functional Servicing and Stormwater Management Report, prepared by Walter Fedy, September 20, 2023. - Scoped Environmental Impact Study (EIS) Report, prepared by WSP Canada Inc., September 2023. - Scoped Hydrogeological Assessment Huron West Mixed -Use Development, prepared by Chung & Vander Doelen Engineering Ltd., June 16, 2022. GRCA Comments GRCA has reviewed this application under the Mandatory Programs and Services Regulation (O.R. 686/21), including acting on behalf of the Province regarding natural hazards identified in Section 3.1 of the Provincial Policy Statement (PPS, 2020), as a regulatory authority under Ontario Regulation 150/06 and as a public body under the Planning Act as per our CA Board approved policies. Information currently available at our office indicates that the subject lands contain slope erosion hazards, floodplain associated with Strasburg Creek and is adjacent to Strasburg Creek and the Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand - A Canadian Heritage River Page 274 of 441 Strasburg Creek Provincially Significant Wetland, located on the adjacent property. A copy of our resource mapping is attached. Due to the presence of the features identified above, the GRCA regulates a portion of the property under Ontario Regulation 150/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation). A permit will be required for the proposed development pursuant to Ontario Regulation 150/06. We offer the following preliminary comments to be addressed as part of a future site plan application. As identified above, the GRCA will undertake a separate review of the submitted materials upon receipt of a site plan application: 1. Section 3.2.2 of the EIS should incorporate information form the Functional Servicing and Stormwater Management Report and assess the potential impacts of the predicted changes in infiltration (a predicted 36% increase in infiltration) to wetland and watercourse. Adjustment of mitigation measures could be considered to bring the site closer to a balance with the pre -development conditions. The impact of potential changes in volume of surface water runoff should also be considered. 2. The water balance in Section 6.2 of the SWM report discusses changes in infiltration but does not discuss changes in volume of surface flow to features. This should be reviewed. Presumably surface water runoff to wetland and watercourse features would decrease if infiltration rates were increased with proposed mitigations. 3. The drawings should be updated to include the surveyed floodplain, the GRCA regulation limit, as well as the surveyed wetland boundary, indicating the that the wetland boundary was confirmed with GRCA and on which date, and show distances from the development to wetland boundaries. 4. All development will need to be outside the natural hazards and their associated setbacks. 5. In support of a future GRCA permit application, the following will be required. a. As indicated in section 5.2.2 of EIS, a detailed Erosion and Sediment Control plan will be in support of a GRCA Permit application. The Erosion and Sediment Control Guide for Urban Construction (Toronto and Region Conservation Authority, 2019) should be referred to for guidance in developing an appropriate ESC plan. b. The ESC plan should include a construction dewatering/unwatering plan for groundwater and surface water. Consistent with GRCA's 2023 approved fee schedule, this application is considered a major Official Plan and/or Zoning Bylaw Amendment and the applicant will be invoiced in the amount of $2,500 for the GRCA's review of this application. For municipal consideration Please be advised that on January 1, 2023, a new Minister's regulation (Ontario Regulation 596/22: Prescribed Acts — Subsections 21.1.1 (1.1) and 21.1.2 (1.1) of the Conservation Authorities Act) came into effect. As a result, non -mandatory technical review services that the GRCA formerly provided under agreement with some municipalities (e.g., technical reviews related to natural heritage and select aspects of stormwater management) will no longer be provided. Page 275 of 441 Should you have any questions, please contact the undersigned at cfosterpengelly@grand river. ca or 519-621-2763, extension 2319. Sincerely, Chris Foster -Pe elly, M.Sc. Assistant Supervisor of Resource Planning Engineering and Planning Services Enclosed: GRCA resourcing map of property Copy: 2517293 Ontario Inc., owner (via email) Andrea Sinclair, MHBC applicant (via email) Page 276 of 441 0 N� _ U Q Q $ om ommm - EOD Z-< NL Q 2 Z �5 €mo�T" o of 16 Q �Q _U Uv L 4 Q �`oE Y- ='Z t§E m Si "O.� w Y U N T U ami C .'' Co o a Q` Q: m (0 O ` 0 Uv c 0 N mr U L' X 3aQ.�0o cmv > cu ® N a Q Q a E O E c > om b'� g � N O N 0 m E m m U a U a � o c o y m E? L'.� � 8 U) J Of U m :: X d d U ami LL to ❑ Wa�V m°8e xo� 0 c o a� a c s am m m m Q c52 U m N m e 'N n Q �, N> N > 0) W W W W .1 c m = m m c w w cn °' cn O in o O F N N a1 m v 3' '- s y m s m m Y Y Y Y C L 9 n _3 0 2 CY) LLU) " ,-E, c m no 2$ n to � o c 2= m b a L 00.1.0 - 2?� £ pf. J p , r x- 1, 4 o J s N m J C l�F 1 « w x 9 O of � ��Y lY y e,Y� �� �'i .! e1•F_YY`t�J 1Yl... 'Y 1 m tis �y5•_ :: '.:i e `. xi�. ,, �',. .: . �. � � 26• it �' Page 277 of 441 Region of Waterloo Craig Dumart, MCIP, RPP Senior Planner City of Kitchener City Hall, P.O. Box 1118 200 King St. West Kitchener, ON N2G 4G7 Dear Mr. Dumart: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N213 U Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www. regionofwaterloo.ca Shilling Yip (226) 753-1064 (cell) File: D17-40/22012 & C14-60/22019 July 24, 2023 Re: Post Circulation Comments OPA 22/012/H/CD and ZBA 22/019/H/CD 2517293 Ontario Inc. 490 Huron Road CITY OF KITCHENER Region staff has reviewed the above -noted applications and provide the following comments at this time. The applicant is proposing Official Plan and Zoning By-law amendments to allow a mixed use development with three Residential Towers 13 to 17 storeys in height. The mixed use development proposes a total of 547 residential units and five free standing commercial buildings located along Huron Road. The OPA is proposing to amend Special Policy 15.D.12.40 to increase the maximum permitted height on the subject lands to 17 storeys. The ZBA is proposing to amend Site Specific Provision (120) to allow for a building height of 17 storeys (maximum height of 53 metres) with a Floor Space Raito of 3.0 and proposing that no minimum Ground Floor Street Line Fagade Width as a Percentage of the Width of the Abutting Street shall apply. Staff understands the property is currently split zoned MIX -3 and Comm -2, with the applications being applicable to the lands zoned MIX -3. Water Services Engineering and Planning staff has reviewed the above noted application(s) and have no concerns. Document Number: 4438409 Version: 1 Page 278 of 441 Source Water Protection The property is designated Wellhead Protection Sensitivity Area 4 on Map 6a of the Regional Official Plan (ROP). The purpose of this designation along with the policies in Chapter 8 of the ROP is to protect the Region's long term municipal groundwater supplies. Policy 8.A.14 of the ROP does not permit geothermal wells within the WPSA 4 designation. This prohibition should be reflected in the proposed zoning by-law amendment. Underground parking is permitted within this designation provided additional study is provided in accordance with Policy 8.A.4. For now, staff notes one (1) level of underground parking is proposed which will be permitted. A holding provision is recommended if more than one level of underground parking is proposed. Hydrogeology and Water Programs staff has reviewed the Functional Servicing Report and Stormwater Management Plan and have no comments on this document. Although staff required a salt management plan as part of the complete applications, this has been deferred to site plan since building layouts have not yet been determined. By copy of this letter, the applicant is advised a salt management plan must be completed for the entire site, not just lands subject to these applications. Corridor Planning Noise Studv Staff has reviewed the report entitled, "Road Traffic and Stationary Noise Impact Study, Huron & Strasburg, Kitchener, Ontario" (JJ Acoustics, August 3, 2021). The report addresses road, traffic and stationary noise sources. The conclusions and recommendations are acceptable subject to the comments below. Road Traffic Noise Sources Road noise sources assumed in the report in Huron and Strasburg Roads, both under the jurisdiction of the City of Kitchener. The report has confirmed that the development is feasible with appropriate noise mitigation including installation of central air- conditioning, special building components (windows) on certain building facades (Buildings #1 and #3) and warning clauses. A detailed noise study will be required once detailed building design is known. This can be secured through the use of a holding provision in the proposed zoning by-law amendment, to be lifted prior to site plan approval. A common outdoor living area (OLA) has been identified in the report in the vicinity of Buildings #1 and #2, and which meet noise level objectives for a Class 1 acoustical area. The OLA is shown as between Buildings #2 and #3 on the attached site plan in the report. This should be clarified in the future detailed noise study. The required mitigation to address indoor noise is shown in Table B.1 of Attachment B to the report including central air conditioning and special building components for windows for certain facades on Buildings #1 and #3. Where special building components have not been identified, miniumum requirements under the Ontario Building Code apply. Document Number: 4438409 Version: 1 Page 279 of 441 Recommended warning clauses (to be included in all Offers to Purchase and rental agreements) include the following: "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." "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound level are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." The above recommendations are to be secured in an agreement with the City of Kitchener. Stationary Noise Sources The report assessed the impacts of off-site noise sources on on-site sensitive receptors. It has assumed the ambient (road traffic) noise criteria should be used in place of the exclusionary limits for a Class 1 acoustical environment provided in the MECP NPC -300 noise guideline. The noise level objectives assumed in the Table in Section 3.3 on p. 6 of the report are acceptable. The predicted daytime and nighttime noise levels at the building facades of all 3 buildings assessed are within the noise level criteria as shown in the various tables on pp. 7-8 of the report. Similarly, predicted noise level to the outdoor living area assumed in the report is within noise level criteria as shown on p. 7 of the report. The report has not assessed the impact of on-site noise sources on on/off-site noise sensitive receptors, as detailed building design and mechanical equipment are not yet known. An additional noise study will be required prior to site plan approval. The study will need to secured through a holding provision in the proposed zoning by-law amendment. Staff also notes that although no recommendation is required to address off-site stationary noise impacts, staff is recommending a noise warning clause be included for this development given the potential for noise from adjacent land uses and the mixed use character of the site itself. This may be secured through future Planning Act applications such as consent or plans of condominium. Recommended noise warning clause as follow: "Purchasers/tenants are advised that due to the proximity of the adjacent industrial /commercial uses, noise from these use may at times be audible." Region staff has no objection with City staff proceeding with a recommendation to Committee and Council on the application subject to the above -noted comments. Document Number: 4438409 Version: 1 Page 280 of 441 Transportation Impact Study and Functional Servicing/SWM Report Staff did not undertake a review of these reports as they do not impact a Regional road facility. Environmental Planning Environmental Planning staff has reviewed the materials received in support of the zoning by-law and official plan amendment applications for the lands located at the southwest corner of Huron Road and Strasburg Road (490 Huron Road), including the "Strasburg Road and Huron Road, Kitchener, Ontario, Scoped Environmental Impact Study (EIS) Report" prepared by WSP Canada Inc., July 2022. The lands adjacent to the western edge of the subject lands are designated as Core Environmental Feature (Strasburg Creek Provincially Significant Wetland, Significant Woodland). There is no development proposed within the limits of the Core Environmental Features, and the EIS supports a 30m setback from the edge of the Core Environmental Feature (PSW) as well as an additional setback of varying depth to be protected with permanent fencing and wildlife exclusion fencing to prevent trespass into/wildlife movement out of the limits of the Core Environmental Feature. The EIS has met the terms of reference and the recommendations identified in the EIS are satisfactory to staff, and regional staff request the implementation of the recommendations through the site plan process to the greatest extent possible. There are no requirements relative to the zoning by-law or official plan amendment applications. Housing General The following Regional policies and initiatives support the development and maintenance of affordable housing: • Regional Strategic Plan o Objective 4.2 requires the Region to make affordable housing more available to individuals and families. • 10 -Year Housing and Homelessness Plan o contains an affordable housing target which is that 30% of all new residential development between 2019 and 2041 in Waterloo Region is to be affordable to low and moderate income households. • Building Better Futures Framework o shows how the Region plans to create 2,500 units of housing affordable to people with low to moderate incomes by 2025. • Region of Waterloo Official Plan o Section 3.A (range and Mix of Housing) contains land use policies that ensure the provision of a full and diverse range and mix of permanent housing that is safe, affordable, of adequate size, and meets the accessibility requirements of all residents. Document Number: 4438409 Version: 1 Page 281 of 441 The Region supports the provision of a full range of housing options, including affordable housing. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below in the section on affordability. Should this development application move forward, staff recommend that the applicant consider providing a number of affordable (affordable as defined in the Regional Official Plan) housing units on the site. 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 $385,500 annual household income for low and moderate income households Housing for which the purchase price is at least 10 percent below the average $576,347 purchase price of a resale unit in the regional market area *Based on the most recent information available from the PPS Housing Tables (2021). In order for an owned unit to be deemed affordable, the maximum affordable house price is $385,500. For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the Regional Official Plan, the average rent is compared to the least expensive of A unit for which the rent does not exceed 30 per cent of the gross annual $1,470 household income for low and moderate income renter households Document Number: 4438409 Version: 1 Page 282 of 441 A unit for which the rent is at or below the Bachelor: $950 average market rent (AMR) in the 1 -Bedroom: $1,134 regional market area 2 -Bedroom: $1,356 3 -Bedroom: $1,538 4+ Bedroom: $3,997 ^basea on the most recent information available from the PPS Housing Tables (2021) In order for a rental unit to be deemed affordable, the average rent for the proposed units which have fewer than 3 bedrooms must be at or below the average market rent in the regional market area as shown above. For proposed units with three or more bedrooms, the average rent for the units must be below $1,470. By copy of this letter, the applicant is advised to contact Judy Maan Miedema, Principal Planner (Housing) directly by email at JMaanMiedema(a regionofwaterloo.ca should they have any questions or wish to discuss in more detail. Other The Region's required planning fees were received September 1, 2022. Regional staff has no objection to City staff proceeding with a recommendation on the OPA/ZBA applications at this time. In summary, the proposed Zoning By-law amendment must include the following: 1) Prohibition on use of geothermal wells; 2) Holding provision for the completion of a detailed noise study to address road traffic and stationary noise; and 3) Holding provision to address additional studies required under Policy 8.A.4 of the Regional Official Plan if more than one (1) storey of underground parking is proposed. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Shilling Yip, MCIPJ,'RPP Principal Planner cc. Andrea Sinclair, MHBC Planning (Kitchener) Joginder Bhatia, Region Corridor Planning Document Number: 4438409 Version: 1 Page 283 of 441 Craig Dumart From: Craig Dumart Sent: Tuesday, September 20, 2022 11:12 AM To: Craig Dumart Subject: FW: Circulation for Comment - 490 Huron Road (OPA/ZBA) From: Eric Riek <Eric.Riek@kitchener.ca> Sent: Tuesday, September 20, 2022 11:03 AM To: Craig Dumart <Craig.Duma rt@kitchener.ca> Subject: RE: Circulation for Comment - 490 Huron Road (OPA/ZBA) Good Morning Craig, All submitted documentation is acceptable to Engineering and Kitchener Utilities in support of the OPA/ZBA. Eric Page 284 of 441 Craig Dumart From: Planning <planning@wcdsb.ca> Sent: Monday, September 26, 2022 4:50 PM To: Craig Dumart Subject: RE: Circulation for Comment - 490 Huron Road (OPA/ZBA) Attachments: RE: Notice of (SP) Pre -submission Consultation Meeting - Huron Rd & Strasburg Rd (intersection) Good Afternoon Craig, The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have no further comment(s)/condition(s) beyond those previously submitted for the pre -submission consultation. Those comments are attached to this e-mail. If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca. Thank you, Jordan Neale Planning Technician, WCDSB 480 Dutton Dr, Waterloo, ON N2L 4C6 519-578-3660 ext. 2355 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Thursday, August 25, 2022 4:42 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Feds <vped@feds.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Craig Dumart <Craig.Duma rt@kitchener.ca> Subject: Circulation for Comment - 490 Huron Road (OPA/ZBA) Caution - External YEmail - This Message comes from an external organization. Do NOT click on unrecognized links or provide your username and/or password. Please see attached. Additional documentation can be found in AMANDA folders 22- 119538 & 22- 119542 (City staff) and ShareFile (external agencies). Page 285 of 441 City of Kitchener OPA & ZBA Comment Form Project Address: 490 Huron Road Application Type: Official Plan Amendment & Zoning Bylaw Amendment Comments Of: Planning- Urban Design Ott' Commenters Name: Rojan Mohammadi %J/ %,• %/ Email: Rojan.mohammadi@kitchener.ca Phone: 519-741-2200 ext: 7326 Date of Comments: December 1, 2023 ❑ I plan to attend the meeting (questions/concerns/co'rn:ments for%discussion) j/ ❑X No meeting to be held.NO ❑ I do NOT plan to attend the meeting (nol' cernT) 1. Documents Reviewed: Architectural package (Oct 2023)'prepared by Martin Simmons Sweers Urban Design Brief�(Oct";2023,), prepared by MHBC dd. di,.. Preliminary Pedestnan;Level Wind Assessment (Sept 2023), prepare by Theakston Environmental Consujtmg Engineering "A Enhanced landscaping should be provided to screen any parking visible from the main roads. c,," , %;. ®`'%Shade," It and wind tolerant vegetations should be provided within the parking medians and ! More details are required for the landscaping area proposed at front. With removal of the amenity area, there are opportunities to create an active park on site. Enhanced landscaping should be provided within the proposed 4.Om setback at the rear of the parking structure to screen parking from the public realm and the adjacent land uses. Ensure entrances are clearly defined and emphasized through architectural elements that are clean, recognizable and appropriately scaled and detailed to suit the building mass. Consider integrating roof top amenity area in the proposed roof deck parking to reduce the overwhelming amount of parking and to provide an aesthetically pleasing environment for the tenants. See below image below for more detailed comments. A City for Everyone Working Together — Growing Thoughtfully - Building Community Page 287 of 441 City of Kitchener - Comment Form Project Address: 490 Huron Road Application Type: OPA and ZBA Comments of: Environmental Planning (Sustainability) — City of Kitchener Commenter's name: Gaurang Khandelwal Email: gaurang.khandelwal@kitchener.ca Phone: 519-741-2200 x 7611 Written Comments Due: September 26, 2022 Date of comments: September 26, 2022 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: ® Sustainability Statement in Support of OPA and ZBA Applications, Lands Located at the Southwest Intersection of Huron and Strasburg Road, prepared by MHBC, dated August 3, 2022 2. Comments & Issues: I have reviewed the documentation (as listed above) to support an Official Plan Amendment and a Zoning By-law Amendment to develop the subject lands with a mixed use development regarding sustainability and energy conservation and provide the following: ® Based on my review of the supporting documentation, some sustainability elements are being proposed and the development is contemplated to meet or exceed the Ontario Building Code. ® Although the Ontario Building Code (OBC) is advanced, going forward all developments will need to include robust energy conservation measures as the City (and Region of Waterloo) strive to achieve our greenhouse gas reduction target. ® It is strongly suggested that the proposed development achieve more efficient standards than the minimum OBC requirements. ® A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application. ® As the project evolves through the detailed design process, more progressive energy conservation and efficient design elements should be incorporated. Potential items for consideration: o Electric vehicle charging stations o Community/ common gardens and urban agriculture o On-site composting o Green roofs 1Page Page 288 of 441 o Use of alternative water supply and demand management systems such as rainwater harvesting and grey water reuse o Use of alternative or renewable energy systems or the capacity to incorporate such systems in the future 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. Advice• ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise). ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement 21 Page Page 289 of 441 Craig Dumart From: Alexander Schlote Sent: Friday, September 23, 2022 9:56 AM To: Craig Dumart Subject: 490 Huron road development You don't often get email from its is important Hello Craig, am writing to you today about the planned development at 490 Huron Road. I must say I am disappointed with the planned development, multiple high rise buildings in this area does not suite the community and could pose safety risks for the near by residents. I live near the end of Templewood drive and can already tell you that cars like to whip around the intersestion where you plan to develop these buildings. Backing out of the driveway can also be a pain with the amount of traffic that goes through Templewood out towards Strausburg, by adding 500+ residents to the area will only makes things much worse. Currently this is a quiet community and one that my girlfriend and I are looking forward to raising a family here but not if we have high rises practically in our front yard. We have already had a lot of car break ins over the past few months in the area, and unfortunately with what you are proposing to build will only attract further incidents. I understand that this area was always zoned for further development and I also understand the need for more affordable housing in our city. Rather than high rises I would be FAR more comfortable with housing similar to what can be found at the north east corner of Fischer -Hallman and Huron road. Sincerly Alex Page 290 of 441 Craig Dumart From: Nel S Sent: Saturday, October 15, 2022 5:49 PM To: Craig Dumart Subject: Re: 490 Huron Road development You don't often get email from n. Learn why this is important Hello Craig, I understand that you are the person to whom I should direct concerns regarding the proposed development at 490 Huron Road. I am concerned that the height of the building is not in keeping with the neighbourhood. Please keep me informed of any meetings. Nel Slater Page 291 of 441 Craig Dumart From: Sent: To: Subject: You don't often get email f Hello Craig, MAHER ABDALLAH om> Sunday, February 4, 2024 10:23 PM Craig Dumart 490 Huron Road n. Learn whV this is important I'm writing to you on behalf of my wife, (Cinnamon) and myself. We recieved a Notice of public meeting in regards to the planned development at 490 Huron Road. We are mortified, and extremely opposed to such a development being built here. The fact that such a project is even being considered in our residential neighbourhood, is appaling! If we wanted to live with highrise buildings we would have built our home downtown. I used the notice that we recieved to look up the details. It seems that there was already a meeting in December about this, but we are receiving our first notice. I also plan to contact my councilor, but we would like you to let us know more about the current status of this proposed development, or tell us where we can see more info before the next meeting. Thanks, Maher Abdallah Sent from Rogers Yahoo Mail on Android I Page 292 of 441 Craig Dumart From: John - Sent: Wednesday, September 21, 2022 2:05 PM To: Craig Dumart Subject: Notice of Application, 490 Huron Rd. You don't often get email from jvandonk@live.ca. Learn why this is important Good Afternoon Craig Dumart; Let me introduce myself, my name is John Vandonk, I am running for Councillor for Ward 4, Kitchener in the upcoming Municipal Election. l live ( which is not too far from this proposed development. While campaigning in the Templewood/Rush Meadow/Marl Meadow & Old Huron Rd. area of Ward 4, a Resident/Constituent provided me with a copy of a "Notice of Development & Feedback" card that they received in the mail concerning an Application for Development @ 490 Huron Rd., which is proposed for Ward 5 but is on the border of Ward 4. Many of these Residents/Constituents are strongly opposed to this development in their Neighbourhood, for numerous reasons! too have many concerns with regards to this proposal & I will list them below and why I do not support this development, in this area! Please note that I have viewed this area before writing this email! 1. 13 to 17 storey towers do not fit in with the current landscape of this area, as the current landscape consists of two storey homes or stacked homes/townhouses of 3 floors or less! 2. Current homeowners bought these homes over 10 years ago & if they wanted to live in a high-rise building area, they would have done so! Further, when they bought their homes, they were never informed that City plans for the area included high-rise buildings for this site or any site in the neighbouring area! 3. The landscape for this site slopes towards Strasburg Creek, which is at the back of the proposed site. Snow runoff in the spring would run into Strasburg Creek and cause severe damage to the creek, killing the creek & the species that inhabit the creek & the surrounding forest & green areas. As we all know snow runoff always contains; oil/gas/dirt & garbage mixed in with the snow from the vehicles using or parking on the site! 4. Proposed 5 free standing Commercial Buildings proposed for the site. I am sure that some of these businesses will include a fast-food restaurant or two, my concern is the amount of foot traffic these businesses will get from the students of Huron Heights, the roundabout @ Huron/Strasburg road's is quite busy already & would cause great danger & hazards to these students as well as the residents in these vehicles! 5. In & Out traffic from the site. I have viewed the site proposal & it looks like one entrance & exit from the site is proposed for Huron Rd.. The one exit onto Huron Rd. may require a left-hand turn (???) onto Huron Rd., with the current volume of traffic on Huron Rd, this proposal would be quite dangerous to the Public! The other exit is proposed for Strasburg Rd. right across from the Templewood/Rush Meadow/Marl Meadow & Old Huron Rd. neighbourhood, this could possibly cause hundreds of vehicles daily to use this neighbourhood as an alternative route to other parts of the Ward/area! Page 293 of 441 I have several questions with this development; 1. Has a Traffic Impact Assessment been prepared for this site/area? If so, could you please provide it to me, thanks. 2. How many floors of Underground parking is being proposed for each building? 3. Was there a different proposal submitted to the City for this site? If so, could you please provide it to me, thanks. 4. Has the Developer proposed what kind of businesses would be included in the 5 -stand-alone sites? 5. Has an Environmental Assessment been done for the site & surrounding area, including Strasburg Creek & the forest & green space surrounding the creek? If so, could you please provide it to me, thanks. Could you please advise me of any upcoming neighbourhood &/or public meetings concerning this proposal, thanks. Thanking you in advance for your attention & responses to my questions! Truly, John Vandonk Candidate, Ward 4 -Kitchener Page 294 of 441 Craig Dumart From: Kyle Bromhall Sent: Monday, November 20, 2023 2:09 PM To: Craig Dumart Subject: 490 Huron Road Development fjf You don't often get email from n. Learn why this is important Dear Mr. Dumart and Coun. Owodunni, I hope this email finds you both well. We are writing to voice our opposition to the proposed development at 490 Huron Road in Kitchener. We are residents of the adjacent neighbourhood, living at for the last nine years. To be clear, we are not opposed to the entire plan. We welcome some mixed-use development in our area, as there are limited opportunities within walking distance. We would support a scaled-back development. Our opposition to the proposed development rests on the fact that the neighbourhood cannot support such an influx of residents. There is a lack of supporting infrastructure, the increased vehicle traffic would overwhelm the neighbourhood, and it would degrade the quality of life for current residents. Further, it is inconsistent with other recent developments in this end of the city. Our more detailed reasoning follows. 1. Lack of Supporting Infrastructure There are not many opportunities for employment in the area around the proposed development. It is not a burgeoning industrial or commercial area. There are few small businesses. In short, this means that the new residents would not be working around here, and would thus have to commute. Given the lack of nearby transit, they will probably be driving. Nearby grocery stores are several kilometres away, and not easily accessible by city transit. There is only one small pharmacy within walking distance. For any essentials, they will have to leave the neighbourhood, and will likely be driving. Our public schools are already stressed. The nearby elementary schools already have class sizes at capacity, even with the construction of Oak Creek Elementary, which opened last year. Bus routes are already overloaded to the point of unreliability. The high school diagonal from the proposed development already has a small city of portable classrooms. If we assume that many of the new residents would have children, then they are adding to an already overloaded system. As we have not seen any proposals for another new elementary school and a new high school, adding a significant number of children to the area would likely result in even more portables—even at the newly -built Oak Creek—or a degraded learning experience for current and new residents due to inflated class sizes. There are no gyms, public libraries, coffee shops, soccer pitches, baseball diamonds, or open spaces nearby. The only nearby restaurant is a family-owned pizza shop, and the only convenience store & gas station is already extremely busy during peak hours. If the new residents want to do anything, they will have to leave the neighbourhood to do it. Simply put, the proposed development is inappropriate for the neighbourhood. The addition of so many residents would absolutely overwhelm all of the nearby services, and degrade the quality of life for all of those already living in the area. There is a plan for how the buildings are to be built; there is no plan for how residents are supposed to flourish. 2. Traffic Issues Page 295 of 441 The lack of supporting infrastructure near the proposed development means that an influx of residents brings a similar influx of vehicles. The neighbourhood cannot support the addition of that many vehicles. The area is already busy. Huron Road is the only road leading to Homer Watson, which is our only connection to the 401. Even the eventual extension of Strasburg Road will not ease this problem. Adding several hundred more vehicles to this area will just make an already busy road even busier. Further, these cars will need somewhere to park. Nearby roads are already overloaded. Cars are already parked on either side of Templewood Drive on weekday evenings. Ostensibly, the planned development would have its own parking. However, the same can be said about the 388 Old Huron Road development, and that has led to vehicles being parked all the way down Templewood Drive in both directions, with an overflow down Rush Meadow Street. Given that our court is at the end of the closest pedestrian walk-through to the planned development, we expect that it will become a parking lot for visitors and tenants who have more than one vehicle. Again, the proposed development is too much for our neighbourhood to handle. There are always more cars than planned, and there is nowhere for them to go without making everything more difficult for current residents. 3. Quality of Life The proposed buildings would completely dominate the neighbourhood. There is nothing else nearby that is even remotely close in sheer size. It is hard to believe that this one small area of land is so necessary for development that it needs to completely alter the character of the surrounding neighbourhood. Along with obscuring our views of Huron Natural Park and its environs, there would be a significant increase in noise and light pollution. With a proposed 760 units, we can safely assume that there will be a minimum increase of 1500 residents. This is not a number that our neighbourhood can absorb and maintain the same quality of life that residents have enjoyed for decades. The proposed development would make our neighbourhood a far less pleasant place to live. It would make extant problems even worse, and create new ones, with little -to -no benefit in return. 4. Comparisons The proposed development is inconsistent with other developments in the city. Developments of a similar size all had substantially more infrastructure and transit. Here are a few examples. The Fallowfield Towers (Block Line Road) are of a similar height to the proposed development. It is near the light rail transit and bus routes, giving it easy access to all of the businesses along Fairway Road. Within walking distance there are restaurants, a midsized pharmacy, a coffee shop, a gas station, a public library, Activa Sportsplex, Peter Hallman Ball Yards, and at least two parks. The Collegeview Commons (Pioneer Drive) are of a similar height to the proposed development. It is on a bus route that gives them easy access to Conestoga College and the businesses near the 401. It is within walking distance of Pioneer Park Plaza (which has a major grocery store, a major pharmacy, several restaurants, a dentist, pet supplies, a coffee shop, and more), Upper Canada Park, Biehn Park, Pioneer Park, Arrowhead Park, a community centre, and a public library. The development on Strasburg Road just up from Block Line Road is of a similar size to the proposed development. It is within walking distance of Forest Glen Plaza (major grocery store, major pharmacy, several restaurants, a gym, and other services), McLennan Park, and Lions Park. Through public transit, residents can easily access the Laurentian Power Centre (major grocery store, home goods store, office supply store, and so on) and the Alpine Shopping Centre. Page 296 of 441 All of these developments have substantial infrastructure within the neighbourhood that can support the large increase in residents. Our neighbourhood does not, and cannot. We would like to reiterate that we are not opposed to any development. We would welcome a development that is better suited to the area. In the spirit of compromise and cooperation, we would suggest a scaled-down development with no building exceeding five or six storeys in height, with no more than 150 residential units. The proposed development would overwhelm our neighbourhood and make it a much less enjoyable place to live. It would create problems that the City would then have to spend significant resources to solve. it has no benefit for current residents. As such, we ask that you reject the proposal, or amend it to be more suitable. Thank you for your time. Sincerely, Kyle & Kathryn Bromhall [sent to Coun. Owodunni via webform] Page 297 of 441 Craig Dumart From: Alicia Pokluda i> Sent: Monday, September 19, 2022 2:36 PM To: Craig Dumart Subject: Application for development of 490 Huron Road You don't often get email f-. -om. Learn_ why this is important City of Kitchener Attention: Craig Dumart Hello Craig Dumart My first reaction, to finding your postcard announcing the Application for Development of 490 Huron Road in my mailbox, was disbelief. I as most others in our Suburban Neighbourhood did NOT move here in order to be looking at 13-17 or 18 storey apartment towers. My next thought was the safety problem Huron High School Students already face a couple of times a day getting across the road in the roundabout traffic circle. Building apartment towers at 490 Huron Road means students will have to navigate TWO Pedestrian crossings in the roundabout should they end up living in any of those proposed towers. Many concerned parents are already bringing and picking up students by car daily and it is bedlam for other motorists in the area at those times. A very conservative addition of 600 extra cars resulting from the proposed application for development of said apartment towers alone is going to be very undesirable for safety reasons. FIVE freestanding commercial buildings would presumably bring extra traffic as well. Exactly what would those commercial buildings be housing? All the extra NOISE and POLLUTION this undesirable development will create also need to be addressed both during construction, which will take years as well as once all the units will be occupied. Imagine all the heavy equipment including cranes and trucks of all kinds etc etc coming into this area daily for years. THINK of what you want to impose on our Natural Areas and a large residential neighbourhood. Are the developer and the planners forgetting that we have a creek adjacent to 490 Huron Street??? The environment must be considered and protected because way too much damage has already been done in this area. As per present road design there will only be one entrance into the development coming from the Robert Ferris Road and one way to exit, which depending where a person is going would take him or her in through the roundabout. The Constant flow of speeding vehicles coming through the roundabout needs to be mentioned as well as the FACT that Firetrucks often come through the same roundabout and for them time is of the essence. Assuming some families ending up in those proposed towers might have young children needing to get to daycare, kindergarten, or public school; they would have to be driven to the new school in ward 5 because I am sure no parent would want them to walk. A further serious concern in the neighbourhood is: Would those apartments be for sale or for rent? I understand that developers need to make money however the land in question is not the right place for what is being proposed. The damage this development would do to the surrounding natural areas and neighbourhood in general is most unfortunate and irreversible. As for people already making their homes in the area the towers would be an unavoidable eye sore day and night. Page 298 of 441 For the above mentioned reasons along with many others, l strongly object to the application for this development at 490 Huron Road. I am quite sure a Neighbourhood meeting will be required and that it needs to be scheduled after the election. Alicia Pokluda (Ward 4) Page 299 of 441 Craig Dumart From: Yvonne Fernandes Sent: Wednesday, September 7, 2022 10:01 PM To: Craig Dumart Subject: RE: Application for Strasburg and Huron You don't often get email from com. Learn why this is important Hi Craig, Thank you for your response to my inquiry. I have to state that 18 stories for that location is completely inconsistent with area zoning of 12 stories. I know the process of developers asking for amendments and trying to pack in more density then many residential areas are comfortable with. While I was on Council, I worked with Julianne, some residents in both Ward 4 and 5 as well as the Ward 5 Councillor. We were negotiating and working with Paul Britton who was representing Hallman Developments on some land that was east of the Strasburg Road extension. The original plan was for 12 plus story towers on a small sliver of land that would back onto the forest. Newcastle residents would be looking at a multiple towers instead of the forest view that they paid additional lot prices for. Through negotiations the decision was to reduce the heights and add in townhomes instead. The density although not as high as towers certainly will fit in better with the existing community and was much more palatable for the residents. I believe that we can sit down and have these kinds of open discussions again and find a better solutions than towers that are like silos where it is difficult to feel connected with community. I look forward to more conversations and the public open house. Community Liaison Doon Pioneer Park Community Association Former City of Kitchener Councillor Ward 4 2010-2018 Follow your dreams of a better world, and keep on hying, even when there seems to be little hope, because it is the right thing to do." Robert Alan Sent from Mail for Windows 10 From: Craig Dumart Sent: September 6, 2022 12:25 PM To: Subject: RE: Application for Strasburg and Huron 1 Page 300 of 441 Hi Yvonne, Thank you for providing comments. A neighbourhood meeting has not been scheduled yet, I anticipate one will after the election. The subject lands at 490 Huron Road are currently zoned to allow a mixed use high rise development with buildings up to 12 storeys in height and the current land use designation, allows for a floor space ratio of 4.0. What the applicant is requesting is to. increase the building height from 12 storeys to 18 storeys and regulate the FSR at 3.0. What that means is they are proposing taller more slender buildings (3 buildings, up to 18 storeys in height) rather than 4-5 buildings all 12 storeys in height across the site. This parcel of land has always been intended for a mixed use development and the existing land use designation and zoning were approved by the Ontario Land Tribunal. A parking reduction has not been requested and a Transportation Impact Assessment has been prepared in support of the proposed applications. If you wish to discuss further in advance of a public neighbourhood meeting please let me know and we can set up a time to discuss. Craig Dumart, BES, MCIP, RPP Senior Planner I Planning Division I City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craia.dumartp_kitchener.ca / 11111! E11111 p ��Q From: Garett Stevenson <Garett.Stevenson@kitchener.ca> Sent: Thursday, September 1, 2022 1:48 PM To: 1I.com om>; Craig Dumart <Craig.Dumart@kitchener.ca> Subject: RE: Application for Strasburg and Huron Hello, Circling in Craig Dumart who is the file planner and can advise. Thanks, Garett From ail.com> Sent: Thursday, September 1, 2022 11:43 AM To: Garett Stevenson<Garett.Stevenson@I<itchener.ca> Subject: RE: Application for Strasburg and Huron 11 You don't often get email from J why this is important Page 301 of 441 I hope that you have been able to enjoy some time away this summer! It has been a glorious summer for those of us who enjoy the heat! I noticed in the Record today an article by Brent Davis about a proposal for 3 highrises and some townhomes at the corner of Strasburg and Huron. I believe this is land that is owned by Hallman and was originally planned for a gas station and is located beside the church. If I am incorrect then can you clarify? If it is the land across from the high school with frontage on mainly on Huron then I will express some serious concerns about ingress and egress onto Huron at that location. The roundabout is challenging at regular times but even more so during school start and closing. The speeds that approach the roundabout are always significantly higher than the posted SO km ( although I don't have a speed odometer with me) I get the sense when I am on my bike that it is uncomfortably high and challenging to cross. The article noted that there will be public information meetings. With the election only 2 months away I hope no meeting will be planned during this time. Can you give me a sense of when a PIC will be planned? As you can expect, I do have significant questions related to this development. Although the land has sat empty for decades and I have always expected something will be built, the density proposed is significantly higher than I believe the zoning allows. I look forward to hearing from you at your earliest convenience either by response to this email or via a phone call. I have included my cell phone number below Community Liaison Doon Pioneer Park Community Association Former City of Kitchener Councillor Ward 4 2010-2018 Follow your dreams of a better world, and keep on trying, even when there seems to be little hope, because it is the right thing to do." Robert Alan Sent from Mail for Windows 10 1-1 Virus -free. www.avg.com Page 302 of 441 Craig Dumart From: Tylor Schuessele < __ Sent: Friday, September 2, 2022 9:39 AM To: Craig Dumart Subject: 490 Huron Road You don't often get email from corn. Learn why this is important Hi, As a homeowner just down the road from this proposed development (Tweedsdale Street), I would probably be one of the most affected by this project, and I just wanted to reach out in support of the proposal. Seeing something finally coming from the empty plot of land at the edge of our community would be greatly appreciated. I saw in a "the record" article that the commercial aspect is still evolving, but I wanted to also express my support for a large commercial presence there (such as restaurants / fast food, shops, or even a small grocery store) in addition to the residential. It would be a great addition especially right next to the highschool. Parks would also make a great addition to the space. Thanks for reading my feedback, Tylor Schuessele Page 303 of 441 Craig Dumart From: Carlos Martins , > Sent: Tuesday, September 6, 2022 2:15 PM To: Craig Dumart; Kelly Galloway-Sealock Subject: Regarding the Development 490 Huron Road You don't often get email from i why this is important f• Hello My name is Carlos Martins, and I live in 1) and I came across this flyer informing about a development in our neighbour of 3 towers, 547 residential units. I'm extremely concerned about this project as we are a neighborhood of houses, and with some green areas such as Huron Conservation Area and Strasbourg Creek. These 3 towers are just not a good fit for many reasons: -Scenery: it will destroy the view and the green area we have, as more people will be transiting in those areas. -Transit: very busy transit, especially with the school on the other side of the street. -Unsustainable: 547 units. If we put 2 people living per unit, it is a total of 1094 in addition to all residents that are already living in the area. This doenst sound sustainable at all to me. -Price of the area: this might bring a negative impact in the price of the properties in the area. This is the only property I have, and I dont want to see it going down. hope you can reconsider this project as it is inappropriate for the area. This should be developed in downtown Kitchener, not here. Carlos Martins. Page 304 of 441 Craig Dumart From: Sheree Schlote < > Sent: Monday, August 29, 2022 6:26 PM To: Craig Dumart Subject: Development at Huron Rd. And Strasburg Rd. [You don't often get email from ! _ o...-il.com. Learn why this is important at https:Haka.ms/LearnAboutSenderidentification ] > Dear Craig, Kelly and Andrea: > I am emailing you to put forth my complaint about the proposal at 490 Huron Rd. The amount of traffic that will develop because of the 547 residents will be horrendous with an already busy road. There is new development all the way up Huron Rd to Fischer Hallman Rd with family dwellings and an increase in traffic. The Huron High School is kitty corner to this proposed development and during the school year there are many busses and students that will add to the busyness of this area. Students already line up to go to the gas station down the road to buy their lunches. With commercial business also included in the proposal you will have students now crossing the busy road. I already find it dangerous as a pedestrian who lives in the area to cross at the roundabout in morning traffic. Coming around the corner they cannot see you properly and many cars break hard to come to a stop causing cars behind them to do the same to avoid an accident. I feel this would be very unsafe for students who may get careless and not even cross at the round about causing further accidents. This property should only be consider for low rise residential dwellings lessoning the impact on an already busy area. > Sincerely, > Sheree Schlote > Please > Sent from my iPad Page 305 of 441 Craig Dumart From: Sent: To: Subject: You don't often get email from Hello, Drew Kemp Wednesday, September 7, 2022 5:07 PM Craig Dumart; Kelly Gal loway-Sealock 490 HURON RD il.com. Learn why this is important I would like to appeal the development at 490 Huron Rd. The residents in this quiet community purchased houses near green space areas including Huron Natural Area and Strasburg creek for a reason. The residents of the nearby communities do not want towering sky scrapers next to them peering into back yards and windows. The schools cannot support the surge of high density housing. This will also generate a lot of traffic and noise from the development. Is there any on-going appeals to prevent this development from destroying the quiet Huron Village and Huron Woods communities? Thanks Page 306 of 441 Craig Dumart From: Sent: Sunday, September 11, 2022 3:19 PM To: Craig Dumart Subject: 490 Huron Road You don't often get email fron )m. Learn why this is important We recieved the application for development at 490 Huron Road. We are strongly AGAINST a building of this size in this area. The safety of our kids is the main point. 10 years ago we were able to walk with our kids to access the Huron trail by crossing at the Huron Strasburg roundabout. Due to the HEAVY increase in traffic we are no longer able to walk this roundabout at certain times of day. We are worried about the amount of traffic this will cause in such a small area making it impossible for us to use the trails etc in our area. This area has beautiful trails and woodlands which will be destroyed by the construction of such a large build! The noise has increased an incredible amount on strusburg road and worry this will only increase. Once again we are strongly AGAINST the building of such a magnitude. Thank you for your time. Sent from my Bell LG device over Canada's largest network. Page 307 of 441 Craig Dumart From: ieprofir < Sent: Monday, September 12, 2022 11:58 AM To: Kelly Galloway-Sealock; Craig Dumart; asinclair@mhbcplan.com Subject: 490 Huron You don't often get email from com. Learn why this is important Hi Your plan has some major inconvenieces and doesn't address the real needs of society today and future. 1. 547 families will dangerously increase the trafic at roundabout. This would rise the accidents on hight school students who cross the roundabout to nearby high school. 2. The proposed small business locations (like pizza, subway), is absolutely irelevant and unhelpful to locals. Similar empty business is already on Buttler and Huron. Small businesses will be closed during the pandemic and empty locations will be a congregation place for junkies, a source of noise for those 547 families, and crime. 3. You have to seriously and responsible think to infrastructure overload: electricity, water, sewage. I am not sure if you remember Strassburg rd nearby sinkhole. How are you going to address the increase number of EVs? Where are you going to charge future 500-1000EVs? The energy shortage will come to Canada soon. Are you proposing blackouts like in California or low heat like in EU? In conclusion I would suggest to build a children hospital and a colege, trade camp. We need more care now that miocarditis ravages the young generation. That may correct the outdated Canadian health and bring more hospital beds to level of civilized countries. We need more plumbers, bricklayers, electricians. Is time to seriously think to younger generation and be prepared for the future needs of society. Don't build empty buildings like in China! Thank you for your consideration. lulian Profir Sent from my Galaxy Page 308 of 441 Craig Dumart From: Kelly -Celina Batres _ Sent: Saturday, September 17, 2022 6:43 PM To: Craig Dumart Subject: 490 Huron Road You don't often get email from kce il.com. Learn why this is important Hello Craig, My family and neighbours are not interested in the 3, 17 storey buildings you are trying to place in our neighbour hood and backyard. it'll basically be tall enough to see into our yards and remove the privacy of us and so many of our neighbours. If Theirs anyone I need to message to stay updated on this matter or anything else needed from me please let me know. Thanks, KellyCelina Batres, Page 309 of 441 Craig Dumart From: Amberly Beck com> Sent: Sunday, September 25, 2022 9:09 PM To: Craig Dumart; Kelly Galloway-Sealock; asinclair@mhbcplan.com Subject: Against the development in the Huron/Strasburg area You don't often get email from i m. Learn why this is important Good evening, I am emailing about the proposed developement at Huron Rd. and Strasburg Rd. in Kitchener. When I received the notice in the mail my first thought was "I guess we are moving". I am extremely against this development for a number of reasons. My husband and I moved into this neighborhood in 2019, and any day now we are expecting our second child. As it is, this neighborhood is much too busy with traffic and constant noise. The immense high density housing that is going in around the Oak Creek School is alarming by itself, but add three apartment buildings is just the worst thing that could happen to this neighborhood. We moved to the suburbs for a reason, and it is slowly being taken away. I want my children to be able to ride their bikes or walk to the playground without being worried they will be hit by a car. The roundabout at Strasburg and Huron is busy enough, but add 500+ residential property vehicles and I honestly don't want to think about the amount of accidents that will happen. I am also concerned for the wildlife that is being pushed and killed off by the constant construction and developement of the area. The animals have no where to go, and it just breaks my heart thinking about all the deer and other wildlife that won't be able to thrive with the never-ending construction happening in this area. Overall, this is devastating and I hope it never comes to pass because it would ruin our sense of safety, kill the wildlife and be a massive eye sore. This is NOT the area for three massive apartment buildings. Amberly Beck Page 310 of 441 Craig Dumart From: Matthew Beck r> Sent: Sunday, September 25, 2022 9:29 PM To: Craig Dumart; Kelly Galloway-Sealock Subject: 490 Huron Road You don't often get email frorr earn why this is important =f Good evening, I am writing to express my objection to the development of the mixed use towers being proposed at 490 Huron Rd. This is already a densely populated subdivision, with housing construction continuously under development. The addition of these buildings will add further stress to the environment and desirability of the area. To begin with, my family will be able to see these buildings from our backyard, and they will cast a shadow over our house as the Sun sets. Traffic and noise has already dramatically picked up in the area and the roundabout at Huron & Strasburg, that connects many of the students to Huron -Heights high school, is becoming dangerous for children crossing. This subdivision has been popular with younger families to raise children because it is quiet, safe, and has good proximity to schools and green space; namely Strasburg Creek and the Huron Natural area. The addition of these buildings will add to noise, traffic, a reduction of green space, increased litter (a huge problem here with new residents, garbage thrown out of car windows and full bags dumped in the Creek, never saw that 3 years ago), decreased privacy (a 17th floor would look down on a lot of kids in swimming pools), a ruined skyline and an increased populous incompatible with the current residents. People move to the suburbs to not be around apartment buildings. Please build these urban buildings in an urban setting, and instead, plant trees in this lot to replace the thousands cut down in this area over the last 3 years. Regards, MatthPXAi Rork Page 311 of 441 Craig Dumart From: allan regala � o.com> Sent: Monday, September 26, 2022 9:41 AM To: Craig Dumart; Kelly Galloway-Sealock Subject: 490 Huron Road Development - Feedback [You don't often get email from a _ i. Learn why this is important at https:Haka.ms/LearnAboutSenderidentification ] Good day, I am a nearby resident of the proposed development along Huron Road and would like to put in some feedback on this. The main reason why the Huron area stands out as one of the most attractive place in the Waterloo region is the fact that it is a quiet location and very close to nature with lots of green spaces. Recent developments in the surrounding area have already contributed to the deterioration of the traffic situation and having this new Huron development will further add to this issue and will make the area no different to other locations. We would like our kids to enjoy the quiet environment in the area and the less traffic stress as they grow up without worrying about their safety while walking/crossing on the roads. It is somehow ironic too that we are building new condo/apartment units perhaps for people that are coming to the Waterloo region particularly in the kitchener area while the issue of homelessness/camping out of people in parks and streets seems to be getting worse. With the above issue mentioned, I am currently NOT IN FAVOR of the proposed development. Best Regards, Allan Regala Sent from my iPhone Page 312 of 441 Craig Dumart From: JORDAN BROWN Sent: Monday, September 26, 2022 6:18 PM To: Craig Dumart Subject: 490 Huron Development You don't often get email from s.com. Learn why this is important Hello Craig, We have concerns with the proposed development on the corner of Strausburg and Huron Road. We wish to be included in future meetings with the neighbourhood regarding this application for development. Thank you, Annette & Jordan Brown Sent from Rogers Yahoo Mail for iPhone Page 313 of 441 Craig Dumart From: Sangita Bijukuchhay Sent: Tuesday, September 27, 2022 1:10 AM To: Craig Dumart Subject: Regarding we want to hear from you [You don't often get email from om. Learn why this is important at https://aka.ms/LearnAboutSenderidentification ] Hello! Sorry for late response as I was away from country. I live in & this lot is back of my home. I do not agree with the application for development in our neighbourhood because it's just by Huron natural area. Deers travel from Strasburg creek to Huron Natural area. We need open land not buildings. Thanks, Sent from my iPhone Page 314 of 441 Craig Dumart From: Scully <_ Sent: Thursday, December 7, 2023 4:17 NM To: Craig Dumart Subject: 490 Huron rd development to You don't often get email from tico.ca. Learn why this is important Hi Craig. I was listening to the meeting last night on the phone while my daughter was playing hockey at activa arena. I was muted being on the phone line so I did not have a chance to participate. I am concerned with this 4 building proposal in my neighborhood. I moved to this area because there were no large building complexes. These building will be an eye sore and stick out like a sore thumb! There are no other tall standing structures in this area at all! When I sit in my back yard I don't want to see 4 tall buildings. These rental properties will only bring down all the property values as well as increased parking by visitors to that property along our neighborhood streets no matter what they say, most high rise developments never get the parking spot numbers right. These building do not fit into this area or this neighborhood. I believe this development will have a negative effect on all neighborhoods in our area. Sent from my B1ackBerry — the most secure mobile device — via the Rogers Network Page 315 of 441 Craig Dumart From: Manpreet Sekhon Sent: Saturday, February 3, 2024 5:06 PM To: Craig Dumart Subject: Not happy with this development I You don't often get email from am why this is important Hello there, I m resident of Huron area, where the new building development is coming. I was asked if we are happy with this development. Huron road area is already fully developed and congested. We are already facing same issues, so we are not happy with this new development. Small house and condos will best option for that area, this is just my opinion. Thank you so much Sent from Yahoo Mail for Whone Page 316 of 441 Craig Dumart From: Camelia Cimpan <( Sent: Tuesday, September 20, 2022 8:03 PM To: Craig Dumart Subject: 490 Huron Development- concerned neighbour You don't often get email from c warn why this is important Hi Graig, I would like to express my real concern regarding the 3 HIGH RISE buildings that are supposedly being built in our neighborhood . All of us will be affected by: -noise from traffic increase -environmental impact on the nature around ( pond with fish nearby) -our house values will decrease in our neighbourhood -condensed and limited parking space around the neighbourhood - statistically speaking possible increase in crime, petty thefts etc ( as per tv/media/social media resources from previous developments) -we paid premium money to be in a residential area when we bought our houses ( we understand that the lands need development but is there a way to cut from the floor space? ) I am just one of the many residents that are not HAPPY and CONCERNED with this development. Thank you for taking in consideration OUR NEIGHBOURHOOD CONCERNS and helping our neighbourhood to come to a better solution for this issue. Kind regards, Corina C Page 317 of 441