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HomeMy WebLinkAboutDSD-2024-011 - Official Plan Amendment Application OPA23/010/H/BB - Zoning By-law Amendment Application ZBA23/006/H/BB - Draft Plan of Condominium Application 30CDM-23204 - 980 and 1018 Hidden Valley RoadStaNRepvrt Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: February 26, 2024 SUBMITTED BY: Garett Stevenson, Director of Housing and Development Approvals, 519-741-2200 ext. 7070 PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869 WARD(S) INVOLVED: Ward 3 DATE OF REPORT: January 26, 2024 REPORT NO.: DSD -2024-011 SUBJECT: Official Plan Amendment OPA23/010/H/BB and Zoning By-law Amendment Application ZBA23/006/H/BB and Draft Plan of Condominium Application 30CDM-23204 - 980 and 1018 Hidden Valley Road & Lot 7 Plan 1519, being Parts 1, 2 & 3 on 58R-15977; Plan 58M-422 Block RECOMMENDATION: That Official Plan Amendment OPA23/010/H/BB for Evaya Developments Inc. requesting a site specific amendment be added to Hidden Valley Policy 15D.12.2 and be adopted in the form shown in the attached Official Plan Amendment attached to Report DSD -2024-011 as Attachment `A', and accordingly be forwarded to the Region of Waterloo for approval; That Zoning By-IawAmendment Application ZBA23/006/H/BB for Evaya Developments Inc.be approved in the form shown in the `Proposed By-law` and `Map No. 1', attached to Report DSD -2024-011 as Attachment `B'; and further That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O.1990, c.P.13, as amended, and By-law 2005-170 as amended by By-law 2007-042, herebygrants draft approval to Draft Plan of Condominium Application 30CDM-23204, in the City of Kitchener, subject to the conditions shown in Attachment `C'. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide planning recommendations regarding the Official Plan Amendment and Zoning By-law Amendment and Draft Plan of Condominium (Vacant Land) applications requested by Evaya Development Inc. for the subject lands. It is Planning staff's recommendation that these applications be recommended for approval. Community engagement included: o Circulation of a preliminary notice postcard to owners and occupants within 240m of the subject lands; o Installation of notice signs on the lands; o Virtual neighbourhood meeting held on June 21, 20231- This 023; This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 318 of 441 o Postcard advising of the statutory public meeting was circulated to all property owners and occupants within 240 metres of the subject lands, those who responded to the preliminary circulation, and those who attended the neighbourhood meeting; and, 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 June 1, 2023. This is not a Bill 109 application. The Applicant can appeal these applications for non -decision at any time. EXECUTIVE SUMMARY: The subject lands are in the southeast part of the City of Kitchener, south of Highway 8 and north and west of the Grand River. The subject lands, located in the Hidden Valley community, are situated south of Hidden Valley Road and have an area of 3.315 hectares (Figure 1). Most of the subject lands are vacant, except for the property municipally addressed as 1018 Hidden Valley Road, which is developed with a single -detached dwelling. It will eventually be demolished. The dwelling is currently being leased on a one-year term ending this April. Moving forward it will be month to month until the start of demolition with 3 months' notice. The proposal is a Vacant Land Condominium (VLC) comprised of 26 lots (units) and common elements comprised of a private roadway. Access to the residential units will be provided through a private condominium road with two points of vehicular connection to Hidden Valley Road and pedestrian connection to both Hidden Valley Road and River Birch Street. To facilitate the proposal, an OPA and ZBA are required that would permit `RES -1' zoning under Zoning By-law 2019-051 to allow the development of 26 lots (unit areas). Planning staff recommends approval of these applications. BACKGROUND: The subject lands are owned by Evaya Development Inc. and comprise 3.3 hectares of primarily vacant land on the southside of Hidden Valley Road, between River Valley Drive and Hidden Valley Crescent (Figure 1). One single detached dwelling is located on the subject lands, and is proposed to be demolished (1018 Hidden Valley Road). The subject lands have frontage onto both Hidden Valley Road and River Birch Street. The owner is proposing to create condominium units (lots), re -designate, and rezone the lands, creating a total of 26 single detached dwellings on full municipal services (see Figure 2). Municipal servicing will be provided to fully service the development via River Birch Street. The 26 lots will front onto a private (common elements) roadway. Page 319 of 441 I 0 LUc?) is p ���©R C2 Y C R � U w v z O p H StZ S Figure 1 — Subject Lands The subject lands are C-shaped and generally slope down from west to east as shown on Figure 3. The subject lands are covered mostly in meadow perennials and small deciduous shrubs. Trees are generally located along the periphery of the subject lands, on adjacent properties within 6 metres of the property boundary of the subject lands, and/or are shared boundary trees located on property lines. The surrounding development is large lot residential. The lands are within the Built-up Area of Kitchener, are designated `Low Rise Residential' with an area specific policy for lot sizes of 0.4 hectares and a 4 units per hectare and are presently zoned `Residential One Zone (R-1)' in Zoning By-law 85-1. The subject lands are located within the Hidden Valley Land Use Master Plan (HVCP) (approved in 2019) and are designated Low Rise Residential — Large Lot. This designation would permit single detached dwellings and additional dwelling units on minimum lot sizes of 24 metres wide and 929 square metres on full services. This property is the dividing or transition line between Residential -Large Lot and Residential -Estate in the HVCP. In response to comments receivedthrough staff/agency and community consultation, the following revisions have been incorporated: The minimum side yard setback between dwellings and side lot lines are proposed at 2.0 metres and front yard setback at 4.5 metres. These regulations are established under Site - Specific Provision (389) in the attached Proposed By-law under By-law 2019-051; Changes have been made to the grading approach to protect boundary trees and provide more untouched rootzone to ensure their survival. These changes have been implemented on the south, east and internal lot boundaries with 996 Hidden Valley to preserve all noted boundary trees on these borders. This is reflected in the updated Tree Management Plan,- The lan;The re -alignment of the main driveway on the west side was considered but a review of site lines dictates that it must remain where it was originally proposed. However, proposed grades around the main entry have been adjusted to preserve tree 113 (large Sugar Maple), and a letter from the neighbouring property owner to the west has been obtained having no concerns about the removals being proposed; Page 320 of 441 • The owner has agreed to prepare and implement a Planting Plan for the hedgerow along the eastern property boundary. The goal is to have the hedgerow reinstated post grading/construction, the hedgerow area is to be planted with a mix of native trees, shrubs, grasses, and flowers to contribute to the aesthetics of the landscape, consistent with (or improvement) the hedgerow on the adjacent property to the west-, and • The owner has further agreed to prepare and implement a tree replacement plan. The plan shall identify opportunities for planting of native plant species, on common and/or private properties within the development, with the objective of increasing the tree canopy coverage and adding visual barriers between properties. U�2s r Easr � R®w i ur a x asp, ul9 h�•�. j � .. ar.,q uw re ' '°33- urea $! F.e.s�m..,•,�.,���.,.-„.,®.,n......,m zap hcv+eena,s ar.rp UI I] ik f lliti,z U. , a 1aW uiti ori v -- U. l3 haf 'Use nF.. m unm,z er , MHBC tir...ti v U. ID € N, HitlMn YaINy YLC k;} � � RIVER B4iEN siREEY — d�._dN M1M ir6 °F , "p — — DRAFT PLAN OF VACANT LAM 9” R1yF-R ---- --_i r l /+ !!' CONDOMINIUM Figure 2 — Proposed Draft Plan of VLC Page 321 of 441 Figure 3 — Aerial View of Subject & Surrounding Lands REPORT: 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) ommunities;j) The adequate provision of a full range of housing, including affordable housing,- k) ousing;k) The adequate provision of employment opportunities,- p) pportunities;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. Page 322 of 441 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. Provincial Policy Statement, 2020: The PPS provides policy direction on matters of provincial interest related to land use planning and development. As a key part of Ontario's policy -led planning system, the Provincial Policy Statement sets the policy foundation for regulating the development and use of land. Section 3(5) of the Planning Act requires that a decision of the council of a municipality shall be consistent with the policy statement that are in effect on the date of decision and shall conform with the provincial plans that are in effect on that date, or shall not conflict with them, as the case may be. The PPS focuses growth and development within urban and rural settlement areas while supporting the viability of rural areas. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns and avoiding significant or sensitive resources and areas which may pose a risk to public health and safety. Efficient development patterns optimize the use of land, resources and public investment in infrastructure and public service facilities. These land use patterns promote a mix of housing, including affordable housing, employment, recreation, parks and open spaces, and transportation choices that increase the use of active transportation and transit before other modes of travel. Policy 1.1.1 of the PPS states that, "Healthy, liveable and safe communities are sustained by a) promoting efficient development and land use patterns which sustain the financial well- being of the Province and municipalities over the long term; b) accommodating an appropriate affordable and market-based range and mix of residential types (including single -detached, additional residential units, multi -unit housing, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; e) promoting 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; g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs,- h) eeds;h) promoting development and land use patterns that conserve biodiversity; and i) preparing for the regional and local impacts of a changing climate." Policy 1.1.2 requires that sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 25 years, informed by provincial guidelines. The PPS notes that settlement areas are urban areas and rural settlement areas, and include cities, towns, villages and hamlets, and policy 1.1.3.1 states that settlement areas shall be the focus of growth and development. Policy 1.1.3.2 states that land use patterns within settlement areas shall be based on densities and a mix of land uses which; a) efficiently use land and resources; and Page 323 of 441 b) are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available and avoid the need for their unjustified and/or uneconomical expansion. Further, policy 1.1.3.2 states that land use patterns within settlement areas shall also be based on a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated. Policy 1.1.3.3 requires that Planning authorities (such as the City of Kitchener) shall identify appropriate locations and promote opportunities for transit -supportive development, accommodating a significant supply and range of housing options through intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. The subject lands are located within Community Areas of the City's Urban Structure. The planned function of Community Areas is to provide for residential uses. The proposed development must be sensitive to and compatible with the character, form and planned function of the surrounding context. These lands are planned for residential development through the Hidden Valley Master Plan that was approved by Council in 2019. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): Part of the Vision of the Greater Golden Horseshoe (GGH) is to ensure municipalities have sufficient housing supply that reflects market demand and what is needed in local communities. Two of the guiding principles of the Growth Plan are to prioritize intensification and higher densities in strategic growth areas to make efficient use of land and infrastructure and support transit viability and to support a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes, and ages of households. To support the achievement of complete communities, municipalities will consider the use of available tools to require that residential communities incorporate a mix of unit sizes to accommodate a diverse range of household sizes and incomes. Policy 2.2.2.1.a) requires that a minimum of 50 per cent of all residential development occurring annually within the Region of Waterloo be within the delineated Built -Up Area. Municipalities must support housing choice through the achievement of the minimum intensification and density targets established in the Growth Plan by identifying a diverse range and mix of housing options and densities to meet the projected needs of current and future residents. The Growth Plan's strong emphasis on optimizing the use of the existing urban land supply represents an intensification first approach to development and city -building, one which focuses on making better use of existing infrastructure and public service facilities, and less on continuously expanding the urban area. The Growth Plan directs Planning authorities in the Region of Waterloo to plan for a population of 923,000 people and 470,000 jobs by 2051. This would mean a population increase of approximately 299,070 in comparison to the Region's 2020 population of 623,930. The forecasted growth to the 2051 horizon is allocated to each municipality in the Region based on the following considerations: the vast majority of growth will be directed to settlement areas that have a delineated built boundary, have existing or planned municipal water and wastewater systems, and can support the achievement of complete communities. As one of three cities in the Region, it can be expected that Kitchener will be allocated a significant amount of the additional population allocation. The development of the subject lands with a more intense residential use within the City's delineated Built -Up Area, represents intensification and will help the City to meet density targets. Page 324 of 441 MTSA and Urban Corridors are planned to accommodate additional housing opportunities that will make use of existing infrastructure and support the viability of existing transit. Housing policies of the Growth Plan support the development of a range and mix of housing options that serves the needs of a variety of household sizes, incomes and ages. The Growth Plan notes that complete communities should be designed to meet people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, public service facilities, and a full range of housing to accommodate a range of incomes and household sizes. Complete communities support quality of life and human health by encouraging the use of active transportation and providing high quality public open space, adequate parkland, opportunities for recreation, and access to local and healthy food. Complete communities support climate change mitigation by increasing the modal share for transit and active transportation and by minimizing land consumption through building compact, mixed-use com m unities. The proposed development is described as a large lot, wide -shallow configuration, in a compact urban form considered low density. It is also in a condominium form of tenure. These type of units are a different housing choice but the housing form will be similar to what's existing that will cater to upper end of the housing market consistent with the existing surrounding pattern of developm ent. Planning staff are of the opinion that the recommended applications conforms to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. Regional staff acknowledge that the Built -Up Area is intended to provide gentle density and other missing middle housing options that are designed in a manner that supports the achievement of 15 -minute neighbourhoods. This development shall contribute to the intensification target of 60% within the City of Kitchener's Built -Up Area. Furthermore, the Designated Greenfield Area is intended to develop in a manner that is compact and efficient and designed in a manner that contributes to the 15 -minute neighbourhood. Regional staff acknowledge that the subject lands are to be connected to municipal water and municipal sanitary services from River Birch Street and that the proposed unit sizes represent a more compactform. Through the review of the applications, the Region of Waterloo has no objections to the proposed Zoning By-law Amendment or Draft Plan of Condominium, subject to certain conditions of Draft Approval (see Attachment `C'). City of Kitchener Official Plan: Urban Structure The subject lands are located within the Community Areas in the City's Urban Structure (Map 2 of the Official Plan). The planned function of Community Areas is to provide for residential uses as well as non-residential supporting uses intended to serve the immediate residential areas. Per Policy 3.C.2.52 limited intensification may be permitted within Community Areas in accordance with the applicable land use designation on Map 3 and the Urban Design Policies in Section 11. The proposed development must be sensitive to and compatible with the character, form and planned function of the surrounding context. Existing and Proposed Land Use Designation The subject lands are designated `Low Rise Residential' in the 2014 Official Plan. The Low Rise Residential land use designation permits a full range of low-density housing types which may include single detached dwellings, semi-detached dwellings, street townhouse dwellings, and low- rise multiple dwellings. The Low Rise Residential land use designation considers a Floor Space Ratio up to 0.6 and allows a maximum building height of 3 storeys or 11 metres. The proposal is for the development of 26 single detached lots (unit areas) in a VLC. Page 325 of 441 Because of the estate lot nature of the area, Hidden Valley policies under 15D.12.2 of the Official Plan establish a maximum density of 4 units per hectare where municipal servicing is provided. The proposal is for 8 units per hectare by proposing lot sizes that are 24 metres wide and 928 square metres in area; hence the reason why an OPA is required to allow for the proposed lot sizes. A Master Plan (MP) for Hidden Valley was approved by Council on June 24, 2019 (see Figure 4). It proposes to designate the subject lands Low Rise Residential — Large Lot. The Low Rise Residential — Large Lot designation would allow for the lot sizes of 24 metres wide and 929 square metres in area. Moreover, this designation is consistent with the existing Kruse and Shoufta subdivisions located immediately south and west of these lands which also have lots with widths of 24 metres and are zoned `R-2' under Zoning By-law 85-1. The intent of the 2019 MP is to guide future land use for the Hidden Valley Secondary Plan. The proposed OPA implements the direction of the MP on lands targeted for large lot residential development on full municipal services. Figure 4 — Hidden Valley Master Plan Lav Rise Residential - Estate Lav Rise Residential - Large Lot Medium Asa Readeli High Rise Readential Mixed L. `f Commerdai BuslneaS Park Enrploymant ® Major Infrastructure & utilities . Natural Hamel Canservati.n Open Space Site Specinc PalicyAree i Community and Institutional uses also allowed 2A. and 213. 5ubj= to regulation and fdMarstudy 3, Some neighbourhood commen:ial uses also all. 4. Compatibility of sanative uses LaM_ Use Master Plan Boundary l.� C,brrh icy Gateway 5 Miutiah1nLTsteneefrcm Geopen it 450m Pollan .1 Trail Locations a Prol Paddand ;NP; Nelghoourho.d Pant UG,urban Green Propped Roads .;' FRdden Ualley Road Realigrxnem iLaoal Street Heritage Condor Existing Potential (Location to be detefrnlneot woes 1. Portions at R6vtt Rd exlenaan, W`abanalo Dr and The proposed development will provide for an additional mix and choice of housing as contemplated in the Official Plan. It makes efficient use of lands within the Urban Boundary while maintaining the larger lot character of the area. When factoring in this development, the density overall of the Hidden Valley residential area remain low at less than 4 units per hectare which is in keeping with policy 15D12.2. Planning staff is of the opinion that the proposed development is sensitive to and compatible with the character, form, and planned function of the surrounding context. Lot sizes and shapes are consistent with those existing in the subdivisions to the south and west of the subject lands that are municipal services. Lot sizes in the subdivision to the east are larger because those lots are on individual private services (septic systems). The proposal would facilitate large lot single detached dwellings which is the predominant land use in the area, while allowing for compatible intensification in a different form of tenure (condominium). Page 326 of 441 Natural Heritage The subject lands do not contain any designated Natural Heritage Features or Significant Wildlife Management areas according to Map 6 of the Official Plan. As such, an Environmental Impact Study is not required. However, since development is being proposed and there are trees and vegetation present, policy 8.C.2.16 applies requiring the preparation of a Tree Management Plan (TMP). To this end, A TMP was submitted in support of the applications, and it has been reviewed and accepted by City Environmental Planning staff, subject to conditions as part of the Draft Approval of the Vacant Land Condominium and future Site Plan Approval. Cultural Heritage Hidden Valley Road has been identified as a heritage corridor and as a Cultural Heritage Landscape. The proposed vacant lot condominium is not anticipated to have a major impact on the scenic qualities of Hidden Valley Road. Existing and recent developments on this section of Hidden Valley Road provide some continuity along the street in terms of context, location and setting (i.e., wide lots with significant frontage and street facing dwellings). The aim is to maintain the current rural -like setting and character along Hidden Valley Road. To that end, staff are requesting that proposed dwellings to be located on units 1 and 26 address Hidden Valley Road through the use of traditional architectural elements such as entry doors, wrap around porches of a useable dimension, fenestration and other elements which suggest an "eyes on the street" design. Urban Design The objective of the proposed development is to introduce an urban form in the Hidden Valley communitythat complements surrounding residential development. Single detached dwellings are proposed on lot sizes (unit areas) like adjacent `R-2' zoned properties. It is recognized that detached dwellings are on large lots and is the predominant built form in the community. This development represents gentle density and designed to accommodate sufficient setbacks from adjacent development that respects the existing development pattern of adjacent lands. Architectural style and building materials will compliment adjacent development and will be considered at the Building Permit stage. The existing tree edge will be maintained and enhanced through additional plantings to minimize the potential for overlook. The proposed units (lots) have depths to mitigate potential overlook impacts, and lots are designed to rear -face with existing dwellings. The single -detached homes will have entrances oriented towards the street to create an active street frontage. Units 1 and 26 will be given special consideration as priority lots given their dual frontage on the private condominium road and Hidden Valley Road, respectively. Section 11.1 outlines the objectives for urban design in the City of Kitchener. The proposal supports the City's overarching design objectives of the Official Plan by proposing a residential development that will reflect a high standard of design excellence; has an identifiable sense of place; and is human -scaled, safe, secure and walkable. Moreover, Section 11.C.1.1 of the Official Plan notes that the City will require high quality urban design in the review of all development applications through the implementation of the policies of this Plan and the City's Urban Design Manual. The Neighbourhood Design and Site Design policies are most relevant to the proposed developm ent. In support of the proposal, the applicant has submitted an Urban Design Brief to outline how the design achieve the objectives of the OP have been met. The Brief has been reviewed by staff and staff is satisfied the proposal meets the intent of the objectives for urban design. Site Plan Approval The applicant will be required to submit and obtain approval of a site plan application for the VLC. Details such as servicing, landscaping, lighting, design, will be evaluated extensively through this Page 327 of 441 process and will require the owner to enter into a Section 41 Agreement with the City. This process will occur if land use approvals are achieved and prior to registration of the condominium plan. Policy Conclusion: Planning staff is of the opinion that the proposed Official Plan Amendment and Draft Plan of Condominium are consistent with policies of the Provincial Policy Statement, conform to the Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan and City of Kitchener Official Plan, and represent good planning. Proposed Zoning By-IawAmendment: To facilitate the VLC, the applicant has requested a Zoning By-law Amendment (ZBA) to change the zoning of the subject lands from Residential One Zone (R-1) under Zoning By-law 85-1 to Low Rise Residential One Zone (RES -1) with Site -Specific Provision (389) under Zoning By-law 2019- 051. This approach tailors the zoning to the proposed development concept on municipal services and requires a 2.0 metre interior side yard setback (as -of right is 3.0 metres) as a compromise to what residents were asking for and desire of the owner. Staff support the side yard to promote wider spacing between dwellings that is prevalent in the surrounding neighbourhood that are R-2 zoned lands. Additionally, the owner is requesting a 4.5 metre front yard setback that is consistent with the approved R-2 zoned lands of the Shoufta and Kruse plans to the east and south of the subject lands. Of note, there are no site specific regulations in Zoning By-law 85-1 for the side yard or front yard setbacks for the Shoufta and Kruse subdivisions. The R-2 zoning only allows for 1.2 metre side yards and 4.5 metre front yard setbacks. A comparison of the current, proposed base zoning, and requested Site Specific Provision is included below: Planning staff recommends that the Zoning By-law Amendment be approved as shown in Attachment `B'. Department and Agency Comments: Preliminary circulation of the Official Plan Amendment, Zoning By-law Amendment and the Draft Plan of Condominium (Vacant Land) was undertaken in June 2023 to applicable City departments and other review authorities. All concerns were satisfactorily addressed through the application review. A consolidation of Department and Agency comments has been included as Attachment `E'. The following reports and studies were considered as part of this proposed Official Plan/Zoning By- law Amendments and Draft Plan of Condominium: Page 328 of 441 Current R-1 Zone (By-law 85-1) Proposed RES -1 (By-law 2019-051) Site Specific Regulation Provision 389 Minimum Lot Area 0.4 ha 929 square metres No change Minimum Lot Width 30.0 metres 24.0 metres No change Minimum Front Yard 7.5 metres 6.0 metres Proposed at 4.5 metres Minimum Side Yard 3.0 metres 3.0 metres Proposed at 2.0 metres Minimum Rear Yard 10 metres 7.5 metres No change Maximum Building Height 10.5 metres 11.0 metres No change Maximum Lot Coverage Total: 55%, Habitable. 45% 55% No change Minimum Parking for Single Detached Dwelling 1 space per dwelling unit Section 6 1 space per dwelling unit Section 5 No change Planning staff recommends that the Zoning By-law Amendment be approved as shown in Attachment `B'. Department and Agency Comments: Preliminary circulation of the Official Plan Amendment, Zoning By-law Amendment and the Draft Plan of Condominium (Vacant Land) was undertaken in June 2023 to applicable City departments and other review authorities. All concerns were satisfactorily addressed through the application review. A consolidation of Department and Agency comments has been included as Attachment `E'. The following reports and studies were considered as part of this proposed Official Plan/Zoning By- law Amendments and Draft Plan of Condominium: Page 328 of 441 Community Input & Staff Responses WHAT WE HEARD 85 households (occupants and property owners) were circulated and notified within a 240m radius. Supporting documentation and any updated material placed on City's website (Story Map) Approximately 18 people/households provided written comments plus received a 100+ name Petition A City -led Neighbourhood Meeting was held on June 21, 2023 that was well attended by the neighbourhood In response to community circulation related to the proposed applications, Planning staff received written responses from 18 households. These are found in Attachment `F'. A summary of what staff heard from the community regarding the proposal, along with staff responses, are noted below: What Staff Heardfrom the Community Staff Response Parking Concerns: The Zoning By-law does not require visitor parking for single • Concern that the proposal detached dwellings. Visitor parking will be accommodated does not have visitor parking. within the driveway or potentially on the private common element roadway, subject to any future condominium by- laws and/or regulations. • Concern that insufficient Staff do not foresee significant spillage issues onto parking for proposed neighbouring streets. However, on street parking on development will overflow Riverbirch Street or Hidden Valley Crescent would be vehicles onto Riverbirch permitted subject to the City's On -street Parking By-law. Street. Neighbourhood Character The proposal would facilitate the development of single Concerns. detached dwellings which are the predominant land use in • Concern that proposed the surrounding neighbourhood. Lot widths are a minimum development will change of 24 metres wide and 929 square metres in a more existing neighbourhood compact urban form. Many of the lots are of a wide shallow character. variety but are large enough to accommodate large homes with two and three garages. Side yard setbacks have been proposed at 2 metres viewed as a compromise to what residents' were asking for versus what the owner would like to see. This has been incorporated in the zoning. • Concern that proposed The proposal is asking for a density permission of 8 units development will not match per hectare whereas the OP policy is 4 units. The HVMP existing low density was approved in 2019 recommending a Low Rise neighbourhood character. Residential — Large Lot designation for the subject lands. This would permit larger lots with 24 metre frontages and Page 329 of 441 929 square metres of lot area. The VLC would meet those lot size requirements. Although the density proposed is 8 units per hectare, the overall density of the Hidden Valley residential community inclusive of this development would remain low at approximately 3 units per hectare. Therefore, the intent of the policy of 4 units per hectare is being maintained. This is consistent with Policy 15D.12.2 of the OP. Policy 4.C.1.22. of the Official Plan states that "The City will encourage the provision of a range of innovative housing types and tenures such as rental housing, freehold ownership and condominium ownership including common element condominium, phased condominium and vacant land condominium, as a means of increasing housing choice and diversity." In this case, a new and innovative approach to providing housing is proposed for the area: constructing single detached dwellings on units within a vacant land condominium, on a common element road. The proposal is consistent with this policy. • Property value impacts Planning staff are not able to predict the impact of a new development on property values. For assessment purposes, which is used to calculate taxes, MPAC assesses property based on up to 200 different factors including the size of lot and house, the quality of construction, as well as many others. The assessed value usually differs from the market value of a property, and market value is influenced by numerous factors as well. • House sizes According to the developer, house sizes on these lots will be quite large, will vary depending on the size of lots and will be custom built and in keeping with house sizes on existing lots within the Kruse and Shoufta subdivisions. • Fencing Staff is recommending that any rear lot line fencing adjacent to 996 Hidden Valley be consistent and of one material to address the owner's concern. • Mailbox Locations Canada Post (CP) indicates mail delivery will be to a centralized mailbox within the development. Location to be determined at the detailed design stage of the VLC. CP has final say regarding the location. • Snow stoarge Preliminary snow storage locations have been shown on the plan. These will be assessed further as part of the Site Plan Approval stage. Neighbourhood Safety Concerns: Hidden Valley Road is a rural cross-sectional roadway and • Concern about the lack of is designated a heritage corridor. While the City has an infill road upgrades/sidewalks sidewalk policy, there is no short-term plan to upgrade the along Hidden Valley Drive. roadway to an urban cross section with curb and sidewalk. Page 330 of 441 • Concern that increased traffic Transportation Services staff has advised that they have no and street parking will impede concerns with the proposed development from a safety access to emergency (sight lines) and traffic impact perspective. services. Environmental Concerns: • Concern of impact to trees. Tree removal mitigation measures are being implemented through condition(s) of development (i.e., a Planting Plan for the hedgerow along the eastern property boundary, and an ecologically sound tree replacement plan identifying opportunities for planting of native plant species, on common and/or private properties within the development, with the objective of increasing the tree canopy coverage and adding visual barriers between properties). • Concern of impact to wildlife. Significant Wildlife Habitat is not present on the subject properties. To mitigate potential impacts to wildlife, measures are implemented through condition(s) of development (i.e., barrier fencing (e.g., silt fence) may be used to direct wildlife away from active construction, and timing restrictions on vegetation removal can be implemented to avoid disturbance to breeding birds and/or bats). • Concern of impact to Jefferson Salamander (Federal and Provincial Species at Jefferson Salamander habitat Risk) - Suitable habitat for the Jefferson Salamander within Hidden Valley is entirely north of Hidden Valley Road. Overlook/Loss of Privacy It is acknowledged this proposal will result in new homes backing onto existing homes located on River Birch Street and Hidden Valley Crescent. However, this will be rear yard to rear yard which is a typical condition in an urban/suburban subdivision context. Staff is not concerned overlook will cause unacceptable visual impacts given homes will be setback a minimum of 7.5 metres from rear property lines resulting in a visual separation. Moreover, existing trees along these property boundaries are to remain and staff are recommending that additional trees/vegetation be planted to provide further visual screening. Staff does not support the erection of wall as a form of screening. Drainage The condominium will be engineered to not direct drainage • Concern that given existing to abutting property. Furthermore, drainage plans will be grades of the property, reviewed by City Engineering staff prior to any final drainage from the approvals being granted. development will impact adjacent properties_ Schools According to the school board, children from the area will be bussed to Howard Robertson PS (Junior Kindergarten to Grade 6); Sunnyside PS (Grade 7 to Grade 8); and Eastwood Cl (Grade 9 to Grade 12). Page 331 of 441 Planning Conclusions In considering the foregoing, Planning staff supports the Draft Plan of Condominium (Vacant Land) and associated Zoning By-law Amendment and Official Plan Amendment. 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. Staff recommends that the applications be approved. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget— The recommendation has no impact on the Capital Budget. Operating Budget —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. A large notice signs was posted on the subject lands and information regarding the applications was posted to the City's website in June 2023. Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, those who responded to the preliminary circulation, and those who attended the Virtual Neighbourhood Meeting on September 20, 2022. Notice of the Statutory Public Meeting was also posted in The Record on February 2, 2024 (see Attachment `D'). CONSULT — The applications were circulated to occupants and property owners within 240 metres of the subject lands in June 2023. In response to this circulation, staff received written responses from 18 households, which are summarized as part of this staff report. PREVIOUS REPORTS/AUTHORITIES: Page 332 of 441 R-1 vs R-2 Zoning Hidden Valley residential areas are presently zoned either `R-1' or `R-2' in Zoning By-law 85-1, depending on whether the lot is municipally serviced or partially serviced (water) with a septic system. The latter are zoned `R-1' as a septic system requires a larger lot to be compliant as opposed to fully serviced lots which can be smaller. Historically, the area was zoned `R-1' because full services were unavailable. It is intended that all lots within Hidden Valley will eventually be zoned `RES -1' in Zoning By-law 2019-051, according to the 2019 HVMP. Staff is recommending that the subject development be zoned `RES -1' with site specific regulations. `RES -1' reflects large lot zoning with a minimum of 24 metres of frontage and 929 square metres. This development will be fully serviced. Planning Conclusions In considering the foregoing, Planning staff supports the Draft Plan of Condominium (Vacant Land) and associated Zoning By-law Amendment and Official Plan Amendment. 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. Staff recommends that the applications be approved. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget— The recommendation has no impact on the Capital Budget. Operating Budget —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. A large notice signs was posted on the subject lands and information regarding the applications was posted to the City's website in June 2023. Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, those who responded to the preliminary circulation, and those who attended the Virtual Neighbourhood Meeting on September 20, 2022. Notice of the Statutory Public Meeting was also posted in The Record on February 2, 2024 (see Attachment `D'). CONSULT — The applications were circulated to occupants and property owners within 240 metres of the subject lands in June 2023. In response to this circulation, staff received written responses from 18 households, which are summarized as part of this staff report. PREVIOUS REPORTS/AUTHORITIES: Page 332 of 441 • 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 • City of Kitchener Zoning By-law 85-1 REVIEWED BY: Tina Malone -Wright, Manager, Housing and Development Approvals 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 — Recommended Conditions of Draft Plan of Condominium Approval Attachment D — Newspaper Notice Attachment E — Department and Agency Comments Attachm ent F — Com m unity Com m ents Page 333 of 441 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 980 and 1018 Hidden Valley Road Part of Lots 3 and 4, RCP 1519 Condominium Application 30CDM-23204 Page 334 of 441 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 980 and 1018 Hidden Valley 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 and Strategic Initiatives Committee of February 26, 2024 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — February 26, 2024 APPENDIX 3 Minutes of the Meeting of City Council — Page 335 of 441 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 — TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. to the Official Plan of the City of Kitchener. 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 add a new site-specific policy within Policy 15.D.12.2 -Hidden Valley to permit these lands which are proposed to be connected to a municipal wastewater system and which are within Draft Plan of Vacant Land Condominium Application 30CDM-23204 to have a minimum lot width of approximately 24.0 metres and a minimum lot area of approximately 929 square metres. SECTION 3 — BASIS OF THE AMENDMENT The subject lands are designated Low Rise Residential with Area Specific Policy 15.D.12.2 in the 2014 Official Plan. These policies state that where a municipally -provided wastewater collection system is available, only single detached and duplex dwellings are permitted, to a maximum net residential density of 4 units per hectare. Any such development must be compatible with the estate lots in the Hidden Valley Residential Community. The applicant is requesting an Official Plan Amendment to add new site-specific policy v) to Specific Policy 15.D.12.2 - Hidden Valley. Specific Policy Area 2 on Map 5 applies to the whole of the Hidden Valley Community. However, wording within the requested new specific policy would ensure that only lots within Draft Plan of Vacant Land Condomium 30CDM-23204. The proposed amendment would facilitate the above noted subdivision and is consistent with associated Zone Change Application ZBA23/010/H/BB. This amendment also implements the Low Rise Residential — Large Lot designation of the Council approved Master Plan for Hidden Valley. This designation proposes minimum lot widths of 24 metres and minimum lot area of 929 square metres. Planning staff is of the opinion that the amendment would allow development that is compatible with the estate lots in the Hidden Valley Residential Community. Additionally, all lots would be on full municipal services. The density for the entire residential area of Hidden Valley inclusive of the subject lands and number of units proposed is approximately 3 units per hectare. Therefore, the intent of the policy to establish 4 units per hectare is being achieved. Moreover, densities as measured by net residential dwelling units per net hectare are guidelines for the preparation of Secondary and Community Plans and are not meant to apply to individual developments, according Policy 15D.3.6. of the Official Plan. Page 336 of 441 The amendment as proposed herein is consistent with the objectives of the Provincial Policy Statement and Places to Grow - Growth Plan for the Greater Golden Horseshoe, which both promote the creation of livable, sustainable and complete communities through efficient development patterns and an appropriate mix of land uses. Furthermore, the Official Plan Amendment conforms to the Regional Official Plan. SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan is hereby amended as follows: a) Part D, Section 15.D.12.2.a) is amended by adding section 15.D.12.2.a) v) as follows: 15.D.12.2 a) v) Notwithstanding Policy 15.D.12.2.a) iii), on lands municipally addressed as 980 and 1018 Hidden Valley Road and subject to Draft Plan of Condominium 30CDM-23024, having a connection to a municipally -provided wastewater collection system, these lands will a minimum lot width of approximately 24 metres and a minimum lot area of approximately 929 square metres. Page 337 of 441 APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives — February 26, 2024 Page 338 of 441 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives — February 26, 2024 Page 339 of 441 APPENDIX 3 Minutes of the Meeting of City Council Page 340 of 441 Attachment B PROPOSED BY — LAW January 16, 2024 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended and By-law 2019-051, as amended, known as the Zoning By-laws for the City of Kitchener — Evaya Development Inc. — 980 and 1018 Hidden Valley Road) WHEREAS it is deemed expedient to amend By-law 85-1 and By-law 2010-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 242 of Appendix "A" to By-law Number 85-1 is hereby amended by removing therefrom the lands specified and illustrated as Area 1 on Map. No. 1, in the City of Kitchener, attached hereto. 2. Schedule Number 242 of Appendix "A" to By-law Number 85-1 is hereby further amended by removing the zone boundaries as shown on Map No. 1 attached hereto. 3. Zoning Grid Schedule Number 242 of Appendix "A" to to By-law Number 2019-051 is hereby amended by adding thereto the lands specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, and by zoning the lands specified and illustrated as Area 1 as Low Rise Residential One Zone (RES -1) with Site Specific Provision (389). 4. Zoning Grid Schedule Number 242 of Appendix "A" to By-law Number 2019-051 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 5. Section 19 of By-law Number 2019-051 is hereby amended by adding Site Specific Provision (389) thereto as follows: "(389). Notwithstanding Section 7.3 of this By-law, within the lands zoned RES -1 and Page 341 of 441 shown as being affected by this subsection on Zoning Grid Schedule Number 242 of Appendix "A", the Minimum Interior Side Yard Setback shall be 2.0 metres and Minimum Front Yard Setback to a habitable portion shall be 4.5 metres." 5. This By-law shall become effective only if Official Plan Amendment No. _ (980 and 1018 Hidden Valley Road) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 2024. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of Mayor Clerk Page 342 of 441 �Z o a U) La LLI w �i O Of W Z O N LLmo x W NZ 00 N �Z mm O W Z N WQ ZO m a W Z O W Z JLO 00 m m m N Z O- O W Q_ N J J LLj Z Z Q T� = m co W �O� Z Q O 0 W W J p r 2 0 O w a o O z W O N U O Z W Z m W 00 p Z z Q m QuiFnEo Q N O F- � �� Z_ C7 Z LU �aOW-N O w�ofW� O. W J J W H Q F c� WN_ Z wpa0 Z N Q C7 N LA+a Q 0 Q Z J Q d Z Z m Z X N O m Q H J W w m m D U W Z N J zZ W �j N N a O W = Z U W _ D��d'�(n of Z O Fn Fn�WZ W d W W J �' a- UJ Z W Za0WOxW Lu 0 J Q (� O W af J� WWQ w a' fn �o'�Lu �O~z QQLLDHD N N N W m Q a W- of m of pULL� NUOY W �a 0� �_� p ' d W co W Z U 1 LU `~ ' = Q G W 0 1 N Q (n ' N Q Z `'- /1FW a �o 1 co}M a v J ' /W V Q W ce)Z U o ' Z IL ' O IL 'a N O 1 co --.� N N 1 O O O N 1 ":C'4 I� NN U) J'J _,= l��� ` O to � O H O Q W p D Z r Q ej) O W J W W Q (n 0 } U 04 1 m d 1 1C/ TOM ~ w 000 N no" ' O x 1 �o w ' Z 0 W N aw co N W I� r. i j 1 p 1 G N Wr Q w Z 1 A, �- 0 W 1 ' wr d RIVER VA L EY DR 00 � W o N 2 ] dN gNro 06 W rn Attachment C DRAFT APPROVAL OF CONDOMINIUM 30CDM-23204 980 and 1018 Hidden Valley Road & Lot 7 Plan 1519, being Parts 1, 2& 3 on 58R-15977; Plan 58M-422 Block 59 Evaya Development Inc. CONDITIONS OF DRAFT APPROVAL The Kitchener City Council, pursuant to Section 51(31) of the Planning Act R.S.O. 1990, c.P.13, as amended, and By-law 2005-170 as amended by By-law 2007-042, of the City of Kitchener, hereby grants draft approval of Condominium Application 30CDM-23204 for the property municipally known as 980 and 1018 Hidden Valley Road in the City of Kitchener, subject to the following conditions: That this approval applies to Draft Condominium 30CDM-23204 owned by Evaya dated April 14, 2023 proposing a Vacant Land Condominium Plan for 3.315 hectares of land comprised of common elements, 26 units and a road widening: Units 1-26: Residential vacant land condominium units for single detached dwellings (26 units; total of 2.729 hectares). Common Elements: Private Road, walkway, emergency access, servicing, landscaped area, snow storage area, (total of 0.581 hectares). Road Widening: 0.005 hectares dedication to City of Kitchener 2. That the final plan shall be prepared in general accordance with the above noted plan, with a copy of the final plan being approved by the City's Director of Development and Housing Approvals. 3. That prior to registration, the Owner obtains approval from the City's Chief Building Official and Director of Development and Housing Approvals for the following: A. An addressing plan showing the proposed units with Condominium Unit Numbering; B. A summary table containing the proposed Condominium Unit Numbering and assigned municipal addresses; and. C. A Private Street Naming request. 4. That the Condominium Declaration proposed to be registered (the "Declaration") or any amendment thereto to effect the registration of a condominium phase shall be submitted for approval to the City's Director of Development and Housing Approvals and Regional Municipality of Waterloo's Commissioner of Planning, Development and Legislative Services. The said Declaration shall contain: i) Provisions, to the satisfaction of the City's Director Development and Housing Approvals and Regional Municipality of Waterloo's Commissioner of Planning, Development and Legislative Services, regarding ownership details and rights and obligations for common elements including, but not limited to, access lanes, sanitary, storm and water services, gas utilities and open space/amenity areas, if any. In addition, the Declaration shall contain specific provisions 4 ii) through 4 vii), as outlined below, to the satisfaction of the City's Director of Development and Housing Approvals. Page 344 of 441 ii) That the condominium corporation agrees to maintain the subject lands in compliance with the registered Site Plan Agreement. iii) Provisions that obligate the condominium corporation to be created upon the registration of the Declaration and Description (the "Condominium Corporation") to implement and maintain any Region required salt management plan related to winter snow and ice clearing obligations of the Condominium Corporation,- iv) orporation; iv) Provisions that obligate the Unit Owners of the condominium plan to implement and maintain any Region required salt management plan related to winter snow and ice clearing obligations of the said Unit Owners. v) Provision that requires Unit Owners 16 — 26 to have one common fencing material along the shared rear property line with 996 Hidden Valley Road. vi) Acknowledgement that Units 1 and 26 are corner lots along a heritage corridor and any dwellings shall be designed to address Hidden Valley Road through the use of traditional architectural elements such as entry doors, wrap around porches of a useable dimension, fenestration and other elements which suggest an "eyes on the street' design. vii) That the following provision be included from the WRDSB: a. Despite the best efforts of the Waterloo Region District School Board (WRDSB), the accommodation in nearby facilities may not be available for all anticipated students. You are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside the area, and further, that students may, in future, be transferred to another school. b. For information on which schools are currently serving this area, contact the WRDSB Planning Department at 519-570-0003 ext. 4419, or email planning@wrdsb.ca . Information provided by any other source cannot be guaranteed to reflect current school assignment information. c. In order to lim it risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at the congregated bus pick-up point. 5. That the Owner provide a written undertaking directed to the City's Directorof Development and Housing Approvals to register a Condominium Declaration which shall include the approved provisions as required in condition 4 hereof. 6. That the Owner provide a written undertaking directed to the City's Directorof Development and Housing Approvals advising that the new home purchasers will be advised in Offers of Purchase and Sale of the location of Centralized Mailboxes. 7. That the Owner shall obtain a tax certificate from the City of Kitchener to verify that there are no outstanding taxes on the subject property to the satisfaction of the City's Revenue Division. 8. That the Owner shall make arrangements for the granting of any easements for utilities and municipal services. The Owner agrees to comply with the following easement procedure: Page 345 of 441 a. For any of such easements that are not blanket easements covering the whole property to provide drafts of any required reference plan(s) portraying the proposed easement(s) location for written approval by the City's Director of Development and Housing Approvals prior to the registration thereof showing the proposed location of such easements and to circulate such draft reference plan(s) for comment to Enova Power Corp., and any telecommunication companies and the City's Director of Engineering Services to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the City's Director of Engineering Services for municipal services. b. if utility easement locations are proposed within lands to be conveyed to, or owned by the City, the Owner shall obtain prior written approval from the City's Director of Development and Housing Approvals; and C. to provide to the City's Director of Development and Housing Approvals a clearance letter from each of Enova Power Corp. and the telecommunications company (ies) (if any) supplying telecommunication services to the property. Such letter shall state that company in question has sufficient wire -line com m unication/telecom m unication infrastructure available within the proposed development and have received all required grants of easement, or alternatively, no easements are required. 9. That the Owner shall submit to the City of Kitchener a Letter(s) of Credit to cover 100 percent of the remaining cost of all outstanding and/or uncertified site development works to the satisfaction of the City's Director of Development and Housing Approvals. If the approved condominium plan is to be phased according to the Act, the outstanding and/or uncertified site development works in question shall be only those outstanding and/or uncertified site development works within the lands to be included in the condominium plan by the upcoming registration in question. i) The Letter(s) of Credit shall be kept in force until the completion and certification of the required site development works in conformity with their approved designs. If a Letter(s) of Credit is about to expire without renewal thereof and the works have not been completed and certified in conformity with the approved designs, the City may draw all of the funds so secured and hold them as security to guarantee completion and/or certification, unless the City Solicitor is provided with a renewal of the Letter(s) of Credit forthwith. ii) In the event that the Owner fails to complete the required site development works, to the satisfaction of the City's Director of Development and Housing Approvals, then it is agreed by the owner that the City, its employees, agents or contractors may enter on the lands and so complete and/or certify the required site development works to the extent of the monies received under the Letter(s) of Credit. The cost of completion of such works shall be deducted from the monies obtained from the Letter(s) of Credit. In the event that there are required site development works remaining to be completed, the City may by by-law exercise its authority under Section 326 of the Municipal Act to have such works completed and to recover the expense incurred in doing so in like manner as municipal taxes. iii) Otherforms of performance security may be substituted for a Letter(s) of Credit, at the request of the owner, provided that approval is obtained from the City Treasurer and City Solicitor. Page 346 of 441 M 10. That prior to registration, the Owner shall provide documentation indicating that any required visitor parking, barrier free parking, rights-of-way for access and easements for servicing, including the maintenance thereof, have been provided over the lands included in preceding registrations as well as any adjacent development lands which are included in this application to the satisfaction of the City's Director of Development and Housing Approvals. 11. That prior to registration, all properties are merged on title, or the Owner provides evidence to the satisfaction of the City Solicitor (which may, without limitation, take the form of a solicitor's firm undertaking) that upon initial registration that all properties shall be merged on title, with no separate mortgages, liens or other encumbrances that would have the potential effect of separating the properties without a Planning Act decision to the satisfaction the of the City Solicitor and Director of Development and Housing Approvals. 12. That prior to registration, a Site Plan Application receives final Site Plan Approval, to the satisfaction of the City's Director of Development and Housing Approvals. 13. That prior to registration, the Owner agrees to prepare and implement a Planting Plan for the hedgerow along the eastern property boundary to the satisfaction of the Director of Development and Housing Approvals. The goal is to have the hedgerow reinstated post grading/construction, the hedgerow area is to be planted with a mix of native trees, shrubs, grasses, and flowers to contribute to the aesthetics of the landscape, consistent with (or improvement) the hedgerow on the adjacent property to the west. 14. The SUBDIVIDER agrees to prepare and implement an ecologically sound tree replacement plan to the satisfaction of the Director of Development and Housing Approvals. The plan shall identify opportunities for planting of native plant species, on common and/or private properties within the development, with the objective of increasing the tree canopy coverage and adding visual barriers between properties. 15. That prior to registration, the Owner shall ensure that the Condominium Declaration includes the following wording to advise all purchasers of residential units and / or renters of the same: "In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STS WR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point. " 16. That prior to registration, the Owner shall enter into an agreement with the City of Kitchener, to be registered on the title of the property that implements the following: "All agreements ofpurchase andsa/e or/eases forthe sale or/ease of a completed home ora home to be completed on the property must contain the wording set out below to advise all purchasers of residential units and/or renters of same. In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point." Page 347 of 441 17. That the Owner/Developer agrees to phase/stage development of this condominium in a manner satisfactory to the Commissioner of Planning, Development and Legislative Services and the City of Kitchener, including any easements or other requirements as a result of staging. 18. That prior to final approval, the Owner/Developer shall include the accepted provisions of the Salt Management Plan for the Unit Owners and Condominium Corporation within the Condominium Declaration; all to the satisfaction of the Regional Municipality of Waterloo. 19. That prior to final approval, the Regional Municipality of Waterloo be provided with a copy of the registered development agreement between the Owner/Developer and the City of Kitchener. 20. That prior to final approval, that the Condominium Declaration be forwarded to the Commissioner of Planning, Development and Legislative Services at the Regional Municipality of Waterloo. CLEARANCES: That prior to the signing of the final plan by the City's Director of Development and Housing Approvals, the Owner shall submit a detailed written submission outlining and documenting how conditions 3 through 17 inclusive have been met. The submission shall include a brief but complete statement detailing how and when each condition has been satisfied. 2. That prior to signing of the final plan by the City's Director of Development and Housing Approvals, the Regional Municipality of Waterloo shall notify the City's Director of Development and Housing Approvals that Conditions 4i), 4)ii), iii), iv), and 18 through 20 have been satisfied. NOTES: The owner is advised that the provisions of the Development Charge By-laws of the City of Kitchener and the Regional Municipality will apply to any future development on the site. 2. The condominium plan for Registration must be in conformitywith Ontario Regulation 43/96 as amended, under the Registry Act. 3. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of Waterloo Department of Planning, Development and Legislative Services and the City of Kitchener Development Services Departmentof any changes in ownership, agent, address and phone number. 4. The owner is advised that the Regional Municipality of Waterloo and City of Kitchener require fees, pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, for modification to draft approval and registration release of plans of condominium. 5. This draft plan was received on May 16, 2023 and deemed complete on June 1, 2023 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c.P. 13, as amended as of that date. 6. To ensure that a Regional Release is issued by the Region's Commissioner of Planning, Development and Legislative Services to the City of Kitchener prior to year end, it is the responsibility of the owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited Page 348 of 441 I. with the Regional Planner responsible for the file, no later than December 1511 for consideration. Regional staff cannot ensure that a Regional Release would be issued prior to year end where the owner has failed to submit the appropriate documentation by this date. 7. When the proposed Description or any amendment thereto to effect the registration of a phase has been completed and approved by the Land Titles Office the same should be forwarded to the City of Kitchener. If the plans comply with the terms of the approval, and the City of Kitchener has received all required fees, the Regional Release and satisfactory evidence that all conditions of approval have been satisfied, the Director of Development and Housing Approvals signature will be endorsed on the Description plan or amendment thereto and it will be forwarded to the Land Titles Office for registration. The following is required for registration and under The Registry Act and for our use: Two (2) original mylars Five (5) white paper prints One (1) digital copy Page 349 of 441 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 980 ft 1018 Hidden Valley Road 7 Draft Plan of Condominium Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: February26, 2024 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtual Zoom Meeting 0 110113 WIF Vacant 26 2 Metre Interior Land Residential Side Yard Condomimium Units Setbacks Go to kitchener.ca/meetings and select: • Current agendas and reports (posted 10 days before meeting) • Appear as a delegation • Watch a meeting To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: Brian Bateman, Senior Planner brian.bateman@ kitchener.ca 519.741.2200 x7869 The City of Kitchener will consider applications proposing a Vacant Land Condominium (VLC) Application and to amend the City's Official Plan and Zoning By-law. A VLC is like a plan of subdivision except that the road is privately -owned rather than publicly owned and the lots are referred to as `units' in a VLC. The VLC is proposing 26 residential `units' (lots) for 26 detached dwellings on a private road. The its willmi i yyyy lot area of 929 square metres and have a minimum interior siclro g �ay00 e#Is. r� June 13, 2023 MTE Consultants Inc. Lynn Ingram 520 Bingemans Centre Drive Kitchener, ON N2B 3X9 Dear Ms. Ingram Re: 1018 Hidden Valley Road, ZBA23/010/H/BB Functional Servicing and Stormwater Management Report City of Kitchener Comments ENGINEERING SERVICES Niall Melanson, C.E.T. Project Manager 200 King St. W. — 9t" Floor Kitchener, ON N2G 4G7 Phone: (519) 741-2200 ext. 7133 niall.melanson@kitchener.ca Please be advised that the City of Kitchener Engineering Division and Kitchener Utilities have reviewed the Functional Servicing and Stormwater Management Report (April 27, 2023) for the proposed Zoning Bylaw Amendment at 1018 Hidden Valley Road and generally support the approach. Sanitary Servicing 1) No comment Water Servicing: Comments provided by Angela Mick 2) Kitchener Utilities has no concerns specific to the zone change application as the site can receive adequate flows. 3) During detailed design (Site Plan Application) Kitchener Utilities would like the analysis with the water service location switched to the Hidden Valley Road and look at the modelling with the future conditions. In the event that flows cannot be achieved, we would have to look at the potential for a second feed with backflow preventor at each entrance. Stormwater Management: 4) The stormwater management design approach will be reviewed during detailed design. Further submissions will not be required at this time. Sincerely, Niall Melanson, C.E.T. Project Manager Page 351 of 441 City of Kitchener OPA & ZBA & Vacant Land Condominium Comment Form Project Address: 1018 Hidden Valley Road Application Type: Official Plan Amendment & Zoning Bylaw Amendment & Vacant Land Condominium Comments Of: Planning- Urban Design Commenter's Name: Rojan Mohammadi Email: Rojan.mohammadi@kitchener.ca Phone: 519-741-2200 ext: 7326 Date of Comments: June 23, 2023 D I plan to attend the meeting (questions/concerns/comments for discussion) ❑ No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: • Draft Plan of Vacant Land Condominium (April 2023), prepared by MHBC. • Tree Management Report (April 2023), prepared by Hill Design. • Tree Management Plan (April 2023), prepared by Hill Design. 2. Site -Specific Comments & Issues: • Units 1, 7, 8, 16 and 26 are identified as priority lots. Consider wrap around porches, enhanced window treatments, brick facades and expressive architectural features • On -street parking plan shall be provided • A pedestrian connection is required within the development. A minimum requirement for sidewalks is 1.5m • New development should complement the existing neighborhood character through compatible building design, scale, and landscaping. • Provide cross sections for the proposed retaining walls • Identify any proposed and existing fencing on the plan • Provide sufficient landscaping between driveways, side, and rear property lines in compensation for the lost trees. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 352 of 441 3.Comments on Submitted Documents: Tree Management Plan • Written permission for removal of or impact to trees in joint ownership along property line is required. • A compensation plan may be required for the removal of street trees. Please coordinate with Parks Planning. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 353 of 441 y N W� •i O U coM O N .. C _ U Q o v m v w v E fB Q 3Q O V (7 U L Q a 3 of r a o C .. � L Q o Q a�6i m U Y.�o. of OLE O w fB U� m U o o 0 fB O N •o (7 o QO Q (7 �_ `° F u-oi � ¢' - _ v E " fB Q E o E �Q�°' `oma- o m m /L L \\� y .E (6 (6 U (6 O Q Q U Q O O C 0 w N E Q o L - 3 1-,- co V N / N J J>>� Q O E d U N �-' N O L N uL N N `w N'� v" a - fn fn > > (D () 47 d' N (D N LL (n W- y, co N - O m m m ° .� Q Q �.° o w w w w o Q A E w - U o) o) m w w Q ° o O o o O F o 0 0 0 2 2 o 2 a v O®®®® Q Q J J J J d O N aI o _OO1 E 1O LLE_ � °' c2�1O `v vva G U O u v', U S c v F v Z LU W LU O J � J O _ a N - - N A N W o p _ O O Rl T. cl t _ N � o d � m I a Q Q � o n t - ! v r 1 ~ � v /r^��f Stch r �f m r� Q Z f. Jw- F F U .. f m From: Sent: To: Subject: 2023-06-08 Brian Bateman Kitchener Attention: Brian Bateman circulations@wsp.com Thursday, June 8, 2023 3:10 PM Brian Bateman OPA (OPA23/006/H/BB), ZBLA (ZBA23/010/H/BB) and Draft Plan of Condominium (30CDM-23204); 1018 Hidden Valley Rd., Kitchener Re: OPA (OPA23/006/H/BB), ZBLA (ZBA23/010/H/BB) and Draft Plan of Condominium (30CDM- 23204); 1018 Hidden Valley Rd., Kitchener; Your File No. OPA23/006/H/BB,ZBA23/010/H/BB,30CDM- 23204 To Whom this May Concern, We have reviewed the circulation regarding the above noted application. The following paragraphs are to be included as a condition of approval: "The Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. The Owner agrees that should any conflict arise with existing Bell Canada facilities where a current and valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost." Upon receipt of this comment letter, the Owner is to provide Bell Canada with servicing plans/CUP at their earliest convenience to planninganddevelopment@bell.ca to confirm the provision of communication/telecommunication infrastructure needed to service the development. It shall be noted that it is the responsibility of the Owner to provide entrance/service duct(s) from Bell Canada's existing network infrastructure to service this development. In the event that no such network infrastructure exists, in accordance with the Bell Canada Act, the Owner may be required to pay for the extension of such network infrastructure. If the Owner elects not to pay for the above noted connection, Bell Canada may decide not to provide service to this development. Page 355 of 441 To ensure that we are able to continue to actively participate in the planning process and provide detailed provisioning comments, we note that we would be pleased to receive circulations on all applications received by the Municipality and/or recirculations. We note that WSP operates Bell Canada's development tracking system, which includes the intake and processing of municipal circulations. However, all responses to circulations and requests for information, such as requests for clearance, will come directly from Bell Canada, and not from WSP. WSP is not responsible for the provision of comments or other responses. Should you have any questions, please contact the undersigned. Yours truly, Juan Corvalan Senior Manager - Municipal Liaison Email: plannineanddevelopment@bell.ca NOTICE: This communication and any attachments ("this message") may contain information which is privileged, confidential, proprietary or otherwise subject to restricted disclosure under applicable law. This message is for the sole use of the intended recipient(s). Any unauthorized use, disclosure, viewing, copying, alteration, dissemination or distribution of, or reliance on, this message is strictly prohibited. If you have received this message in error, or you are not an authorized or intended recipient, please notify the sender immediately by replying to this message, delete this message and all copies from your e-mail system and destroy any printed copies. You are receiving this communication because you are listed as a current WSP contact. Should you have any questions regarding WSP's electronic communications policy, please consult our Anti -Spam Commitment at www.wsp.com/casl. For any concern or if you believe you should not be receiving this message, please forward this message to caslcompliance(cDwsp.com so that we can promptly address your request. Note that not all messages sent by WSP qualify as commercial electronic messages. AVIS : Ce message, incluant tout fichier I'accompagnant (<< le message v), peut contenir des renseignements ou de ('information privilegies, confidentiels, proprietaires ou a divulgation restreinte en vertu de la loi. Ce message est destine a I'usage exclusif du/des destinataire(s) voulu(s). Toute utilisation non permise, divulgation, lecture, reproduction, modification, diffusion ou distribution est interdite. Si vous avez requ ce message par erreur, ou que vous n'etes pas un destinataire autorise ou voulu, veuillez en aviser 1'expediteur immediatement et detruire Ie message et toute copie electronique ou imprimee. Vous recevez cette communication car vous faites partie des contacts de WSP. Si vous avez des questions concernant la politique de communications electroniques de WSP, veuillez consulter notre Engagement anti- pourriel au www.wsp.com/Icap. Pour toute question ou si vous croyez que vous ne devriez pas recevoir ce message, priere de Ie transferer au co nformite Ica p(cDwsp.com afin que nous puissions rapidement traiter votre demande. Notez que ce ne sont pas tous les messages transmis par WSP qui constituent des messages electroniques commerciaux. Page 356 of 441 From: BISKABORN, Brad <Brad.Biskaborn@ ca nada post. postescanada.ca> Sent: Thursday, June 8, 2023 8:33 AM To: Brian Bateman Subject: RE: Circulation for Comment - 1018 Hidden Valley Road (VLC/OPA/ZBA) Attachments: CANADA POST - CMB Commenting - 1018 Hidden Valley Rd.pdf Hi Brian, Please see attached commenting on this development from Canada Post. Regards, Brad Biskaborn Delivery Services Officer / CANADA POST 955 Highbury Ave N. London ON, N5Y 1A3 519-495-5373 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: June -05-23 2:49 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Barb Fairbairn <Barb.Fairbairn @kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; BISKABORN, Brad <Brad.Biskaborn@ ca nada post. postescanada.ca>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Heuchert <Dave.Heuchert@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes <Ellen.Kayes@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feras AbdulHadi <Feras.AbdulHadi@kitchener.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiline@kitchener.ca>; MPAC - Kelly Button (kelly.button@mpac.ca) <kelly.button@mpac.ca>; MPAC (LPUconsents@mpac.ca) <LPUconsents@mpac.ca>; Nancy Steinfield <Nancy.Steinfield@kitchener.ca>; Park Planning (SM) <Park.Planning@kitchener.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Region - Amalia Walker <AmWalker@reeionofwaterloo.ca>; Region - Clerk<reeionalclerk@reeionofwaterloo.ca>; Region - Planning<PIanningApplications@regionofwaterloo.ca>; Region -Tim Walden (TWalden@regionofwaterloo.ca) <TWalden@regionofwaterloo.ca>; Robert Schipper <Robert.Schipper@kitchener.ca>; Rogers (SWOGR-PERMITS@rci.rogers.com) <SWOGR- PERMITS@rci.rogers.com>; Steven Ryder <Steven.Ryder@kitchener.ca>; Tom Ruggle <Tom.Ruggle@kitchener.ca>; UW-WUSA (Feds) (pres@wusa.ca) <pres@wusa.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca> Cc: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - 1018 Hidden Valley Road (VLC/OPA/ZBA) Page 357 of 441 This email is from an EXTERNAL sender. Please be CAUTIOUS, particularly with links and attachments. I Ce courriel est d'un expediteur EXTERNE. Soyez PRUDENT, en particulier avec des liens et des pieces jointer. Please see attached. Additional documentation can be found in AMANDA folders 23-110479, 23-110475 & 23-110478 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca 000� a 0 0 0 0 0 0 Page 358 of 441 City of Kitchener - Comment Form Project Address: 1018 Hidden Valley Road Application Type: VLC/OPA/ZBA Comments of: Environmental Planning (Sustainability) — City of Kitchener Commenter's name: Raida Chowdhury Email: raida.chowdhury@kitchener.ca Phone: 519-741-2200 ext. 7078 Written Comments Due: June 23, 2023 Date of comments: June 20, 2023 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: • Sustainability Statement, 1018 Hidden Valley Road, prepared by MHBC, dated May 1, 2023. 2. Comments & Issues: I have reviewed the supporting documentation (as listed above) to support a site plan application proposing 26 residential lots, regarding sustainability and energy conservation, and provide the following comments: - Although the Ontario Building Code (OBC) is progressive, going forward all developments will need to include energy conservation measures that go beyond the OBC as the City (and Region of Waterloo) strive to achieve our greenhouse gas reduction target. - A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application which can further explore and/or confirm additional sustainability measures that are best suited to the development as the design evolves. - Upon review of the supporting documentation, the Official Plan and Zoning Bylaw Amendments can be supported as several sustainable measures have been proposed or are being considered for the development. - The development considers or proposes several sustainable measures including: o The use of low or no VOC paints and finishes to minimize air pollutants in interior materials o Low -flush toilets and low -flow shower heads o Separately metered units to allow for more efficient management of energy use on a dwelling -by -dwelling basis o On-site waste management, such as garbage, recycling, and compost o Control measures to improve stormwater runoff quantity and quality - Potential items for consideration are: o Measures to incorporate net zero emissions or LEED standards o Building envelope (wall, roof, and window thermal performance) designed beyond OBC requirements Page 359 of 441 o Use of alternative water supply and demand management systems such as rainwater harvesting and grey water reuse, or readiness of the development to incorporate such systems in the future o Installing white or light-colored material on the roof to reduce heat island effects and reduce cooling requirements o If further landscaped and/or green space can be incorporated 3. Policies, Standards and Resources: • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. • Hidden Valley Land Use Master Plan, Sustainable Development Policy. Any new development in the Hidden Valley area should achieve a high standard of environmental sustainability in terms of energy, water and waste conservation/generation; transportation demand management, air quality, etc. to assist with achieving greenhouse gas emission reduction targets and to help mitigate an adapt to climate change. 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/SustainabilitVStatement Page 360 of 441 N* Region of Waterloo Brian Bateman, BES, MCIP, RPP Senior Planner City of Kitchener 200 King Street West, 6t" Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Bateman, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionofwaterloo.ca Melissa Mohr 1-226-752-8622 File- D1720/2/23006 D1 920/2/23204 C 1460/2/23010 July 4, 2023 Re: Proposed Official Plan Amendment OPA23/006, Zoning By-law Amendment ZBA 23/010 and Vacant Land Plan of Condo 30CDM-23206 1018 Hidden Valley Road MHBC Planning Ltd. (C/O Developments Inc. CITY OF KITCHENER Della Ross) on Behalf of Evaya The Region has prepared the following comments relating to the above noted Official Plan Amendment, Zoning By-law Amendment and Vacant Land Plan of Condominium proposed on the lands addressed as 1018 Hidden Valley Road in Kitchener. The purpose of these comments is to identify any items that need to be address prior to consideration of the Zoning By-law Amendment and/or draft approval and those that can be imposed as conditions of approval or through the use of a Holding Provision. The applicant has proposed a vacant land plan of condominium to facilitate the creation of 26 units and common elements on the subject lands. The subject lands are within the Urban Area, Designated Built Up Area and Designated Greenfield Area as delineated in the Regional Official Plan. In addition, the subject lands are designated Low Rise Residential in the City of Kitchener Official Plan and zoned Residential One (R-1) Zone in the City of Kitchener Zoning By-law 85-01. Document Number: 4423661 Version: 1 Page 361 of 441 The applicant has proposed an Official Plan Amendment to redesignate the subject lands from Low Rise Residential to Low Rise Residential with a Special Policy Area to allow up to eight (8) units per hectare. The applicant has proposed a Zoning By-law Amendment to rezone the subject lands from the Residential One (R-1) zone to the Residential Two (R-2) zone in By-law 85-1 to support the proposed unit (lot) sizes on full municipal services. These comments relate to the Draft Plan of Vacant Land Plan of Condominium prepared by MHBC Planning Inc.; revision 1 dated April 14, 2023; signed by the Owner and Surveyor April 14, 2023; File No. 21221A: Regional Comments Community Planning Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area", "Built -Up Area" and "Designated Greenfield Area" on Map 2 of the Regional Official Plan (ROP) and is designated Low Rise Residential with a Special Policy Area in the City of Kitchener Official Plan. Regional staff acknowledge that the Built Up Area is intended to provide gentle density and other missing middle housing options that are designed in a manner that supports the achievement of 15 -minute neighbourhoods. This development shall contribute to the intensification target of 60% within the City of Kitchener's Built Up Area. Furthermore, the Designated Greenfield Area is intended to develop in a manner that is compact and efficient and designed in a manner that contributes to the 15 -minute neighbourhood. Regional staff acknowledge that the subject lands are to be connected to municipal water and municipal sanitary services from River Birch Street and that the proposed unit sizes represents a more compact form. Further to the above, Regional staff have no objection to the applications, subject to the following technical comments and conditions related to the proposal: Region of Waterloo International Airport: Please be advised that the subject lands are located within the 6km airport zoning regulated area and are subject to all provisions and restrictions of Nav Canada. Regional Water Service: Please be advised that no connection to regional raw watermains shall be permitted in accordance with Section B.2.1.4.1 of the Design Guidelines and Supplemental Specifications for Municipal Services, January 2023. Housing Services 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. Staff recommend that the applicant consider providing a number of affordable housing units on the site. Document Number: 4423661 Version: 1 Page 362 of 441 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. 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. Conclusions relating to Official Plan Amendment OPA23/06 and Zoning By-law Amendment ZBA23/10: Regional staff have no objections to Official Plan Amendment OPA23/06 and ZBA23/010. Conclusions related to Draft Plan of Condominium: The Region has no objections to draft approval of Vacant Land of Condominium 30CDM-23204, subject to the inclusion of the following conditions of Draft Approval set out below: 1) THAT the Owner/Developer agrees to phase/stage development of this condominium in a manner satisfactory to the Commissioner of Planning, Development and Legislative Services and the City of Kitchener, including any easements or other requirements as a result of staging; 2) THAT prior to final approval, the Owner/Developer shall implement the provisions of the accepted Salt Management Plan entitled "Hidden Valley River Birch Salt Management Plan" prepared by MTE, MTE File No. 50306-100, dated August 10, 2022, revised April 27, 2023 for the Unit Owners and Condominium Corporation Document Number: 4423661 Version: 1 Page 363 of 441 within the Condominium Declaration; all to the satisfaction of the Regional Municipality of Waterloo; 3) THAT prior to final approval, the Regional Municipality of Waterloo be provided with a copy of the registered development agreement between the Owner/Developer and the City of Kitchener; and, 4) THAT prior to final approval, the Condominium Declaration be forwarded to the Commissioner of Planning, Development and Legislative Services at the Regional Municipality of Waterloo. Fees: By copy of this letter, the Region of Waterloo acknowledges receipt of the Plan of Condominium, Official Plan Amendment and Zoning By-law Amendment Review Fees totalling $15,750.00 (deposited June 15, 2023). General Comments: Any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19-037 or any successor thereof. Please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner Cc (via email). MHBC Planning Ltd. C/O Della Ross (Agent), Evaya Developments Inc. (Owner) Document Number: 4423661 Version: 1 Page 364 of 441 From: Carrie Musselman Sent: Friday, November 24, 2023 1:30 PM To: Brian Bateman Cc: kate@hilldesign.ca; Lenore Ross; Paul Eichinger; Nathan Katerberg; 'Lynn Ingram'; 'Aaron Hill'; Della Ross Subject: RE: 1018 Hidden Valley & PIN 227310834 (OPA ZBA VLC) - TP/EP Follow Up Flag: Follow up Flag Status: Flagged Hello Brian, As we discussed earlier this week, based on my review of the supplemental information to go with the Tree Preservation and Enhancement Plan, I can support the proposed ZBA (ZBA23/010/H/BB), OPA (OPA23/006/H/BB) and Vacant Land Condominium (30CDM-23204) for 1018 Hidden Valley & PIN 227310834 subject to tree removal mitigation measures being implemented through condition(s) of development. Conditions proposed are: a) The SUBDIVIDER agrees to prepare and implement a Planting Plan for the hedgerow along the eastern property boundary. The goal is to have the hedgerow reinstated post grading/construction, the hedgerow area is to be planted with a mix of native trees, shrubs, grasses, and flowers to contribute to the aesthetics of the landscape, consistent with (or improvement) the hedgerow on the adjacent property to the west. b) The SUBDIVIDER agrees to prepare and implement an ecologically sound tree replacement plan. The plan shall identify opportunities for planting of native plant species, on common and/or private properties within the development, with the objective of increasing the tree canopy coverage and adding visual barriers between properties. Conditions may be amended subject to further discussion with agencies, staff and the applicant. Regards, Carrie Musselman (she/her), BSc., Dip., RPP, MCIP Senior Environmental Planner I Planning I City of Kitchener 519-741-2200 x 7068 1 TTY 1-866-969-9994 1 carrie.mussel man@kitchener.ca From: Lynn Ingram <Lingram@mte85.com> Sent: Friday, October 27, 2023 9:33 AM To: Carrie Musselman <Carrie.Musselman@kitchener.ca> Cc: 'Aaron Hill' <aaron@hilldesign.ca>; Brian Bateman <Brian.Bateman@kitchener.ca>; Della Ross <dross@mhbcplan.com>; kate@hilldesign.ca; Lenore Ross <Lenore.Ross@kitchener.ca>; Paul Eichinger <peichineer@mte85.com>; Nathan Katerberg <NKaterbere@mte85.com> Subject: RE: Hidden Valley TPP revised report Hi Carrie, Page 365 of 441 As you mention, the entrance location onto Hidden Valley Road is governed by sight line restrictions, and is therefore fixed in its current location. Alternatives were considered for the internal configuration of the west entrance road to reduce the need to grade in the proximity of the hedgerow. However, MTE's grading design requires that the length of the internal common element road between the west connection to Hidden Valley Road and the t -intersection in front of Unit 6 be maintained. Any shortening of the length will mean that the common element road and associated sidewalk needs to be steeper than 5%, and there is the potential that the finished floor elevations for units 8-15 would need to be higher as a result. The lot grading is very challenging given the substantial slopes on the property, in all directions. This is also a governing factor, along with the lot sizing. For all options reviewed, transition grading and retaining walls are required along the west property boundary area, and as such the hedgerow for the most part would be lost regardless. Please note that the neighbouring property owner has reviewed the proposed grading and entrance configuration and has submitted a letter of support for the current design, attached for your reference. We trust this is sufficient to address your question. Please let us know if you require anything further. Thanks. Lynn Lynn Ingram, P.Eng. Manager, Site Development Division MTE Consultants Inc. T:519 -743-6500x1381 Lingram(a)mte85.com 520 Bingemans Centre Drive, Kitchener, Ontario N213 3X9 www.mte85.com X (formerly Twitter) Linkedln Instagram Facebook Notice: The electronic information provided is confidential and privileged, and may not be used for purposes other than work related to the subject project. Redistribution or copies to others made without written permission from MTE Consultants Inc. is strictly prohibited. MTE assumes no liability or responsibility, and makes no guarantee or warranty with respect to the data contained, either expressed or implied. From: Carrie Musselman <Carrie.Musselman@kitchener.ca> Sent: Tuesday, October 24, 2023 1:22 PM To: 'Aaron Hill' <aaron@hilldesign.ca>; Brian Bateman < Brian. Bateman@kitchener.ca> Cc: Lynn Ingram <Lingram@mte85.com>; Della Ross <dross@mhbcplan.com>; Kate Hodgins <kate@hilldesign.ca>; Nathan Katerberg <NKaterberg@mte85.com>; Lenore Ross <Lenore.Ross@kitchener.ca> Subject: RE: Hidden Valley TPP revised report Hello Aaron, Understanding the site line dictates the entrance of the driveway/road off Hidden Valley Rd on the west to be fixed but was consideration given to altering the alignment once internal to the site by adjusting the configuration and/or grading of Units 22 — 26 so that an increased setback to the hedgerow on the west could be provided? Regards, Page 366 of 441 Carrie Musselman (she/her), BSc., Dip., RPP, MCIP Senior Environmental Planner I Planning I City of Kitchener 519-741-2200 x 7068 1 TTY 1-866-969-9994 1 carrie.musselmana-kitchener.ca From: Aaron Hill <aaron@hilldesign.ca> Sent: Friday, October 6, 2023 1:15 PM To: Brian Bateman <Brian.Bateman@kitchener.ca>; Carrie Musselman <Carrie.Mussel man(@kitchener.ca> Cc: Lynn Ingram <Lingram@mte85.com>; Della Ross <dross@mhbcplan.com>; Kate Hodgins <kate@hilldesign.ca>; Nathan Katerberg <NKaterberg@mte85.com> Subject: RE: Hidden Valley TPP revised report Hi Brian, Carrie; Please see updated tree management plan for the proposed Hidden Valley Road subdivision. Per previous discussions: 1) Changes have been made to the grading approach which allows us to further protect boundary trees and provide more untouched rootzone to ensure their survival. Tree protection fencing has been modified to match the new limit of disturbance as determined by MTE. These changes have been implemented on the south, east and internal lot boundaries with 996 Hidden Valley in order to preserved all noted boundary trees on these borders. 2) The re -alignment of the main driveway on the west side was considered but a review of site lines dictates that it must remain where it is. We have been able to adjust the grades around the main entry to preserve tree 113 (large Sugar Maple), and we have a letter from the neighbouring property owner to the west with no concerns about the removals we are showing. We trust the attached addresses previous concerns, but please advise if you need anything further. Thanks; Aaron Hill BLA, OALA Landscape Architect Hill Design Studio Inc. T 226-686-0700 x 101 C 519-465-1856 Check out our new website: www.hilldesign.ca Page 367 of 441 City of Kitchener Heritage — OPA/ZBA Comment Form Project Address: 1018 Hidden Valley Road File Number: ZBA23/0010/H/BB, OPA23/006/H/BB Comments Of: Heritage Planning Commenter's Name: Deeksha Choudhry Email: deeksha.choudhry@kitchener.ca Phone: 519-741-2200 ext. 7291 Date of Comments: June 14, 2023 Heritage Planning staff has reviewed the following material for the proposed development on the lands municipally addressed as 1018 Hidden Valley Road to provide the comments outlined below: • Planning Justification Report dated May 23; and • Tree Management plan for the proposed development 1. Site Specific Comments: The subject property municipally addressed as 1018 Hidden Valley Road does not have any heritage status. However, it fronts onto Hidden Valley Road, which has been identified as a heritage corridor and as a Cultural Heritage Landscape. The development proposal is for 16 lots as part of a Vacant Land Condominium with a road and cul-de- sac off Hidden Valley Road. The lot area will be a minimum of 929 square metres with a minimum lot width of 24 metres. A Zoning By-law Amendment is required to change the zoning from R1 to R2. An Official Plan Amendment is required to increase the maximum density from four units per hectare to eight units per hectare. 2. Draft Heritage Impact Assessment for 1385 Bleams Road As the development is not within or adjacent to any protected heritage property, a Heritage Impact Assessment (HIA) was not required. 3. Heritage Planning Comments Heritage planning staff provide the following comments: A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 368 of 441 The proposed vacant lot condominium is not anticipated to have a major impacts on the scenic qualities of Hidden Valley Road. Existing and recent developments on this section of Hidden Valley Road provide some continuity along the street in terms of context, location and setting (i.e. wide lots with significant frontage and street facing dwellings). The aim is to maintain the current rural -like setting and character along Hidden Valley Road. Staff provide the following comments for further consideration: • Units 1 and 26 should be oriented to face Hidden Valley Road. • Vegetation within the road right-of-way adjacent to Units 1 and 26 shall be conserved and enhanced with appropriate new plantings and fencing. The Tree Management Plan notes that a number of trees on City property and where the right-of-way is are proposed to be removed — specially trees where proposed Unit 1 is. Staff encourage the applicant to retain those trees, to preserve the rural character of Hidden Valley Road. If retention is not possible, relocation of these trees should be explored fronting on to other portions of Hidden Valley Road to preserve the rural character of Hidden Valley Road. The Planning Justification Report has noted that the design and architectural elements of the development will be addressed at the building permit stage. Thus, heritage planning staff will have further comments and/or conditions that will be included as part of the site plan and/or building permit stage. However, comments provided regarding architectural design at the pre -submission consultation stage still stand: o To support the orientation and connection of the elevation facing Hidden Valley Road, traditional architectural elements such as entry doors, wrap around porches of a useable dimension, fenestration and other elements which suggest an "eyes on the street" design, shall be used. o Attached garages shall be architecturally integrated into the massing of the dwellings to reduce its negative visual impact on the appearance of the dwellings, including methods to soften the visual impact of garages, such as using two single doors rather than one oversized double garage door. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 369 of 441 From: ARABIA Gabriel <Gabriel.Arabia@hydroone.com> Sent: Monday, June 12, 2023 11:16 AM To: Brian Bateman Subject: City of Kitchener - 1018 Hidden Valley Rd - OPA23/006/H/BB You don't often get email from gabriel.arabia@hydroone.com. Learn why this is important Hello, We are in receipt of your Site Plan Application, OPA23/006/H/BB dated June 5th, 2023. We have reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's 'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities' please consult your local area Distribution Supplier. To confirm if Hydro One is your local distributor please follow the following link: http://www.hydroone.com/StormCenter3/ Please select " Search" and locate address in question by entering the address or by zooming in and out of the map Page 370 of 441 ■■■ ■■■ MENU HELP SEARCH Customers Affected: 0 >5000 0 501-5000 0 51-500 0 1-50 diintsvil e 400 1� 6 C) is Kawartha Lakes F" -" Peter b �reuc, 4 ' ■ _ 41] ` n ' Vramptono Toronto O Lake- d' d Kitche er ° 0 , I Hamilton i,.., film— ­ If Hydro One is your local area Distribution Supplier, please contact Customer Service at 1-888-664-9376 or e-mail CustomerCommunications@HvdroOne.com to be connected to your Local Operations Centre Thank you, Dennis De Rango Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: Dennis.DeRango@HydroOne.com This email and any attached files are privileged and may contain confidential information intended only for the person or persons named above. Any other distribution, reproduction, copying, disclosure, or other dissemination is strictly prohibited. If you have received this email in error, please notify the Page 371 of 441 sender immediately by reply email and delete the transmission received by you. This statement applies to the initial email as well as any and all copies (replies and/or forwards) of the initial email Page 372 of 441 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 1018 Hidden Valley Rd. & 3 Unaddressed Parcels Owner: Evaya Developments Inc. Application: OPA23/006/H/BB, ZBA23/010/H/BB and 30CDM-23204 Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross and Taylor Stapleton Email: Lenore.ross@kitchener.ca and Taylor.Stapleton@kitchener.ca Phone: 519-741-2200 ext 7427 and ???? Date of Comments: June 06 2023 ❑X I plan to attend the meeting (questions/concerns/comments for discussion) ❑ No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: I have reviewed the documentation noted below submitted in support of an Official Plan Amendment, Zoning Bylaw Amendment and Vacant Land Condominium to facilitate the creation of 26 units and common elements. To permit the proposed development, an Official Plan Amendment and Zoning By - Law Amendment are required. • Draft Plan of Vacant Land Condominium (in each JPEG, PDF and DWG formats), prepared by MHBC Planning Ltd., dated April 14, 2023; • Planning Justification Report (including Urban Design Brief and Sustainability Statement), prepared by MHBC Planning Ltd., dated May 1, 2023; • Functional Servicing & Stormwater Management Report (including Sight Line Analysis), prepared by MTE Consultants Inc., dated April 27, 2023; • Hydrogeological Review, prepared by MTE Consultants Inc., dated April 24, 2023; • Geotechnical Investigation, prepared by MTE Consultants Inc., dated April 11, 2023; • Tree Management Report and Plan, prepared by Hill Design Studio, dated April 25, 2023; • Existing Conditions Plan, prepared by MTE Consultants Inc., dated April 27, 2023; • Functional Site Grading Plan, prepared by MTE Consultants Inc., dated April 27, 2023; • Functional Site Servicing Plan, prepared by MTE Consultants Inc., dated April 27, 2023; and • Section Plans, prepared by MTE Consultants Inc., dated April 11, 2023. 2. Site Specific Comments & Issues: Parks and Cemeteries has no significant concerns with the proposed Official Plan and Zoning Bylaw amendments and can provide conditional support subject to the minor updates to submitted study noted below. Additional requirements will be imposed at the site plan application. 3. Comments on Submitted Documents A City for Everyone Working Together — Growing Thoughtfully — Building Community F3 of 441 City of Kitchener Zone Change / Official Plan Amendment Comment Form 1) General Comments a) As noted at Pre -submission, the City would be interested in obtaining a public access easement to allow pedestrians and cyclists to travel between River Birch Street and Hidden Valley Road over the common element portion of the lands identified as road and sidewalk. This easement can be finalized as a condition od site plan approval. b) The parkland dedication requirement will be deferred at the Official Plan Amendment/Zoning By-law Amendment applications and assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class(es) and density approved through the OPA and ZBA and required as a condition of Site Plan Approval. c) The site is within the Hidden Valley Planning Community and as identified in Places and Spaces: An Open Space Strategy for Kitchener, this neighbourhood has a relatively low rate of active neighbourhood park space provision with only 2.6 sq.m/person provided by a single neighbourhood park— Hidden Valley Crescent Park. Although the existing provision rate is low the current and proposed development pattern is single detached residential dwellings which typically have on-site private amenity spaces available. d) Parkland Dedication will be required as cash in lieu of land as a condition of the future site plan application. e) As part of a future site Plan application a Street Tree Planting plan will be required. Approval will be coordination with Heritage Planning and Urban Design. f) Any compensation for vegetation that is within City right of ways that is approved for removal will be required through the site plan application. 2) Tree Management Report and Plan, prepared by Hill Design Studio, dated April 25, 2023 a) There is a City owned street tree (TREEID 10044853) on River Birch Street that should be included in the TPEP Plan and Report. Tree protection to City standards is a preferred option for this tree. b) A valuation according to ISA standards of this existing street tree as well as existing vegetation on City lands along Hidden Valley Road should be prepared and included in the report. If the street tree cannot be protected to City standards throughout construction, full compensation is expected. c) Compensation can be addressed as part of site plan approval conditions d) A revised Tree Management Report and Plan is required. 4. Policies, Standards and Resources: • Kitchener Official Plan • City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy • City of Kitchener Development Manual • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law • Places & Spaces: An Open Space Strategy for Kitchener • Multi -Use Pathways & Trails Masterplan • Urban Design Manual 5. Anticipated Fees: Parkland Dedication A City for Everyone Working Together — Growing Thoughtfully — Building Community auu- of 441 City of Kitchener Zone Change / Official Plan Amendment Comment Form The parkland dedication requirement will be deferred at the Official Plan Amendment/Zoning By-law Amendment application(s) and assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class(es), residential units and density approved through the OPA and ZBA and required as a condition of Site Plan Approval. Parkland dedication is required for the application as cash -in -lieu of land. Based on the submitted preliminary site plan $389,181 in Parkland Dedication would be required as a condition of site plan approval. Calculation: 3.315ha X $2,348,000ha x 0.05 = $389,181 would be required (Bylaw 2022-101— 5% land rate) The Bill 23/MHBFA 10% cap of land/value of land ($778,362) has not been reached Dedication requirements are subject to the Parkland Dedication Policy and rates in effect. Please be advised that an updated Parkland Dedication Policy and By-law were approved by City of Kitchener Council on August 22 2022. This update includes but is not limited to changes to the classes of lands requiring Parkland Dedication, standard land assessment values for determining Parkland Dedication, Parkland Dedication exemption categories and transition provisions for in -progress applications. The Bylaw is under appeal. Further changes to the Bylaw may be required as a result of the Bill 23 — More Homes Built Faster Act. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page- � of 441 From: Dave Seller Sent: Monday, June 12, 2023 8:43 AM To: Brian Bateman Subject: OPA/ZBA/VLC Comments - 1018 Hidden Valley Rd Follow Up Flag: Follow up Flag Status: Flagged City of Kitchener Application Type: Zoning By-law Amendment ZBA23/010/H/BB Official Plan Amendment OPA23/006/H/BB Vacant Land Condominium 30CDM-23204 Project Address: 1018 Hidden Valley Rd & 3 unaddressed parcels Comments of: Transportation Services Commenter's Name: Dave Seller Email: dave.seller@kitchener.ca Phone: 519-741-2200 ext. 7369 Date of Comments: June 12, 2023 Development proposal • The owner is proposing a Vacant Land Condominium to facilitate the creation of 26 units and common elements. Road widening • As part of the City of Kitchener's Official Plan, Hidden Valley Road is designated for a road widening, between Goodrich Drive and Wabanaki Drive. Therefore, a conveyance ranging between approximately 4 to 5m along the entire Hidden Valley Road frontage highlighted below in yellow is required. A reference plan be submitted by an Ontario Land Surveyor illustrating the road widening. V�0 04 �� � Jy/ �h ,�� •may �� '�� Road Widening-'. . Site design • A 1.8m wide concrete sidewalk be installed on both side of the internal road network. • No vehicular access to River Birch Street. The site can function adequately with the two access points proposed onto Hidden Valley Road for 26 units. Page 376 of 441 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@kitchener.ca Page 377 of 441 From: Planning <planning@wcdsb.ca> Sent: Friday, June 23, 2023 12:02 PM To: Brian Bateman Subject: RE: Circulation for Comment - 1018 Hidden Valley Road (VLC/OPA/ZBA) Good Afternoon Brian, The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have the following comment(s)/condition(s): A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s). B) That the developer and the Waterloo Catholic District School Board reach an agreement regarding the supply and erection of a sign (at the developer's expense and according to the Board's specifications) affixed to the development sign advising prospective residents about schools in the area. C) That the developer shall include the following wording in the condominium declaration to advise all purchasers of residential units and/or renters of same: "in order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point." If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca. Thank you, Jordan Neale Planning Technician, WCDSB 480 Dutton Dr, Waterloo, ON N2L 4C6 519-578-3660 ext. 2355 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Monday, June 5, 2023 2:49 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Barb Fairbairn <Barb.Fairbairn @kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Canada Post - Brad Biskaborn (brad.biskaborn@ ca nada post. postescanada. ca) <brad.biskaborn@ ca nada post. postescanada. ca>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Heuchert <Dave.Heuchert@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes <Ellen.Kayes@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feras AbdulHadi <Feras.AbdulHadi@kitchener.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Hydro One - Dennis DeRango Page 378 of 441 <landuseplanning@hydroone.com>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; MPAC - Kelly Button (kelly.button@mpac.ca) <kelly.button@mpac.ca>; MPAC (LPUconsents@mpac.ca) <LPUconsents@mpac.ca>; Nancy Steinfield <Nancy.Steinfield@kitchener.ca>; Park Planning (SM) <Park.Planning@kitchener.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Region - Amalia Walker <AmWalker@regionofwaterloo.ca>; Region - Clerk <regionalclerk@regionofwaterloo.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>; Region -Tim Walden (TWalden@ regionofwaterloo.ca) <TWaIden@regionofwaterloo.ca>; Robert Schipper <Robert.Schipper@kitchener.ca>; Rogers (SWOGR-PERMITS@rci.rogers.com) <SWOGR- PERMITS@rci.rogers.com>; Steven Ryder <Steven.Ryder@kitchener.ca>; Tom Ruggle <Tom.Ruggle@kitchener.ca>; UW-WUSA (Feds) (pres@wusa.ca) <pres@wusa.ca>; Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca> Cc: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - 1018 Hidden Valley Road (VLC/OPA/ZBA) Caution - External Email - This Message comes from an external organization. Do NOT click on unrecognized links or provide your username and/or password. Please see attached. Additional documentation can be found in AMANDA folders 23-110479, 23-110475 & 23-110478 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca 00vuV­00(:DVG Disclaimer - This email and any files transmitted with it are confidential and contain privileged or copyright information. You must not present this message to another party without gaining permission Page 379 of 441 from the sender. If you are not the intended recipient you must not copy, distribute or use this email or the information contained in it for any purpose other than to notify us. If you have received this message in error, please notify the sender immediately, and delete this email from your system. We do not guarantee that this material is free from viruses or any other defects although due care has been taken to minimize the risk. Any views expressed in this message are those of the individual sender, except where the sender specifically states them to be the views of the Waterloo Catholic District School Board. Page 380 of 441 From: Brandon Coveney <planning@wrdsb.ca> Sent: Tuesday, June 13, 2023 11:36 AM To: Brian Bateman Cc: Christine Kompter Subject: Re: [Planning] Circulation for Comment - 1018 Hidden Valley Road (VLC/OPA/ZBA) You don't often get email from planning@wrdsb.ca. Learn why this is important June 13, 2023 Re: Circulation for Comment - 1018 Hidden Valley Road (VLC/OPA/ZBA) File No.: 30CDM-23204 Municipality: Kitchener Location: 1018 Hidden Valley Rd Owner/Applicant: Evaya Developments Inc Hi Brian, The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application that proposes the development of a vacant land condominium including 26 residential units. The WRDSB offers the following comments. Student Accommodation At this time, the subject lands are within the boundaries of the following WRDSB schools: • Howard Robertson PS PS (Junior Kindergarten to Grade 6); • Sunnyside PS PS (Grade 7 to Grade 8); and • Eastwood Cl (Grade 9 to Grade 12). The WRDSB's 2020-2030 Long -Term Accommodation Plan provides information on student enrolment and accommodation at these schools. Portable classrooms may be located on-site to provide additional capacity on an interim basis. Student Transportation The WRDSB supports active transportation, and we ask that pedestrians be considered in the review of all development applications to ensure the enhancement of safety and connectivity. WRDSB staff are interested in engaging in a conversation with the City of Kitchener, the Region of Waterloo, and the applicant to review the optimization of pedestrian access to public transit, and municipal sidewalks so students may access school bus pick-up points. Please be advised, Student Transportation Services of Waterloo Region (STSWR)'s school buses will not travel privately owned or maintained rights-of-way to pick-up/drop-off students. Transported students will be required to meet the bus at a congregated bus pick-up point. STSWR may have additional comments about student pick-up point(s) placement on municipal rights-of-way. WRDSB Draft Conditions Concerning any future declaration or agreement, the WRDSB requests the following inclusions in the conditions of Draft Approval: Page 381 of 441 1. That the Owner/Developer shall include the following wording in the condominium declaration to advise all purchasers of residential units and/or renters of same: a. "Despite the best efforts of the Waterloo Region District School Board (WRDSB), accommodation in nearby facilities may not be available for all anticipated students. You are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside the area, and further, that students may, in future, be transferred to another school." b. For information on which schools are currently serving this area, contact the WRDSB Planning Department at 519-570-0003 ext. 4419, or email plan ning(cD-wrdsb.ca. Information provided by any other source cannot be guaranteed to reflect current school assignment information. C. "In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point" 2. That the Owner/Developer enters into an agreement with the City of Kitchener to be registered on the title to the Property that provides: a. "All agreements of purchase and sale or leases for the sale or lease of a completed home or a home to be completed on the Property must contain the wording set out below to advise all purchasers of residential units and/or renters of same." i. "Despite the best efforts of the Waterloo Region District School Board (WRDSB), accommodation in nearby facilities may not be available for all anticipated students. You are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside the area, and further, that students may, in future, be transferred to another school." ii. For information on which schools are currently serving this area, contact the WRDSB Planning Department at 519-570-0003 ext. 4419, or email planning0wrdsb.ca. Information provided by any other source cannot be guaranteed to reflect current school assignment information. N. "In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick- up point" 3. That in cases where Agreements of Purchase and Sale have already been executed, the Owner/Developer sends a letter to all purchasers which include the above statements. 4. That the Owner/Developer supply, erect and maintain a sign (at the Owner/Developer's expense and according to the WRDSB's specifications), near or affixed to the development sign, advising prospective residents about schools in the area and that prior to final approval, the Owner/Developer shall submit a photo of the sign for review and approval of the WRDSB. 5. Prior to final approval, the WRDSB advises in writing to the Approval Authority how the above condition(s) has/have been satisfied. Education Development Charges Please be advised that any development on the subject lands is subject to the provisions of the WRDSB's Education Development Charges By-law, 2021, amended in 2022 or any successor thereof and may require the payment of Education Development Charges for these Page 382 of 441 developments prior to issuance of a building permit. The WRDSB requests to be circulated on any subsequent submissions on the subject lands and reserves the right to comment further on this application. If you have any questions about the comments provided, don't hesitate to contact the undersigned. Regards, S�p�00 RP 2 O C N �P 9jcTSCHOOVO Senior Planner Waterloo Region District School Board 51 Ardelt Avenue, Kitchener ON, N2C 2R5 Email: brandon coven ey(a)-wrds b. ca On Mon, Jun 5, 2023 at 2:49 PM Christine Kompter<Christine.Kompter@kitchener.ca> wrote: Please see attached. Additional documentation can be found in AMANDA folders 23-110479, 23- 110475 & 23-110478 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6t" Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 1 christine.kompter@kitchener.ca 601110t 0001, 0 Page 383 of 441 Kitchener, Ontario, N2C 2V3 June 28, 2023 Brian Bateman 200 King St West Kitchener, Ontario N2G 4G7 3 CC. Jason Denault, Ward 3; Kitchener City Council; Mayor Vrbanovic Subject: Petition to Oppose Zoning Change and/or Increased Density Development at 1018 Hidden Valley Rd Dear Brian Bateman, Jason Denault, other City Council Members, and Mayor Vrbanovic, We, the undersigned residents of Hidden Valley, submit this petition to express our strong opposition to the proposed zoning change that would allow for a more densely populated development consisting of 26 houses in our community. We believe that this change poses significant concerns and risks to our neighbourhood, including: overlook and water drainage issues to those already living on River Birch Street and River Birch Court; environmental and traffic issues, especially the loss of mature trees and habitat for local wildlife; and, crowding and traffic issues that will impact current residents. The community is united in its overwhelming disappointment in this proposal and feels that it is a giant step away from the city's own current Master Plan, which identifies Hidden Valley as a "significant cultural heritage landscape and heritage corridor." Additionally, we are concerned about the potential creation of a private road, which will lead to parking issues for the existing residents of Hidden Valley as well as snow removal and storage issues. Current residents, many who are medical and business professionals, who continue to create jobs and make life better in the region, have chosen to live in this thriving neighbourhood that has flourished, in large part, due to the existing zoning by-laws and Master Plan. Many of our concerns echo those already expressed by city officials during the planning process and which the developer has not adequately addressed. As such, changing the zoning by-laws to accommodate this new development would jeopardise the uniqueness and tranquility that sets Hidden Valley Page 384 of 441 apart. Again quoting the Master Plan, "protection of this natural environment is of critical importance." Given the above, we respectfully request your support in voting to maintain the current R1 zoning for this property, in alignment with the approved Hidden Valley Master Plan presented by Brandon Sloan, the project manager, and endorsed by the City of Kitchener, MNRF, GRCA, and Region of Waterloo. Alternatively, if the zoning change is approved, special measures must be put in place to ensure any future development is consistent with the current neighbourhood, lot setbacks should be increased, trees should be maintained and fewer houses should be built. We kindly urge you to carefully review the planning justification report (21221A Hidden Valley) submitted to the city, taking into consideration the significant concerns raised, which also reflect the collective concerns of our community. Many of those concerns are echoed and expanded on in the important issues outlined below: 1. Existing Residences/Overlook Issues: Residents on adjacent properties will experience a significant decrease in privacy, due to the significant elevation difference between the new homes and existing homes, coupled with very small property setbacks. Those currently living on River Birch Street in particular, will have large homes looking many metres down into our backyards. Due to the elevation difference, these homes will appear similar to small apartment buildings and since the developer is proposing minimum R2 setbacks, which mean only 7m from our lot lines, very few types of trees would be able to provide us adequate privacy. It would take dozens of years for those types of trees to grow to the point where they could provide any real privacy. What is more, the developer is suggesting removing existing trees that are hundreds of years old and has suggested that our own trees near the property line are also at risk due to construction. Without maintaining the R1 zoning or introducing special measures to increase the property setbacks and limit the height of any homes backing onto existing neighbours, adjacent property owners will face significant negative impacts. The comments from the city's review regarding potential overlook issues (16, 29) have not been adequately addressed by the builder. Merely citing the generous lot depth of existing properties is not a sufficient response. The current homeowners have chosen this area under the understanding that it is zoned R1, and they could enjoy single-family homes on spacious lots with the protection of existing trees in their backyards. R2 density poses privacy concerns that differ greatly from those of R1 zoning. Page 385 of 441 2. Crowding: Section 15.D.12.2 of the Official Plan provides specific policies regarding the Hidden Valley area and lands designated Low Rise Residential. Section 15.D.12.2 a)ii) identifies that where municipal wastewater collection systems are available, only single detached and duplex dwellings are permitted to a maximum net residential density of 4 units per hectare. The subject lands are zoned Residential One Zone (R-1) in the Kitchener Zoning By-law (85-1). The R-1 Zone permits low density residential development, including single detached dwellings. The R-1 Zone requires a minimum lot area of 4,000 m2 and a minimum lot width of 30 m, amongst other regulations. The specific policies regarding Hidden Valley were created to ensure the special characteristics of our neighbourhood are maintained and it is imperative that this continues in the future. The city has previously stated the importance of this during the planning for future transit and roadwork projects, and to disregard this now in favour of private interests is not in the public or neighbourhood's interests. Increasing the density of housing in our neighbourhood would have adverse effects on the quality of life for current residents. The proposed development of 26 houses would strain our community infrastructure, leading to overcrowded streets, increased noise levels, increased traffic coming in and out of the neighbourhood, and a decrease in overall liveability. It was mentioned during the initial community meeting that the new development would be consistent with the neighbourhood, some of which is already zoned R2; however, what wasn't addressed is that all of the existing homes were required to meet specific community standards and far exceed R2 requirements in terms of lot size and setbacks, with front, rear and side setbacks all significantly greater than what is being put forward under this proposal. Whether or not the zoning is changed, special measures must be put in place to ensure any new development is truly consistent with the current neighbourhood. 3. Design Elements: In comment 36 of the report, the city emphasizes the importance of respecting the character of adjacent houses and enhancing the neighbourhood. Unfortunately, the builder's response to address this concern is insufficient and lacks a comprehensive approach. Maintaining the R1 zoning would be the most effective way to respect and enhance the neighbourhood. The introduction of a higher -density, lower quality development could lead to a decline in property values for existing homeowners. The construction of a condo development in our neighbourhood without strict community standards or special measures in place would create a substantial change in the neighbourhood's character and atmosphere and could deter potential homebuyers. Current residents paid a premium to live in Hidden Valley due to the larger lot sizes, privacy and existing community heritage standards, as outlined in the city's Master Page 386 of 441 Plan. We implore the city that the current zoning and community standards should be maintained and respected. 4. Environmental/Ecological Impacts: The proposed development could have detrimental effects on our local environment, particularly regarding water drainage. The increased surface area of buildings and reduced permeable surfaces would exacerbate stormwater runoff, potentially leading to flooding on nearby properties on River Birch St and River Birch Crt. Although there is a water management plan provided as part of the development package, it does not adequately address the impacts on the private properties that already receive significant water runoff from the vacant lands. Property damage will result if the water runoff impacts on private properties is not adequately addressed with the addition of a drainage pond or other mitigation strategies. Furthermore, the loss of mature trees would have a number of serious negative consequences, including air quality, wildlife habitat, privacy for existing residents and the overall aesthetics of the area. The loss of mature trees on or between adjoining properties will create an immediate negative impact on surrounding properties and the builder's response to tree preservation concerns throughout their planning justification report lacks a commitment to saving trees beyond what they deem "reasonable and practical." Osprey, deer, foxes, rabbits and coyotes are all currently making homes and foraging for food in the subject lands and the lands across the street on Hidden Valley Rd and they currently travel freely between the subject property, the vacant land across Hidden Valley Rd and the River Valley/Grand River green space and we fear this would be interrupted, pushing the wildlife further out. By respecting the current zoning and maintaining larger lot sizes and more open space, wildlife would have an increased opportunity to co -exist with residents of Hidden Valley. 5. Parking and Traffic Issues for Existing Residents: The creation of a Vacant Land Condominium, and in particular a private road that does not meet city standards in terms of on street parking, sidewalks etc., raises significant concerns about parking availability in the new development that could spill over onto existing streets. Parking is not currently an issue as a result of current zoning in our neighbourhoods, with larger properties meaning larger driveways and/or private garages. With greater density in the new development, driveways and garages will be smaller and street parking opportunities may not exist, meaning parking traffic will spill over onto neighbouring streets, creating issues for existing residents. This could create significant challenges for existing residents of Hidden Valley, who may find it difficult to park near their homes or have increased traffic congestion due to insufficient parking spaces for the additional households. In Page 387 of 441 addition, access to the neighbourhood is limited and there is already significant traffic congestion on Fairway Rd at the start or end of the workday and on weekends, particularly during holiday periods. There is also traffic congestion at Wabanaki at during rush hour/shift change periods. Any growth in the neighbourhood should carefully consider the impacts on local traffic. The proposal allows for requires one space per dwelling unit, comprising a single -car driveway. Considering the nature of these condominium units, it is evident that one parking space will be insufficient, necessitating the use of secondary parking. However, it is unclear if parking will be permitted on the condo road and/or in front of properties. The builder has also failed to address the issue of visitor parking, further exacerbating the parking problem. These shortcomings will significantly impact the residents of River Birch Street. When addressing bike storage (comment 31) in the report, the builder states "similar to a subdivision with detached dwellings" bike storage is provided in individual dwellings. Which then further reduces that chance a garage will be used for cars. It was mentioned during the community meeting in June that a traffic study is not required for a development of this size; however, if development in Hidden Valley happens gradually, at what point would a traffic study be undertaken? We feel the time is now. 6. Accessibility and Lack of Infrastructure: Lack of sidewalks and poor paving conditions on Hidden Valley Rd make it difficult for even current residents to use environmentally -friendly methods of transit, like running, walking and biking. Cars often travel at a high rate of speed and the lack of sidewalks make travel by any of these means dangerous, particularly in the areas closest to the proposed development where a hill makes visibility difficult. There is currently no sidewalk connecting Wabanaki to the neighborhood, which presents a transit accessibility issue. The builder's proposed sidewalk to connect the community to River Birch Street, specifically in front of unit #7, contradicts their own statement (comment 33) that the frontage on River Birch Street is too narrow and the grades are too steep for an orientation towards it. Placing snow storage in front of unit #7 would compound the problem, obstructing the only accessible sidewalk and creating hazardous conditions. Without road improvements and sidewalks on Hidden Valley Rd, additional traffic resulting from any new development would further exacerbate existing safety issues. 7. Snow Storage/Removal: Insufficient snow storage provisions in the current plan, with only two small snow storage sites, have been considered. Moreover, transitioning to R2 zoning would result in increased roadways and driveways, which were not taken into account during the site plan approval for R1 zoning. Page 388 of 441 This oversight would force residents to contend with snow accumulation on the streets. The existing city policy clearly states that municipal parcels in residential areas are not adequate for snow storage, and the proposed site would face similar challenges. 8. Schools/Ward 3/Planning Act: Ward 3 faces unique challenges, particularly within a 2 -kilometer radius of the proposed development. The area experiences a high level of transient and unhoused individuals, as well as drug activity. The density within this radius is already significant, and the Hidden Valley Master Plan includes additional high-rise residential, medium -rise residential, mixed-use, and R2 developments. Preserving R1 zoning is crucial to attract families and address the urgent need for single-family homes in this ward. Comment 22 references sections of the Planning Act, specifically Section 51 (24j) concerning the adequacy of schools. Howard Robertson, a school already serving a high number of low-income families in KW, requires the development of middle- income family catchment areas. Preserving the existing R1 zoning would help address this critical need. http://www.city-data.com/school/howard-robertson- public-school-on.html 9. Talent acquisition and retention: Hidden Valley is home to many doctors, business owners and other community leaders, who have invested heavily in Waterloo Region and provide jobs and other important services to our community. By maintaining the current community standards through zoning and Master Plan decisions for Hidden Valley, the city, and the region, will be able to continue to attract top-rated talent by offering them the type of community they want to live and invest in. Considering the issues mentioned above, we respectfully request that you vote against the proposal to amend the current zoning by-law, as requested under this proposal. We urge you to prioritise and preserve the unique character and tranquility of our neighbourhood, Current residents, many who are professionals, have chosen to live and invest in this thriving community that because of the existing zoning by-laws and Master Plan. By maintaining the current zoning and standards, you will help ensure that the city of Kitchener and Waterloo Region continues to attract medical professionals and business leaders that will help the wider community continue to thrive and grow. Many of our concerns echo those already expressed by city officials during the planning process and which the developer has not adequately addressed. Thank you for your time and consideration. We look forward to reviewing a revised proposal that adequately addresses our concerns. Page 389 of 441 I II t-aI ;':V I �"x In.c 1�M ii i'n'_t!r;I .,ti behalf of the Hidden Valley Cm,ifru,cnity Name A�IrJrus 1 JoAnn; --i Etrunnennielr Robert Drunnenmeir vr 10 t �aA F�2[su-sem 11 ZAC U 6MAULI MO PJA 4 lam` 1f3 SAIMAn �k(A 19 1 q, L k 20 21 Ptit�ne Signature Page 390 of 441 Name K�l t? S 7 t v 14 P l< Dt:�emoe 33 30) eT ,kq 42 ,:J� 0�,\srpvlk .14 rC-L 46 0 Address Mono Signature :el 7 ry 4 Page 391 of 441 N arae Addross JY 55 t.Ltr 6. (Jtji 01(4odei '�V*U 1 r�tgIu r jtl 60 P—C) C,O 61 c ,a M 63 Phone Ii Signature Page 392 of 441 Address Signature WN 3 C Page 393 of 441 70PIC" "c"I -11 LL- T'l P, T) Da -o ''T' gq �v+� 2s Signature WN 3 C Page 393 of 441 0 Page 394 of 441 Sincerely, JoAnna BrLinnenmeir on behalf of the Hidden Valley Community Name Addmss Phones Sitaivae7 8 T 12 13 14 17 041k Page 395 of 441 Name IM 75 Address Phono Signature Page 396 of 441 r A4, /"A IJV I (XI --SAT d 59 " A ( I tl 0"N L o vA 61 62 63 14 65 66 67 68 69 ?0 IM 75 Address Phono Signature Page 396 of 441 Sincerely, JoAnna Brunnenmeir on behalf of the Hidden Valley Community Name Address 2 fatt-icK IbnahirYl 3 Mcarigm tbrahlm [i r 10 11 12 13 14 15 16 17 18 19 20 Phone Signature Page 397 of 441 From: Jason Deneault Sent: Wednesday, July 12, 2023 1:00 PM To: Brian Bateman Cc: Elizabeth Leacock Subject: Fwd: Condominium Draft Plan Review Decision- 1018 Hidden Valley Rd. Hi Brian Not sure who this should go to. Thanks Jason Get Outlook for iOS From: Sent: Tuesday, July 11, 2023 7:46 PM To: Jason Deneault <Jason.Deneault@kitchener.ca> Subject: Condominium Draft Plan Review Decision- 1018 Hidden Valley Rd. Hi Jason, my name is Paul Askett and we are the owners of Kitchener, ON N2C 2114 in Hidden Valley. Please add us to your mailing list when decisions are made about the development Thanks Paul Page 398 of 441 From: Sent: Monday, June 19, 2023 5:32 PM To: Brian Bateman; Jason Deneault Cc: 'Ashley Meston' Subject: Urgent Opposition to Proposed Development: Preserve the Integrity of Hidden Valley Neighborhood Attachments: 682185—Hidden Valley_Planning Justification Report (incl. Urban Design Brief and Sustainability Statement)_MHBC_May 1 2023_AODA.pdf You don't often get email from Leam Fahy this - : ,_�rta.nr Dear Brian and Jason, We hope this email finds you well. As a concerned member of our community, we are writing to express our opposition to the proposed development project at 1018 Hidden Valley Road, specifically the requested change from R1 to R2 zoning to accommodate a condominium unit. This project is already being advertised for sale appears to be above process. https1/www.evanstonehomes.com[communities-1#community-02 While we acknowledge the need for progress and development, I strongly believe that this particular project will have detrimental effects on our quality of life, home values, and the unique character that makes our neighbourhood so special. We respectfully request your support in voting to maintain the current R1 zoning for this property, in alignment with the approved Hidden Valley master plan presented by Brandon Sloan, the project manager, and endorsed by the City of Kitchener, MNRF, GRCA, and Region of Waterloo. I kindly urge you to carefully review the planning justification report (21221A Hidden Valley) submitted to the city, taking into consideration the following significant concerns raised: 1) Existing Residences: The comments from the city's review regarding potential overlook issues (comments 16, 29) have not been adequately addressed by the builder. Merely citing the generous lot depth of surrounding properties is not a sufficient reason to allow an overlook problem to arise. The current homeowners have chosen this area under the understanding that it is zoned R1, and they could enjoy single-family homes on spacious lots with the protection of existing trees in their backyards. R2 density poses privacy concerns that differ greatly from those of R1 zoning. 2) Water Runoff: The proposed plan includes units 6, 7, and 8-15, which are to be built on a significant grade requiring fill. This design will increase the amount of hard surfaces and roof coverage, potentially leading to water runoff issues for the existing properties situated at lower elevations. The builder's comment (33) acknowledging that the grade is too steep for orientation raises further concerns regarding water runoff into the current community. Page 399 of 441 3) Snow Storage/Removal: Insufficient snow storage provisions in the current plan, with only two small snow storage sites, have been considered. Moreover, transitioning to R2 zoning would result in increased roadways and driveways, which were not taken into account during the site plan approval for R1 zoning. This oversight would force residents to contend with snow accumulation on the streets. The existing city policy clearly states that municipal parcels in residential areas are not adequate for snow storage, and the proposed site would face similar challenges. With snow and subsequent melt water would endanger the sidewalks on the current roads. 4) Parking: The current plan allows for only one space per dwelling unit, comprising a single -car driveway. Considering the nature of these condominium units, it is evident that one parking space will be insufficient, necessitating the use of secondary parking. However, the existing bylaws would prohibit parking on the common road or in front of properties. The builder has also failed to address the issue of visitor parking, further exacerbating the parking problem. These shortcomings will significantly impact the residents of River Birch Street. Couple this with the only access to river birch st, is the sidewalk and snow storage issues noted above. One could contemplate that there will be a single car garage for these units, but later in report, when addressing bike storage (comment 31) builder states "similar to a subdivision with detached dwellings" bike storage is provided in individual dwellings. Which then further reduces that chance a garage will be used for cars. 5) Design Elements: In comment 36, the city emphasizes the importance of respecting the character of adjacent houses and enhancing the neighbourhood. Unfortunately, the builder's response to address this concern is insufficient and lacks a comprehensive approach. Maintaining the R1 zoning would be the most effective way to respect and enhance the neighbourhood. 6) Accessibility: There is currently no sidewalk connecting Wabanaki to the neighbourhood, which presents a transit accessibility issue. The builder's proposed sidewalk to connect the community to River Birch Street, specifically in front of unit #7, contradicts their own statement (comment 33) that the frontage on River Birch Street is too narrow and the grades are too steep for an orientation towards it. Placing snow storage in front of unit #7 would compound the problem, obstructing the only accessible sidewalk and creating hazardous conditions. 7) Infrastructure: Wabanaki serves as the main exit road to Fairway and the highway, and it already experiences severe congestion during peak travel times. The current intersections are insufficient to accommodate increased density deep within Hidden Valley. Until the completion of the River Road extension, any development beyond R1 zoning should be restricted. Premature development of this nature at the proposed location would strain the existing infrastructure. 8) Schools/Ward 3: Ward 3 faces unique challenges, particularly within a 2 -kilometer radius of the proposed development. The area experiences a high level of transient and unhoused individuals, as well as drug activity. The density within this radius is already significant, and the Hidden Valley Master Plan includes additional high-rise residential, medium -rise residential, mixed-use, Page 400 of 441 and R2 developments. Preserving R1 zoning is crucial to attract families and address the urgent need for single-family homes in this ward. 9) Planning Act: Comment 22 references sections of the Planning Act, specifically Section 51(24j) concerning the adequacy of schools. Howard Robertson, a school already serving a high number of low-income families in KW, requires the development of middle-income family catchment areas. Preserving the existing R1 zoning would help address this critical need. http://www.city-data.com/school/howard-robertson-public-school-on.html 10) Ecological Impact: The property opposite the proposed development is considered a significant wildlife habitat, serving as a crucial thoroughfare, and living space for various wildlife species. The current development plans entail the removal and damage of most, if not all, trees, resulting in a barren landscape. The final proposed development would eliminate the wildlife corridor and sever access to the Hidden Valley forests from the Grand River. The builder's response to tree preservation concerns throughout their planning justification report lacks a commitment to saving trees beyond what they deem "reasonable and practical." In conclusion, I implore you to reject the variance for R2 zoning and advocate for the preservation of R1 zoning for this property. The builder's own statements repeatedly reference the desire for a subdivision with detached dwellings, which aligns with the wishes of our community. We are not against development in Hidden Valley, but we firmly oppose the proposed change to R2 zoning. I have included the justification report for easy access for your review Thank you for your time and consideration of our concerns. Sincerely, Phil LeBeau, Ashley Meston Page 401 of 441 From: Sent: Tuesday, June 20, 2023 2:06 PM To: Brian Bateman Subject: Re: Info for Jun 21 meeting You don't often get email from Learn why this fs impurtant Good afternoon Brian, I was speaking with many neighbors and most did not receive this postcard. I did eventually receive mine in the mail. Was it meant to go out to the whole neighborhood? Also, the developers have already advertised these homes for summer 2023 on their website. Is this still not in planning processes as you assured me in our conversation? If so, this sends a message to the neighbours that our voice doesn't factor in and it's already a done deal. I've attached the link below. https:/Zwww.evanstonehomes.com/` Looking forward to the meeting tomorrow. Kind Regards, Diana Evanstone Homes At Evanstone Homes And Evaya Development we offer luxury home construction and real estate development services. Our communities can be found throughout the whole southwestern coast of Ontario, Canada. From new builds to construction and interior design services, we provide a luxury services for you www.evanstonehomes.com From: Brian Bateman <Brian.Bateman kitchener.ca> Sent: Tuesday, June 13, 2023 2:57 PM To: Subject: RE: Info for Jun 21 meeting Hi Dianna, It was nice speaking with you, too! Postcard Notice is attached. If you need anything else, please feel free to contact me. Page 402 of 441 Brian Bateman, MCIP, RPP Senior Planner City of Kitchener 519-741-2200 x7869, TTY 1-866-969-9994 se the prqj6tts lanes you Love. n +Y open 4or Yhrhener's C,ret F'faces awards, From: Diana Ragno <dianaragno@hotmail.com> Sent: Tuesday, June 13, 2023 2:47 PM To: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Info for Jun 21 meeting You don't often get email from Lcai n why this is important Hi Brian, It was nice speaking with you meeting on June 21. Thanks, Diana Please email me the postcard regarding, the Hidden valley Page 403 of 441 From: Sent: Tuesday, June 20, 2023 7:48 PM To: Brian Bateman; Jason Deneault Subject: URGENT Opposition to Development in Hidden Valley You don't often get email from Learn why this is im artan Hello Jason and Brian, We have just received your notice today - June 20th, 2023 evening requesting comments due on the SAME day. Therefore, we can only offer preliminary, initial reactions. At first glance, this development does not appear to fit with our existing estate homes. They would be much smaller and crowded together with limited living space and insufficient parking for condo owners, visitors, and emergency vehicles. We need more R1 development in our city. We desperately need to attract tech, business and medical professionals who require R1 lots. Safety concerns with the current infrastructure include: no sidewalks and steep hills with blindspots on Hidden Valley Road. This new development will greatly increase the number of vehicles - both service and private. Present backlog of traffic on Wabanaki is significant. The public transit and walk to the LRT is long and illogical - definitely NOT a 15 minute walk as stated. The responses from the builder in the report to critical questions are vague and evasive. He side stepped critical issues. Also, we are concerned about serious environmental changes to the sensitive land. Furthermore, additional professional and non -biased examinations are essential. We look forward to the ongoing dialogue and investigation. Lud and Valerie Piron Address: Page 404 of 441 From: Sent: Tuesday, June 20, 2023 2:35 PM To: Brian Bateman; Jason Deneault Subject: Major Opposition to Proposed Development - Hidden Valley Neighborhood "'cii don't often get email from Learnx; itis is imaor ant Hello Brian and Jason, I am very concerned about the negative impact of the proposed development in the Hidden Valley neighborhood, a unique area that needs to be preserved. The character of the neighbourhood would be damaged; as the recent proposal does NOT provide a compatible rural -like setting regarding lot size and living space. Terms like "vegetation maintained where possible" are unsatisfactory to describe the removal of 120+ trees. The negative ecological impact on this natural environment has not been addressed. The proposed home design is simply NOT compatible with our existing homes or lifestyle, Our city needs more R1 development to attract growing business needs. Please reconsider this proposal. We need to be smarter on how we are opening sensitive lands for development. In addition, our infrastructure simply cannot support this development. Since we have all made serious personal decisions to lifestyle choices, we were NOT given sufficient time to respond with proper, professional, independent research to address your abrupt and impactful mandates. Thank you for your important consideration in this matter. Jackie Piron River Birch Street Page 405 of 441 From: Sent: Tuesday, June 20, 2023 9:36 PM To: Brian Bateman Subject: Virtual Zoom Meeting June 21st - Questions [You don't often get email from why this is important at https://aka.ms/LearnAboutSenderldentification ] Hello Brian, Here are some questions we would appreciate answers to at the meeting tomorrow evening. - The developer is proposing a condominium road with no designated parking area. Does this mean guests will be parking regularly on River Birch?Is extra parking not required? - Are there any restrictions to when you must have a city road and not a condominium road? - Lighting on Hidden Valley Road is poor? With or without this development, will lighting be addressed by the city? If any form of a new development is accepted, will fencing be erected around 996 Hidden Valley Road? What happens if there is no agreement around trees that are recommended to be removed? Snow removal.... there does not appear to be enough space designated for snow? - Where will mail boxes be posted? - What will be the size, cost, building materials used for the proposed homes? - The developer has not provided proper answers (details) to many of the questions posed by the city. Will they have to provide more detailed answers Based on the city population do we have enough acreage lots in the city. -If this is approved when would it start and finish. Why has it taken so long for George Shouvtas Crescent to have any construction. - Having higher density housing would adversely impact the entire city for decades to come. Every city requires more "exclusive" pockets of housing to attract top level talent to our area. By devaluing an area like Hidden Valley, you risk losing the ability to recruit physicians, CEO's and new corporate business (like an IT startup) to the area because of a lack o housing and supports for the higher level management. KW is sorely lacking physicians from multiple specialties, Part of that reason is a lack of attractions to draw them away from other cities. Growing Hidden Valley, but in a way that suits the existing housing, would help recruit more physicians to our area and thus improve the overall health of our city. Page 406 of 441 What is the policy on the invite distribution. This does affect other home owners in Hidden Valley and they should at least be aware of the meetings and be given an opportunity to contribute. Look forward to answers to these questions at tomorrows meeting. Thanks! Page 407 of 441 Lisa Brown EVAYA DEVELOPMENTS — HIDDEN VALLEY Virtual Zoom Meeting - June 22, 2022 Design/Overlook (Staff Comments 14, 15, 16, 29, 36, 73 Can the developer provide more information of product they plan on offering? Bungalow or 2 Storey? • Unclear of why the lots are staggered other than developer maximizing lotting. Creates two future residences backing onto each existing River Birch & Hidden Valley Crescent residences. Lotting should be revised to match those on River Birch. "...yards to minimize potential impacts. The existing tree edge will be maintained and enhanced (where possible) through additional plantings to minimize the potential for overlook." Can the City/Developer elaborate on how this will be achieved? Possibility of a privacy fence? Is there a proposed landscape plan 4 Can the developer/planner provide a cross section showing the grade difference and possible massing/height considerations between the proposed houses on Units#1-7 to existing homes on Hidden Valley Crescent. (see example provided —see attached) Can the developer/planner provide a cross section showing the grade difference and possible massing/height considerations between the proposed houses on Units#8-15 to existing homes on River Birch St. (see example provided — see attached) R1 zoning should be maintained especially the 10Mtr rear yard. This would help with the "overlook". R2 zoning has a 7.5Mtr set back. 0 The amendment to setback should include all structures such as decks & sheds. Sidewalk (Staff Comments 18, 32, 52, 53, 55, 72) • Confirm that a sidewalk will be installed on Hidden Valley Road to Wabanaki, considering both proposed entrances are off of Hidden Valley Road stagger a hill (creating driver blind spots). This is a pedestrian safety issue. This issue is in violation of the City of Kitchener's Urban Design Manual. Landscaping (Staff Comments 10, 11, 64, 71) "...yards to minimize potential impacts. The existing tree edge will be maintained and enhanced (where possible) through additional plantings to minimize the potential for overlook." o Can the City/Developer elaborate on how this will be achieved? o Possibility of a privacy fence? r Is there a proposed landscape plan Will street lighting on Hidden Valley Road be enhanced/improved? This too is in violation of the City of Kitchener's Urban Design Manual. Can Staff/Developer explain the purpose of the access from Hidden valley Drive? Other than access to a proper sidewalk. Page 408 of 441 From: Chris Malleck Sent: Wednesday, June 21, 2023 2:56 PM To: Brian Bateman Cc: Jane Malleck Subject: Neighbourhood Meeting Questions - Hidden Valley You don't often get email from cafo why this is importa€t. HI Brian, I know you have been sent several comments and questions around the proposed development in Hidden Valley. I have some more issues that I am concerned about but I don't necessarily want to discuss them tonight unless we bring them up. Thanks 1. In the Planning Justification Report in 2.2.1 there is no mention of my home 996 Hidden Valley Road. I think the fact they are proposing 13 homes directly and indirectly back onto 996 Hidden Valley is significant and should have been properly documented in 2.2.1 as well as the fact that the "existing residential" is one single family home that is zoned R1. ?. In 4.4.1 the comment is made that "the proposed density of 8 units per hectare is compatible with the surrounding community." That is misleading and inaccurate in my opinion. 3. I have a huge concern about pedestrian traffic exiting on to Hidden Valley Road and the last thing I want is a sidewalk covering the frontage of my property. In my opinion it would be inappropriate for the area but I know the pedestrian traffic will be problematic. 4. It was suggested that units 1 and 26 should be facing the street. I agree with this as we will have 5 houses on this section of the road and three will be side facing. I believe that on George Shouftas Place that one is facing the road and the other is not. CHRIS MALLECK I VP Operations FP Division Page 409 of 441 From: Sent: Wednesday, June 21, 2023 8:57 PM To: Brian Bateman Subject: School Zones, review You don't often get email from earn why thEs is important Hello Brian am at Kitchener, ON N2C 2V2, and spoke with Councillor Galloway many times. am the original owner, and have a son, who was going to start JK, he was suppose to go to the Robertson school, and I checked it out, the neighbourhood was a dilapidated mess, dirty and no respect for property, however I went into the school, and it was fine, from what I could see... However the danger of King st, and Fairway, with the advanced green light, the firestation, it creates a very high risk situation for a child 4 years old in a bus, or even if we were driving him. The school zones need to change, and this school needs to be dropped from the hidden valley area. I had an after work care person for Max and she was across from Wilson school, and that is where my son goes. It is a more direct route, and safer. Fairway road was supposed to be widened, and it was put on hold, correct me if I am wrong. When is this going to happen? it is absolute murder for me to get home from one of the two hospitals in the area... The comment about Wabanaki, and the traffic, was very valid and that road is used as a BY PASS instead of going on Fairway road, people are using wabanaki..... I have seen the study people at the corners and the black cord on wabanki, the problem in this city, is that there was no consideration for population increase, bigger and better road systems, timing of the traffic lights.... I did not catch the name of our Councillor, can you pass on his information to me? On a personal note, I did not like the City taking control of this meeting, it was a one sided discussion, and there were no pictures of residents, time for a discussion. This was done on purpose for time, and to control the responses, I find that very underhanded, and unprofessional. This last comment is not directed to you, but to whoever created the meeting. Have a good day and thank you for your time, Susanne Page 410 of 441 From: Sent: Thursday, June 22, 2023 4:51 AM To: Brian Bateman Subject: Please keep me in the loop on the land development proposal at 1018 Hidden Valley Rd Good morning Brain Greatjob presenting last evening the 26 -lot vacant land condominium proposal at 1018 Hidden Valley Rd. live and have a home office for our family business in the area, so please keep me in the loop. Jake BENJAMINS REALTY INC. Jake Benjamins Broker of Record WRiver Valley Dr. Kitchener, N2C 2V6 Mobile: (519) 496-1370 Bus: (519) 575-9092 Fax: (519) 489-2842 Jakep.BeniaminsRealty.com www.BeniaminsRealtv.com Page 411 of 441 From: Sent: Thursday, June 29, 2023 9:16 AM To: Brian Bateman Cc: Ildiko Daroczi Subject: New development in Hidden Valley [You don't often get email from earn why this is important at https://aka.ms/LearnAboutSenderidentification ] Dear Brian, I own the property at and I would like to express my concern with this new development that is being proposed for 26 new houses at 1018 Hidden Valley Rd. 1). First of all, this area has always been zoned R1 in alignment with the approved Hidden Valley master plan presented by Brandon Sloan, the project manager, and endorsed by the City of Kitchener, MNRF, GRCA, and Region of Waterloo. That master plan addresses Zone R2 housing in the area. The Hidden Valley master plan was approved by all residents, and until housing in the current approved R2 areas is constructed, any new zone changes should be put on hold. 2). 1 have been a resident here for almost 25 years and have never opposed any of the developments here. I supported the River Road extension because we already have a huge traffic problem on Wabanaki Dr. during peak times, and this zone change will make it significantly worse. Perhaps the River Road extension will alleviate the additional traffic problems that this zone change will exacerbate, but until the River Road extension is complete, I think adding to the existing traffic problems is a very bad idea. At the very least, this proposal should be put on hold until the River Rd extension is complete and the impact of this zone change on traffic can be evaluated. 3). In addition to the traffic problems, I feel that the parking issues have not been addressed at all. One space per unit is completely unreasonable, especially considering the nearest stop on the LRT is over 1.5km away. In most areas where Zone R2 housing is allowed, there is lots of public transport within reasonable walking distance. Every house in Hidden Valley has at least 3-4 parking spots and with the inadequate parking in this new development, it will mean that cars will be parked on the road, obstructing snow ploughing etc. As well, it doesn't appear as though any consideration for guest parking has been made. 4). Snow removal seems to be another issue. Two small snow storage sites does not seem to be adequate to me, and if not addressed properly will result in safety issues with snow accumulation on the streets. 5). We also live in an area where there is lots of wildlife and whilst the foxes, wild turkeys, deer, osprey, rabbits, coyotes, raccoons, skunks etc are not endangered, they pass through the area of the proposed zone change area to go to the forest adjacent to the area. They will need to find a different place to cross and this has not been addressed. As residents we are always very careful to watch for deer/turkeys etc crossing in that area when we are driving down Hidden Valley Rd, and I personally don't feel that anything has been done to address the impact on wildlife. Page 412 of 441 As well, has any study been done on the impact of salamanders - the River Road expansion was delayed by over a decade because of the salamanders. Has there been any studies on how this development will impact endangered species? 6). Last, existing residences and design elements have NOT been addressed at all. The Hidden Valley area has always been an R1 neighborhood with large lots and significant privacy with trees etc. When I purchased my lot, there were minimum requirements by the builder in terms of square footage, roof lines, colors and finishes. I abided by all of those, and I am sure the proposed housing will be nothing like the existing houses in the area. Notwithstanding the size of the units, what is to prevent the current builder from using the cheapest finishes on the units? Has any consideration been made to assuring the new units will at least have similar external finishes to the existing houses in the area? 7). A few years ago, the City changed the garbage pick-up to once every two weeks. With this zone change will they bring back the weekly garbage pick-up? Currently we need to keep garbage in our garages because of raccoons etc. If weekly garbage removal is not brought back, does this new proposal have an area to store garbage? As I said at the beginning of this e-mail, I am not opposed at all to development in this area. However, a major zone change is not appropriate and I would like to express my opposition to this current zone change proposal. As well, can you please add me to the e-mails that are sent out regarding the proposed zone change? Regards, Tom Gosling Chief Executive Officer Gosco Valves 1272 Speers Rd., Unit 4 Oakville, Ontario L6L 5T9 Fax: (905) 825-4051 https://ca n0l.safel i n ks.protection.o utlook.com/?u rl=http%3A%2 F%2 Fwww.goscovalves.com%2F&data= 05%7C01%7Cbria n. bate man%40kitchener.ca%7C7a0efab800b14e04721108db78a3a 8ca%7Cc703d7915 3f643a59255622eb33alb0b%7C0%7C0%7C638236416538318277%7CUnknown%7CTW FpbGZsb3d8ey1 W IioiMC4wLiAwMDAiLCJQIioiV2luMzliLCJBTil6lklhaWwiLCJXVC16Mn0%3D%7C3000%7C%7C%7C&sdata =SYnE4oXnC4eXnJ3itZAM2gkLbluieJ9ZcEplkWUZdZA%3D&reserved=0 Page 413 of 441 From: Jason Cabral <JCabral@mte85.com> Sent: Friday, June 30, 2023 9:49 AM To: Brian Bateman Cc: Katie Wood; Paul Eichinger; Michael Felinczak; Jeff Martens Subject: 1018 Hidden Valley Road Proposed Development - Community Feedback from Pearl Valley Development Corporation Attachments: C-103_SAN Drainage Area Plan.pdf; Hidden Valley Road P&P.tiff Good morning Brian, MTE has been retained by Pearl Valley Development Corporation (PVDC) to provide engineering services for their future development lands in the Hidden Valley area generally bounded by Hidden Valley Road to the north, east and south, and by Wabanaki Drive to the west. We understand that the City has received an application for Official Plan and Zoning By-law amendments for a vacant land condominium residential development located at 1018 Hidden Valley Road (directly across Hidden Valley Road from the PVDC future development lands). We also understand that a neighbourhood meeting took place on June 21 to receive feedback from the community regarding this development application. As a neighbour of this proposed development, and by way of this email, PVDC wants to bring to the City's attention a few items for the City to consider during the approvals process for this development. During the development of the Hidden Valley Subdivision (also known as the Kruse Subdivision), constructed in 2006, sanitary drainage from a portion of the PVDC development lands (know as the Future Residential Development - 30T-88045) was accounted for as draining to the River Birch Sanitary Pumping Station located on River Birch Street west of River Birch Court. As part of the design of the Kruse Subdivision, this drainage along with sanitary drainage from the lands located at 1018 Hidden Valley Road was proposed to drain south via the lands located at 1018 Hidden Valley Road and connect to the 200mm diameter sanitary sewer stub provided on Block 59 of the Kruse Subdivision immediately north of River Birch Street. See attached sanitary drainage area plan for the Kruse Subdivision (with the PVDC Future Residential Development - 30T-88045 highlighted). We want to bring this to the City's attention to ensure that sanitary drainage from the PVDC future development lands is considered at this time and that a municipal sanitary sewer is provided to the PVDC lands for their future use through the lands located at 1018 Hidden Valley Road. We would like to raise another issue related to storm drainage onto the PVDC lands. In 1989, as part of the Region's installation of the 1200mm dia. raw water transmission main, Hidden Valley Road was re- constructed to an urban cross-section including a 300mm dia. local watermain as well as a storm sewer. See attached as -recorded plan and profile drawing. As part of the work, a 750mm dia. storm outlet was installed at the low point in Hidden Valley Road to collect and convey drainage from the storm sewer on Hidden Valley Road and discharge north onto the private PVDC lands. Note that directly across the street from this storm outlet is the east frontage of the 1018 Hidden Valley Road property. We want to bring this to the City's attention for their consideration at this time because we don't believe that there is an easement or agreement in place nor is there direct access to a watercourse and as such in our opinion, the City does not have a legal outlet for this stormwater drainage. This situation should be rectified - Page 414 of 441 We recently had a meeting with City staff (Katie Wood — cc'd on this email) regarding the overall PVDC lands and the above items were raised, however, Katie recommended that we setup a separate meeting with you and other City staff (Engineering - Niall Melanson) to specifically discuss the above items. We trust that once you have had a chance to review the above and attached, we are able to schedule a meeting with you to discuss and review these items in more detail to find appropriate resolutions. If you could please provide the City's availability over the next few weeks, we can then assist with setting this meeting up. We are looking forward to hearing from you to schedule a meeting. Thanks, Jason Jason Cabral, C.E.T. I Manager, Land Development Division MTE Consultants Inc. T: 519-743-6500 x1254 I JCabral2mte85.com 520 Bingemans Centre Drive, Kitchener, Ontario N213 3X9 www.mte85.com I Twitter I Linkedln I Instagram I Facebook MTE's structural engineering team is growing again following the acquisition of Milman $ Associates. Visit our website to learn more. Notice: The electronic information provided is confidential and privileged, and may not be used for purposes other than work related to the subject project. Redistribution or copies to others made without written permission from MTE Consultants Inc. is strictly prohibited. MTE assumes no liability or responsibility, and makes no guarantee or warranty with respect to the data contained, either expressed or,implied. Page 415 of 441 From: Sent: Friday, July 7, 2023 4:39 PM To: Brian Bateman Subject: Draft Plan of Condominium - 1018 Hidden Valley Road You don't often get email from Learn why this is important Hi Brian, I live at��in Hidden Valley area and although my property does not back onto the proposed development I am writing to you to express my concerns and to obtain more clarity with respect to the answers provided by the developer. Lot Setback: All of the existing residents in the Hidden Valley area understand the need for housing in the region and that this area will be developed. We also feel that there is a certain character in the neighbourhood established over the years, including the distance between side by side homes as well as lot sizes. The proposed project provides for adequate lot widths as the existing lots on River Birch but the River Birch subdivision has a side lot setback of 3 m per side whereas the proposed project is asking for 1 m per side. I believe that allowing a 1 m setback from the lot line will make this development too crowded and not conform with the existing character and look of the overall neighbourhood. I believe that this is perhaps the most important issue in this discussion and if the rezoning is to be allowed, I ask that there would be a condition on the side lot setbacks. • Lot Depth: The River Birch lots are much deeper than the proposed lots. Under the proposed project, the lot sizes are only 100 feet deep and the lot setback under the R2 zoning would be 20 feet. There would be over look issues due to how close the proposed project houses would be to the neighbour's fence, pools, etc. I understand that the developer has responded that they don't feel this should be an issue because the existing lots this neighbourhood will be backing onto have deep lots. The issue in my view is that one may decide to put their pool closer to their back fence and these houses being built only 20 feet away would pose privacy issues Width of Condominium Road: The condominium road very narrow and would present problems for street parking especially during the winter months Snow Storage: Being a condominium development, the development will be tasked with snow removal. The proposed snow storage area is not sufficient and depending on the type of winter we are having this could be a problem every year Wildlife Study: The proposed project will have significant impact on wildlife in the area. The area is the crossing path for deer, coyotes and other wild life to the river and back. I believe that a wildlife impact study needs to be conducted before proceeding. Traffic Study: The area currently has traffic issues coming out of the neighbourhood onto Wabanaki Drive and then to Fairway. There is already a congestion issue and adding these additional 26 homes would further aggravate the issue. I understand that a traffic study is not required for a development of under 100 units but there is already an existing issue without the proposed development. The proposed River Road extension is expected to alleviate the traffic issue but this extension is not scheduled for several years into the future. It would make sense to have the infrastructure in place first before proceeding with the development I believe that at the very least, any proposed development needs to conform with the existing character of the neighbourhood including lot setbacks (side and back) and conditions need to be imposed on the Page 416 of 441 developer to ensure the preservation of the neighbourhood's character prior to allowing rezoning of the property and allowing the proposed project to proceed. The developer's responses to City Staff questions are vary vague and non -committal. I find the questions posed by City Staff very relevant and they need to be properly addressed with proposed solutions to which the developer can be held accountable prior to proceeding with any zone changes. There should also be conditions imposed as a condition of approving the zone change to ensure that the lot setbacks and lot sizes are similar to the existing lots in the neighbourhood. Thank you Mike Panayi COV CFA Page 417 of 441 From: Sent: Tuesday, July 11, 2023 5:59 AM To: Brian Bateman; Jason Deneault; Robert Brunnenmeir Subject: Development in Hidden Valley -=River Birch concerns Hi Brian and Jason, I wanted to follow up with some of our personal concerns. We live at which is directly behind the subject development. We are on holiday, so forgive the less formal email approach this time around. We can follow up with a more formal letter, but wanted to get our thoughts to you before the city makes their recommendation to council. 1) Overlook and privacy issues are a primary concern. The back 30 feet or so of our lot has a hill with an elevation difference of approx 25 feet. By my approximation, the back of our lot is already looking down about two stories into our usable backyard and swimming pool. If the grade is raised further and the house built directly behind us is a two story with walk out, it will be like a four or five story apartment building looking down onto our pool and yard and only 7m away if the proposed setbacks were to be approved. To minimize future privacy issues, we spent tens of thousands of dollars on landscaping and trees when we moved in, but although some of those trees are now in the 15 foot range, they will do little to protect us because of the substantial elevation difference and minimal setbacks being proposed with this zoning change. Given the current zoning and lot setbacks, privacy and overlook issues were not previously a big concern for us. We always knew at some point there would be houses, but that the zoning and additional privacy screening we established would allow us to maintain our privacy. This proposal has come as an upsetting surprise. We would suggest that the setbacks onto existing properties, particularly ours, be significantly increased and that building height where there is a huge elevation difference be kept to single story plus walk out. Trees that will grow in quickly should also be planted on the subject property. We have done everything we can on our end to develop and maintain privacy, and now we implore the city to require the developer to do the same. 2) Water issues are also a significant concern. There have always been water run off issues from the subject property onto our own. The water plan provided by the developer does not seem adequate as we have already experienced flooding on our yard from spring run off from the subject property. The provided MTE stormwater management report and the previous Stantec report from 2011 both show water runoff directly onto our property. Once it is developed with houses, roads and driveways, the increased water flow that will come through our tree line and into our yard will be very damaging. In 2018, the water run off was so significant that a river from the subject property developed which ran down our hill about midway through our yard and then onto the city boulevard and it lasted for several weeks. A sort of sink hole developed around the street light and the underground concrete parts were exposed. Every year we have brought in truckloads of soil, mulch and other compostables to try and mitigate the water flow. We worry that the water testing provided unreliable results due to the very dry conditions this year. Additional water mitigation methods behind our entire property should be instituted. The current water runoff areas we experience are to the west and outside of the proposed mitigation strategy. A swale is not sufficient because a future property owner may choose not to keep it. 3) Parking and aesthetic issues of the retaining wall are also a concern. Being that we are right next to the walkway, visitor overflow parking would likely occur directly in front of our house. Since our city taxes pay to maintain the roads and sidewalks in front of our property and the developer(s) of the Page 418 of 441 existing neighbourhood likely had to pay fees to the city to establish these, we would suggest that they be kept for use primarily by existing neighbours, who have paid for this privilege. The new development should have its own plan for guest parking and not rely on the walkway between neighbourhoods and parking provided at the expense of existing neighbours. The new development will enjoy car free streets and we will be forced to deal with the inconvenience of looking at cars and struggling to find room for our own guests to park. Additionally we are concerned about the appearance of the proposed retaining wall and guard rail. We have gone to very significant expense to landscape our yard and install a fence and the retaining wall and guard rail will be something we have to look at every day. It should be something that the developer is required to invest appropriately in with armour stone and iron fencing on top. I am afraid this retaining wall will be completely out of place for the neighbourhood and look like something on the side of a highway. 4) Loss of mature trees is bad for the community. There are trees beside us that are likely hundreds of years old. They are well established and give our neighbourhood a rural feel. In addition, they provide shelter to osprey, deer, foxes, coyotes and other wildlife. Please see the article linked about Wood Thrush: https://www.cbc.ca/news/`canada/kitchener-waterloo/wood-trush-bird-decline-southwestern- ontario-waterloo-region-university-of-guelph-1.6896242 The trees also provide a degree of privacy. There are extremely old trees to the east of our property which are part of the current neighbourhood landscape on River Birch st. To take these down would be doing a disservice to the entire community and the wildlife that lives here. Because of the significant grading issues noted by the developers for this parcel of land (ie, they can't change the house orientation etc.), why develop this small area at all? The developer has also noted that all of the trees near our lot line are at risk, with at least one suggested for removal. This is unacceptable. These trees are our only way to maintain privacy and we have invested significantly into them. Overall, we feel that additional sensitivity needs to be taken by the developer to ensure that current residents do not experience significant negative impacts in the interest of increased private profits. These new houses will not provide low income housing, regardless of the lot setbacks and building height, so by establishing special measures to mitigate impacts on current owners, the development can proceed but not at our expense. Guest parking should be established within the proposed development, development and setbacks should be pushed back and reduced to preserve mature trees and maintain privacy. Lot sizes should be required to match what already exists in River Birch, but not just the zoning - the actual existing lot sizes. Strict height requirements should be implemented for houses that will overlook existing neighbours at a significantly lower elevation. Additional water mitigation strategies should also be established. We would welcome you both to walk our yard to contextualize and visualize our concerns. We return from holiday on July 15th. Many thanks again for your time and consideration. JoAnna (and Robert) Brunnenmeir. On Jul 10, 2023, at 9:41 PM, Brian Bateman <Brian.Bateman@kitchen er.ca> wrote: Page 419 of 441 Thanks for re -sending. 1 'II work with what you provided but if you could doublecheck when you are back from vacation, that would be appreciated. Brian Bateman, MCIP, RPP Senior Planner City of Kitchener 519-741-2200 x7869, TTY 1-866-969-9994 <image001.png> <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> <image007.png> <image008.png> <image009.png> <image010.png> From: Sent: Monday, July 10, 2023 3:28 PM To: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Re: Development in Hidden Valley Hi Brian, There were two versions circulating and the other version (the one I wasn't in charge of, lol) has some gaps in the middle. There should be over 150 signatures. I was on a time crunch to get this signed before I left, otherwise there would have been even more signatures. As long as you are seeing more than 150 signatures, I think you should have all pages. I'll attach what I scanned again. I'm on holiday and the hard copy is at home. Page 420 of 441 Thank you, JoAnna Brunnenmeir On Jul 10, 2023, at 8:47 PM, Brian Bateman <Brian.Bateman@kitchener.ca> wrote: Hi JoAnna, Can you please doublecheck the attachments you sent to ensure I received all the names on the petition. It looks like a sheet or two may be missing. Much appreciated. Brian Bateman, MCIP, RPP Senior Planner City of Kitchener 519-741-2200 x7869, TTY 1-866-969-9994 <image001.png> <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> <image007.png> <image008.png> <image009.png> <image010.png> From: Sent: Thursday, July 6, 2023 8:57 AM To: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Development in Hidden Valley Hi Brian, I wanted to share the following petition that I helped to prepare on behalf of the community. Although we weren't able to make contact with every single house, we Page 421 of 441 have over 150 adult signatures from with the immediate neighbourhood, including almost every single house on River Birch Street and River Birch Court, and ALL adjacent neighbours as well as many other community members. The overwhelming consensus of the community is that the development needs to be consistent with the current community standards and not simply R2 zoning. Please review our detailed concerns in the attachment. I will send a separate communication with the personal concerns of my own household. Thank you, Thank you, JoAnna Brunnenmeir <Petition_to_oppose_Zoning_By-law_Amendment_1018_Hidden_Valley_Rd.pdf> <Sincerely,.pdf> <Sincerely,.pdf> Page 422 of 441 From: Sent: Sunday, July 16, 2023 5:45 PM To: Brian Bateman Subject: 1018 hidden valley road Attachments: I mage. j peg You don't often get email fromLern ajiy this is it r.oi Hello Brian, am a resident of Kitchener Ontario. Today walking my dog I noticed the sign displayed for the planned development. This raised some concerns for not just myself but my household. My family has been living in Kitchener since they immigrated to Canada. I have lived in Kitchener my whole life. Since I was a child, my family would drive through Hidden Valley and dream of living in such a nice neighbourhood. This planned proposal helps disrupt the appeal that Hidden Valley has in the tri state area. Every day we have families driving through the area because of the "hidden treasure" element this area has. Our community pays a large amount of property tax hoping to keep this area quiet. I believe that this planned proposal would draw several houses away from the area including mine. With the amount of time an investment each household has spent making these houses their forever home, condominiums don't make sense. I think the community would be more willing to conform to single detached homes. Another concern is the wildlife in the general area. I have seen deer, turkeys, coyotes, and other animals in the areal that would be disturbed by the increased traffic and number of people in the area. The city has already planned an on ramp connecting very close to our area to divert more traffic into the area, and building condominiums would just increase this. I honestly believe that this development would urge me to move out of the city and look towards Waterloo or other areas that are similar in Cambridge or even further out of the city. Currently this area is one of its kind in Kitchener and it draws a community of people that wish to further invest into the city long term. This really hurts me to see, and if this proposal goes further than a proposal, I see myself leaving this area and most likely this city. Please add me to an email list or keep me updated on developments. Thank you, Manraj Kooner Get Outlook for iOS Page 423 of 441 From: Sent: Sunday, August 20, 2023 9:41 PM To: Brian Bateman Cc: Maky Hafidh Subject: 26 -detached homes at hidden Valley Area Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from -Learn why this is irripgrI r,.II Hi Brian My name is Maky hafidh and lives atm-lidden Valley Crescent, Kitchener. If the proposed development will go ahead, it will affect my home's privacy significantly. I have been living in this home for more than 9 years . I bought it especially to get privacy. After all those years I really do not like and not prepare to look at someone's backyard or they look at my backyard with swimming pool.. My backyard is a place where my family and I enjoyed our break from long working days I'm here requesting to have a wall installed by the developer or the city between the development area and my backyard, to respect this privacy I request that this wall be built even before start construction in order also to prevent noise , dust, chemical, or any other building materials. One of my family members has a sever allergy to dust, paint and other materials used in construction . Looking forward to hear from you ASAP regards Dr Maky Hafidh ENT surgeon, Page 424 of 441 From: Ildiko Daroczi Sent: Friday, August 18, 2023 12:22 PM To: Brian Bateman Subject: Species at Risk Recovery Plan concerning 1018 Hidden Valley Cr proposed development Attachments: attachment 1.pdf Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from Learn why this is important Good afternoon Mr. Bateman, I am a concerned resident contacting you with regards to the proposed development at 1018 Hidden Valley Crescent, and would like to send you a hard copy of the Recovery Strategy for the Jefferson Salamander and Unisexual Ambystoma, Jefferson Salamander dependent population in Canada as it is a relevant matter that must be considered by City Council and the Planner with regards to zoning changes and residential development. The document reveals important information about the risks and threats that affect these Endangered Species. Please provide me the best address to mail the documents. Alternatively, you may request a hard copy directly from: Species at Risk Recovery Unit Canadian Wildlife Service — Ontario Environment and Climate Change Canada I Government of Canada SpeciesAtRisk.Ontario@ec.gc.ca Please reference this document package in your request and expect it to take 2 weeks to receive it in he mail: Proposed 2023 Amended Recovery Strategy for Jefferson Salamander (Ambystoma jeffersonianum) and Unisexual Ambystoma, Jefferson Salamander dependent population (Ambystoma lateale - (2) jeffersonianum) in Canada Below are pictures of the front pages of the 2018 and the 2023 proposed packages. Ildiko Daroczi �idden Valley Crescent Kitchener, ON, N2C 2111 Page 425 of 441 Sent from my Whone Page 426 of 441