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DSD-2024-256 - Draft Plan of Condominium Application (Vacant Land) 30CDM-24204 - 20 Ottawa Street North - 20 Ottawa GP Inc.
Staff Report r J R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: June 17, 2024 SUBMITTED BY: Garett Stevenson, Director, Development and Housing Approvals 519-741-2200 ext. 7070 PREPARED BY: Craig Dumart, Senior Planner, 519-741-2200 ext. 7073 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: May 17, 2024 REPORT NO.: DSD -2024-256 SUBJECT: Draft Plan of Condominium Application (Vacant Land) 30CDM-24204 20 Ottawa Street North 20 Ottawa GP Inc RECOMMENDATION: That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990, c.P.13, as amended, By-law 2023-103, hereby grants draft approval to Draft Plan of Condominium Application 30CDM-24204 for 20 Ottawa Street North in the City of Kitchener, subject to the conditions as shown in Appendix `A'. REPORT HIGHLIGHTS: • The purpose of this report is to provide a planning recommendation to approve the proposed Vacant Land Condominium (VLC) for the property located at 20 Ottawa Street North. • Community engagement for the VLC Application included: o Circulation of a notice letter to owners of property within 240 metres of the subject property; o Staff received 6 neighbourhood responses and corresponded directly with the members of the public; and, o Notice of the public meeting was advertised in The Record on May 24, 2024. • This report supports the delivery of core services. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 4 of 174 EXECUTIVE SUMMARY: The owner of the property at 20 Ottawa Street North is proposing to obtain draft approval for a 3 -unit VLC which will consist of 3 Units and common elements representing each of the residential buildings. The Unit breakdown is as follows: Unit 1 - 29 storey tower with 301 residential dwelling units. Unit 2 - 6 storey building with 120 residential dwelling units. Unit 3 - 4 storey building with 47 residential dwelling units. Staff is supportive of the proposed application for the subject lands. BACKGROUND: The Owner, 20 Ottawa GP Inc., has made application to the City of Kitchener for a Draft Plan of VLC. 4- C) 1 �0.�����rr CO q - AREA �n F Figure 1: Location map a CO ��w 4z �r The subject lands are addressed as 20 Ottawa Street North and are located near the intersection of King Street East and Ottawa Street North. The subject property has a lot area of 1.23 hectares (3.04 acres) with 147 metres of frontage along Ottawa Street North. The subject lands are located within the City's delineated built up area, and within a Major Transit Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Page 5 of 174 Plan. In the City's Official Plan on Map 2 — Urban Structure the lands are within the MTSA circle for the Borden station. In May 2022, Council approved Official Plan and Zoning By-law Amendments on the subject lands which changed the Official Plan designation from `Neighbourhood Mixed Use Centre with Special Policy Area 3' to `Mixed Use Corridor' in the King Street East Secondary Plan, and changed the zoning from `Neighbourhood Shopping Centre Zone (C- 2) with Special Use Provision 2U' in Zoning By-law 85-1 to `High Intensity Mixed Use Corridor Zone (MU -3)' in Zoning By-law 85-1 to permit the development of a high intensity mixed use development. The proposed Vacant Land Condominium application was submitted and deemed complete prior to Council approving Growing Together in March 2024. The applicant has submitted Site Plan Application SP22/174/0/CD which has received conditional Site Plan Approval for a residential development with 468 residential dwelling units within 3 buildings, one 29 -storey tower with 301 residential dwelling units, one 6 -storey building with 120 residential dwelling units and one 4 -storey building with 47 residential dwelling units. REPORT: The owner of the subject lands is proposing a VLC which will consist of 3 Units and common elements representing each of the residential buildings. The Unit breakdown is as follows: Unit 1- 29 storey tower with 301 residential dwelling units. Unit 2- 6 storey building with 120 residential dwelling units. Unit 3- 4 storey building with 47 residential dwelling units. Internal drive aisles, walkways, and landscaped areas, will make up the common elements. A VLC is similar to a plan of subdivision except that any roadways are privately -owned, rather than publicly owned, and lots are referred to as "units" in a VLC. The owner has received Conditional Site Plan approval for Site Plan Application SP22/174/0/CD as shown in Appendix `E'. The residential development consisting of 3 units to be developed with residential buildings is permitted on the lands as per the policies in the City's Official Plan and regulations in the City's Zoning By-law 85-1. The VLC is attached as Appendix W. The purpose of the VLC is to permit the individual ownership (tenure) of each of the residential dwelling units within the buildings on the subject property. Provincial Policy Statement, 2020 The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development and use of land. The PPS promotes building healthy, liveable and safe communities, the efficient development of lands and provision of a range of housing types and densities. Page 6 of 174 Housing related policies in the PPS encourage providing an appropriate range and mix of housing options and densities to meet projected market-based needs of current and future residents. The PPS also promotes directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are available to make efficient use of land. The proposed development is consistent with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan promotes development that contributes to complete communities, creates street configurations that support walking, cycling and sustained viability of transit services and which creates high quality public open spaces. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and targets in this Plan, as well as the other policies of this Plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Planning staff are of the opinion that the applications conform to the policies of the Growth Plan. Regional Official Plan (ROP) 2023: The subject lands are located within the "Urban Area", and "Delineated Built Up Area" on Map 2 of the Regional Official Plan (ROP). Permitted uses of the Urban Area and Delineated Built -Up Area in the ROP include urban uses such as residential and commercial uses, among others. The subject lands are in the Borden Station (MTSA) in the ROP. The minimum density target within the Borden Station MTSA is 160 people and jobs/ha. The future development of the subject lands will contribute to the achievement of the overall density target for the Borden Station MTSA. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. Based on Staff review and comments from the Region of Waterloo, Staff is of the opinion that the application conforms to the Regional Official Plan. Official Plan The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a Protected Major Transit Station Area (PMTSA). The planned function of the PMTSA is to provide densities that will support transit, and achieve Page 7 of 174 a mix of residential, office, institutional and commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policies also require that development applications in PMTSAs give consideration to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the Official Plan. Generally, the Transit -Oriented Development policies support a compact urban form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit stops, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. The subject lands are designated `Mixed Use Corridor"' (Map 10) in the 1994 Official Plan (King Street East Secondary Plan). The Mixed Use Corridor land use designation provides residential redevelopment opportunities together with appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. A maximum Floor Space Ratio (FSR) of 4.0 is permitted. The City's Official Plan contains policies that speak to provision of housing, including redevelopment: Policy 4.C.1.22: 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. Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. Based on the above housing policies, staff is of the opinion that the application conforms to the Official Plan. Department and Agency Comments: A copy of all comments received from the commenting agencies and City departments are attached as Appendix `C'. There are no outstanding concerns with the proposed application. Page 8 of 174 Community Input and Staff Responses: Staff received 6 written responses from nearby residents (attached as Appendix `D'). Residents had concerns with the height of the buildings and density of the proposed development. Planning staff responded directly to the residents by email to answer their questions and concerns and explained that only the tenure is being considered and that the height and density was previously approved by Council in May 2022. No changes to the built form, unit count, Official Plan designation or Zoning can be made through this application. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: There are no financial implications associated with this recommendation. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the committee meeting. A notice of the public meeting was placed in the newspaper on May 24, 2024 (Appendix `B'). CONSULT — The Application was circulated to property owners within 240 metres of the subject lands on March 1, 2024 as per Planning Act requirements. This report will be posted to the City's website with the agenda in advance of the committee meeting. PREVIOUS REPORTS/AUTHORITIES: • Zoning By-law 85-1 and 2019-051 • Official Plan, 1994 • Regional Official Plan, 2023 (amended by ROPA 6) • Provincial Policy Statement, 2020 • Planning Act, 1990 • Growth Plan, 2020 • Site Plan Application SP22/174/0/CD REVIEWED BY: Malone -Wright, Tina —Manager of Development Approvals, Development and Housing Approvals Division APPROVED BY: Justin Readman - General Manager, Development Services ATTACHMENTS: Appendix A — Draft Approval Conditions and Draft Plan of Condominium 30CDM-24204 Appendix B — Newspaper Notice Appendix C — Department and Agency Comments Appendix D — Neighbourhood Comments Appendix E — Site Plan SP22/174/0/CD Page 9 of 174 Appendix "A" DSD -2024-256 DRAFT PLAN OF CONDOMINIUM 30CDM-24204 20 Ottawa Street North 20 Ottawa GP Inc. RECOMMENDED CONDITIONS OF DRAFT APPROVAL 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 2023-103, of the City of Kitchener, hereby grants draft approval to Condominium Application 30CDM-24204 for the property municipally known as 20 Ottawa Street North in the City of Kitchener, subject to the following conditions: That this approval applies to Draft Condominium 30CDM-24204 owned by 20 Ottawa GP Inc., dated February 16, 2024 proposing a Vacant Land Condominium Plan for 1.23 hectares of land comprised of 3 units and common elements. Units 1-3: Residential units Common Elements: Internal drive aisle, walkways, and landscape areas. 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 obtain approval form the City's Addressing Analyst of the following: An addressing plan showing the proposed units with Condominium Unit Numbering; and; ii) A summary table containing the proposed Condominium Unit Numbering and assigned municipal addresses. 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: Provisions, to the satisfaction of the City's Director of 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. ii) That the condominium corporation agrees to maintain the subject lands in compliance with approved Site Plan. 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; Page 10 of 174 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) Provisions that identify if the approved condominium plan is to be phased pursuant to the Act that ensure that: a. the lands in the registered condominium plan created by the registration of the Declaration and Description have either direct access or access pursuant to one or more easements satisfactory to the City's Manager of Development Review and the Region's Commissioner of Planning, Development and Legislative Services to all required municipal and other services and such adjacent street(s) for ingress and egress as required by the said Manager and Commissioner; b. the lands in any phase registered after the initial registration of the Declaration and Description have, following the registration of such phase, either direct access or access pursuant to one or more easements satisfactory to the City's Manager of Development Review and the Region's Commissioner of Planning, Development and Legislative Services to c. all required municipal and other services and such adjacent street(s) for ingress and egress as required by the said Manager and Commissioner; d. the remainder of the lands of the approved condominium plan not yet registered as part of the proposed condominium plan have, following the initial registration of the Declaration and Description or any phase thereof, either direct access or access pursuant to one or more easements satisfactory to the City's Manager of Development Review and the Region's Commissioner of Planning, Development and Legislative Services to all required municipal and other services and such adjacent street(s) for ingress and egress as required by the said Manager and Commissioner. e. the City's Manager of Development Review and/or the Region's Commissioner of Planning, Development and Legislative Services may require solicitors' and/or engineers' written opinions as such Manager or Commissioner may deem necessary to establish compliance with any one or more of the conditions set out in the three subparagraphs immediately above. vi) That 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. For information on which schools are currently serving this area, contact the WRDSB Planning Department at 519-570-0003 ext. 4419, or email plan ninga-wrdsb.ca. Information provided by any other source cannot be guaranteed to reflect current school assignment information. In order to limit liability, public school buses operated by the 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 students, and potential busing students will be required to meet the bus at a congregated bus pick-up point. Page 11 of 174 vii) 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. 5. That the Owner covenant and agree in writing to the City's Director of 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 shall provide an undertaking that the new home purchasers will be advised in Offers of Purchase and Sale of the location of Centralized Mail Boxes. 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: For any of such easements which are not blanket easements, the Owner shall provide drafts of any required reference plan(s) showing the proposed easement(s) location to the City's Director Development & Housing Approvals prior to the registration. Such easement(s) and reference plan(s) must be circulated for comment to Enova Power Corp., any telecommunication companies, and the City's Director of Engineering Services to ensure that there are no conflicts between the desired locations for utility and municipal easements. ii) 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 Development & Housing Approvals; and iii) to provide to the City's Director Development & 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 sufficient wire -line communication/telecommunication infrastructure is available within the proposed development and the provider(s) have received all required easements if 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 as may be identified through the Site Plan process to the satisfaction of the City's Director of Development and Housing Approvals. 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. Page 12 of 174 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) Other forms 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. 10. That prior to the initial registration and subsequent amendment phases, 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 the initial registration, where required, at the discretion of the Chief Building Official, that the Owner enter into a shared servicing agreement to be registered on title, to the satisfaction of the City Solicitor. In addition, where the shared servicing agreement is required: ii) The Owner shall provide a written undertaking to cause the condominium corporation created by the initial registration to enter the same shared servicing agreement after said registration and have the agreement registered on title to the initial registration and proposed future phases, to the satisfaction of the City Solicitor. iii) A solicitor shall provide an undertaking not to register the shared servicing agreement in any form other that the form approved by the City. 12. That prior to the initial registration and subsequent amendment phases, 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. 13. That the Applicant/Owner agrees to 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; 14. That prior to final approval, the Owner/Developer shall submit an updated detailed Environmental Noise Study to assess transportation and stationary noise and enter into a Registered Development Agreement with the Regional Municipality of Waterloo and/or the City of Kitchener (if required) to implement the recommendations of within Environmental Noise Study; all to the satisfaction of the Regional Municipality of Waterloo; Page 13 of 174 15. That prior to final approval, the Owner/Developer shall include any recommendations of the Environmental Noise Study including any noise warning clauses (if required) within the Condominium Declaration and all Purchase and Sale/Lease/Rental Agreement(s) to the satisfaction of the Regional Municipality of Waterloo; 16. That prior to final approval, the Owner/Developer shall prepare and submit a Salt Management Plan and include provisions for the Unit Owners and Condominium Corporation within the Condominium Declaration all to the satisfaction of the Regional Municipality of Waterloo; 17. 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, 18. That prior to final approval, the final draft of 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 18 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), iii), iv), v) & vii), and 13 through 18 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 conformity with Ontario Regulation 43/96 as amended, under the Registry Act. 3. Draft approval will be reviewed by the Director of Development and Housing Approvals from time to time to determine whether draft approval should be maintained. 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 Department of any changes in ownership, agent, address and phone number. 4. The owner is advised that the Regional Municipality of Waterloo has adopted By-law 96- 025, pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of condominium. 5. This draft plan was received on March 1, 2024 and deemed complete on March 2, 2024 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. Page 14 of 174 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 with the Regional Planner responsible for the file, no later than December 15th. 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 survey has been completed and the final plan prepared to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply with the terms of the approval, and we have received assurance from the Regional Municipality of Waterloo and applicable clearance agencies that the necessary arrangements have been made, the Director of Development and Housing Approvals signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration The following is required for registration and under The Registry Act and for our use: Two (2) original mylar Five (5) white paper prints One (1) digital copy Page 15 of 174 CO 5995 �v M O o P�� o 46 O� wCCU wU) U 17.374 0 04 0 Go M 0 0 Lq �0 N UNIT 3 Cl) H Z W 56.427 L W J� Ln W r •o O UNIT 2 V UNIT 1 0 V .953 46.435 9.28 OTTAWA STREET CITY OF KITCHENER APPROVAL BLOCK Subject to the conditions, if any, set forth in our letter dated , 2024, this draft plan is approved under section 51 of the Planning Act, R.S.O. 1990 as amended, this the day of , 2024, provided no appeal is filed pursuant to subsection 51(39 of the Planning Act. Garett Stevenson, RPP, MCIP Director of Development of Housing Approvals DRAFT PLAN OF VACANT REVISED: CONDOMINIUM APPLICATION No. LAND CONDOMINIUM 0 5 10 15 20 25 LEGAL DESCRIPTION PART 1,58R-21941 OWNER'S NAME: 20 OTTAWA GP INC. SCALE 1:1000 AD FILE: City of Kitchener CSP. W SITE ADDRESS: 20 OTTAWA ST N. DATE: FEBRUARY 16, 202 DEVELOPMENT SERVICES DEPARTMENT P g 16 Ot 1 �4 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 20 Ottawa Street North lug-ci ILNER ©9Y„E Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: June 17,2024 a Location: Council Chambers, IJNIT9 Kitchener City Hall 200 King Street West orVirtual Zoom Meeting NNm: UNR,Go tokitchener.ca/meetings and select: o„nwr. STREET • Current agendas and reports Concept Plan (posted 10 days before meeting) • Appear as a delegation • Watch a meeting To learn more aboutthis project, including information on yourappeal rights,visit: www.kitchener.ca/ PlanningApplications or contact: Vacant Land Condominium Craig Dumart, Senior Planner craig.dumart@ kitchener.ca 519.741.2200 x7073 The City of Kitchener will consider an application proposing a Vacant Land Condominium (VLC) which will consist of 3 units and common element areas. A VLC is like a plan of subdivision except the road is privately -owned rather than publicly owned and lots are referred to as "units” in a VLC. Unit 1 will contain a future 29 storey tower with 301 residential dwelling units, unit 2 will contain a future 6 storey building with 120 residential dwe i�enVV6fllej 7r4t 3 will contain a 4 storey building with 47 residential dwelling units. Internal drive aisles, landscaped areas, and walkways will make up the common elements. Region of Waterloo Craig Dumart, MCIP, RPP Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Dumart, 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: D1920/2/24204 March 26, 2024 Re: Proposed Vacant Land Plan of Condominium 30CDM-24204 20 Ottawa Street North Zehr Group C/O Kevin Muir on behalf of 20 Ottawa GP Inc. (General Partner of 20 Ottawa LP) CITY OF KITCHENER The Region has prepared the following comments relating to the above noted Vacant Land Plan of Condominium at 20 Ottawa Street North in Kitchener. The purpose of these comments is to identify any items that need to be address prior to draft approval and those that can be imposed as conditions of approval. The applicant is proposing a vacant land plan of condominium consisting of three units accessed by a common element road. Unit 1 shall contain a 29 storey tower containing 301 residential dwelling units. Unit 2 shall contain a 6 -storey building containing 120 residential dwelling units. Unit 3 shall contain a four (4) storey building containing 47 residential dwelling units. Internal drive aisles, landscaped areas, and walkways make up the common elements. The subject lands are designated Urban Area and Delineated Built Up Area in the Regional Official Plan. Furthermore, the subject lands are located in the Borden Station Major Transit Station Area. In addition, the subject lands are designated Mixed Use Corridor in the King Street East Neighbourhood Secondary Plan in the City of Kitchener Document Number: 4638656 Version: 1 Page 18 of 174 Official Plan and zoned MU -3 with site specific regulation 777R and Holding Provision 92H in the City of Kitchener Zoning By-law. The subject lands were the subject of an Official Plan Amendment and Zoning By-law Amendment (OPA21/12 and ZBA21/18) which is now in force and effect (subject to the release of the holding provision). This site also has a conditionally approved Site Plan (Municipal File No. SP22/174/0/CD). These comments relate to the Draft Plan of Vacant Land Plan of Condominium prepared by City of Kitchener; dated February 16, 2024: Regional Comments Community Planning The subject lands are designated "Urban Area", and "Delineated Built Up Area" on Map 2 of the Regional Official Plan (ROP). The site is designated Mixed Use Corridor in the City of Kitchener Official Plan. Permitted uses of the Urban Area and Delineated Built - Up Area in the ROP include urban uses such as residential and commercial uses, among others. Regional staff have no objection to the application, and have the following technical comments and conditions related to the proposal: Corridor Planning: Approval of the noise study, regional road dedication, lot grading and servicing plans, stormwater management report and access permits are being addressed through the concurrent site plan application (File No.SP22/174/0/CD). The Owner/Developer is advised that implementation measures associated with the Noise Study will need to be implemented as a condition(s) of draft plan approval. Noise Through the previously reviewed Official Plan Amendment and Zoning By-law Amendment, a holding provision was implemented on the subject lands to obtain a satisfactory detailed noise study. The most recent response to the submission of the noise study is attached to these comments. Regional staff require an updated report and the peer review fee for the third party review. The fee for this third party review is $4,500 + HST ($5,085.00 Total). Please submit payment for the third party review along with the updated noise report. Additional fees may apply depending on scope of review required. Payment can be made either by cheque payable to the Region of Waterloo, or by contacting Ms. Peggy Walter (PWalter(cb.regionofwaterloo.ca) via other methods at the time of submission. Please be advised that the Owner/Developer is responsible for implementing all accepted noise mitigation measures as a condition of draft plan approval. Furthermore, Document Number: 4638656 Version: 1 Page 19 of 174 a development agreement may be required with the Regional Municipality of Waterloo and/or the City of Kitchener for the implementation of the accepted mitigation measures within the noise study, as a condition of draft plan approval. Regional Cultural Heritage: The Region does not require the submission of an archaeological assessment, however, the applicant should be made aware that: If archaeological resources are discovered during future development or site alteration of the subject property, the applicant will need to immediately cease alteration/development and contact the Ministry of Citizenship and Multiculturalism. If it is determined that additional investigation and reporting of the archaeological resources is needed, a licensed archaeologist will be required to conduct this field work in compliance with S. 48(a) of the Ontario Heritage Act. In addition, if human remains/or a grave site is discovered during development or site alteration of the subject property, the applicant will need to immediately cease alteration and must contact the proper authorities (police or coroner) and the Registrar at the Bereavement Authority of Ontario in Compliance with the'Funeral, Burial and Cremation Services Act, 2002 S. 96 and associated Regulations. Hydrogeology and Salt Management: As more than 8 surface vehicular car spaces or 200m2 or more of surface asphalt is anticipated for this development, Regional staff require the submission of a salt management plan as a condition of draft plan approval for this proposal. In addition, the accepted implementation measures shall be implemented within the Condominium Declaration, all to the satisfaction of the Regional Municipality of Waterloo, as a condition of draft plan approval. Housing Services The following Regional policies and initiatives support the development and maintenance of affordable housing: • Regional Strategic Plan • 10 -Year Housing and Homelessness Plan • Building Better Futures Framework • Region of Waterloo Official Plan The Region supports the provision of a full range of housing options, including affordable housing. Staff recommend that the applicant consider providing a number of affordable housing units on the site, as defined in the Regional Official Plan. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below in the section on affordability. Document Number: 4638656 Version: 1 Page 20 of 174 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 $1,960 which do not exceed 30 percent of gross $418,100 annual household income for low and moderate income households Bachelor: $1,075 Housing for which the purchase price is 1 -Bedroom: $1,245 at least 10 percent below the average $679,300 purchase price of a resale unit in the 3 -Bedroom: $1,631 regional market area 4+ Bedroom: n/a *Based on the most recent information available from the PPS Housing Tables (2022). In order for an owned unit to be deemed affordable, the maximum affordable house price is $418,100. For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the Regional Official Plan, the average rent is compared to the least expensive of A unit for which the rent does not exceed 30 per cent of the gross annual $1,960 household income for low and moderate income renter households A unit for which the rent is at or below the Bachelor: $1,075 average market rent (AMR) in the 1 -Bedroom: $1,245 regional market area 2 -Bedroom: $1,469 3 -Bedroom: $1,631 4+ Bedroom: n/a *Based on the most recent information available from the PPS Housing Tables (2022) In order for a rental unit to be deemed affordable, the average rent for the proposed units must be at or below the average market rent in the regional market area as shown above. Document Number: 4638656 Version: 1 Page 21 of 174 Draft Plan of Condominium Conditions: The Region has no objections to draft approval of Vacant Land Plan of Condominium 30CDM-24204, 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 submit an updated detailed Environmental Noise Study to assess transportation and stationary noise and enter into a Registered Development Agreement with the Regional Municipality of Waterloo and/or the City of Kitchener (if required) to implement the recommendations of within Environmental Noise Study; all to the satisfaction of the Regional Municipality of Waterloo; 3) THAT prior to final approval, the Owner/Developer shall include any recommendations of the Environmental Noise Study including any noise warning clauses (if required) within the Condominium Declaration and all Purchase and Sale/Lease/Rental Agreement(s) to the satisfaction of the Regional Municipality of Waterloo; 4) THAT prior to final approval, the Owner/Developer shall prepare and submit a Salt Management Plan and include provisions for the Unit Owners and Condominium Corporation within the Condominium Declaration all to the satisfaction of the Regional Municipality of Waterloo; 5) 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, 6) THAT prior to final approval, the final draft of the Condominium Declaration be forwarded to the Commissioner of Planning, Development and Legislative Services at the Regional Municipality of Waterloo. Fees The Region acknowledges receipt of the Region's condominium application review fee of $3,450.00 (deposited March 21, 2024). Document Number: 4638656 Version: 1 Page 22 of 174 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 C. Zehr Group Inc. C/O Kevin Muir (Applicant) Document Number: 4638656 Version: 1 Page 23 of 174 Craig Dumart From: Dave Seller Sent: Monday, March 11, 2024 8:45 AM To: Craig Dumart Subject: TS comments: Draft Plan of Vacant Land Condominium (20 Ottawa Street North) Transportation Services offer the following comments. • Visitor and barrier free parking signs be noted on the site plan. • Barrier free parking spaces and access aisle must be flush with the curb and noted on the site plan. • Barrier free access aisles shall be marked with high tonal contrast diagonal lines and noted on the site plan. Dave Seller, C.E.T. Traffic Planning Analyst Transportation Services I City of Kitchener 519-741-2200 ext. 7369 TTY 1-866-969-9994 1 dave.seller(a)kitchener.ca From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Tuesday, March 5, 2024 10:57 AM To: _DL_#_DSD_Planning <DSD-PlanningDivision kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Canada Post - Brad Biskaborn (brad.biskaborn@ ca nada post.postescanada.ca) <brad.biskaborn@canadapost. postescanada.ca>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf<Darren.Kropf@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes <Ellen.Kayes@kitchener.ca>; Enbridge - Mat Robson (Mat. Robson@enbridge.com) <Mat.Robson @enbridge.com>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feras AbdulHadi <Feras.AbdulHadi@kitchener.ca>; Fire Prevention (SM) <FirePrevention@kitchener.ca>; French Catholic School Board <planification@cscmonavenir.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Landuse Planning <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Jordan MacLaughlin<Jordan.MacLaughlin@kitchener.ca>; 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) <kelIV. button@mpac.ca>; MPAC (LPUconsents@mpac.ca) <LPUconsents@mpac.ca>; Nancy Steinfield <Nancy.Steinfield@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Amalia Walker <AmWalker@regionofwaterloo.ca>; Regional Clerk<regionalclerk@regionofwaterloo.ca>; Region - Howard Chang (SChang@regionofwaterloo.ca) <SChang@regionofwaterloo.ca>; Planning Applications<planningapplications@regionofwaterloo.ca>; Region - Tim Walden (TWalden@regionofwaterloo.ca) <TWalden@regionofwaterloo.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Rogers (SWOGR-PERMITS@ rci.rogers.com) <SWOGR-PERMITS@rci.rogers.com>; Sanitary Storm Approvals (SM) <SanitaryStorm.Approvals kitchener.ca>; UW-WUSA (Feds) (pres@wusa.ca) <pres@wusa.ca>; Viamonde School Board - Daniel Stojc <stoicd@csviamonde.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Craig Dumart <Craig.Duma rt@kitchener.ca> Subject: Circulation for Comment - Draft Plan of Vacant Land Condominium (20 Ottawa Street North) Please see attached. Comments or questions should be directed to Craig Dumart, Senior Planner (craig.dumart@kitchener.ca; 519-741-2200 x7073). Christine Kompter Administrative Assistant I Development Services Department - Planning 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 Page 24 of 174 Craig Dumart From: Sent: To: Subject: You don't often get email from Hello Mr. Dumart, Irina Kiitarr Saturday, March 23, 2024 8:33 PM Craig Dumart 20 Ottawa St N - comments i this is important I am writing to you to provide a few comments about the application for development at 20 Ottawa Street North. One suggestion is to decrease the size of the tallest tower for the reasons of safety and convenience. From the example of DTK Condos (30+ storey building at 60 Frederick St.) we know that it takes a couple of hours for all residents to exit the building when a fire alarm sounds and another couple of hours to re-enter the building. In case of emergency, there is a high risk that not all people may evacuate the building. In case of a false alarm - major inconvenience to spend multiple hours waiting for everyone to get out and in again. Even if we look at getting in and out of the building on the normal basis, in the case of the above-mentioned building it may take its residents up to 15 minutes to get in or out during busy times such as in the morning and around 5-6pm. So even if the building is between 20 and 30 storeys like the one planned on Ottawa St., it may take very long for people to get in or out which is inconvenient and may result in them being late for a bus and have to wait 30 minutes for the next bus, if they take a bus. Another suggestion is to increase parking from 0.66 to 1. Many builders try to shrink the amount of parking because building parking is not profitable for them but cover this up under excuses of being near public transit. However, let us be honest, it requires 2 people working full time to cover rent and have enough money left for food and other everyday expenses. Most people do not have the luxury of having a well paid job within walking distance or easily reachable by public transport. Although there are efforts to improve public transit, this region is still very far from the state in which most people could get to work, volunteer, do groceries and run errands relying solely on public transport. 1 parking space per unit is really the minimum that is needed even if the building is close to buses and the tramway. Care about the good level of life of the people who will reside there one day is what is on my mind as I provide you with these comments. Thank you for considering them and I hope that to some degree they will get implemented. Overall, I am excited that the area is getting developed. I hope it will bring a positive effect on the neighbourhood! Thank you and have a nice day, Irina Kiitam Page 25 of 174 Craig Dumart From: Audrey Charbonneau Sent: Monday, March 18, 2024 4:48 PM To: Craig Dumart Subject: 20 Ottawa Street North, Kitchener You don't often get email frorr, Learn why this is important I have concerns about the proposed units to be built on Ottawa street, noted above. I feel that 29 storeys is far too tall for the neighbourhood. Most buildings are only 1 or 2 storeys high with the exception of apartments that are 3 or 4 storeys. The most recent apartment built is 6 storeys. I believe that although profitable to the owner, will be a burden to the neighbourhood. The second concern is to do with parking. There is no way that this building lot will have enough room for the proposed building and parking. There is no parking on the surrounding streets, King, Ottawa, Weber, Onward. The tenant will have guests who will need somewhere to park. Although this is beside Eastwood Plaza it would be unfair to dump the excess vehicles on the businesses in the plaza and take parking from the customers. Lastly, the intersection of King and Ottawa was just widened and if delivery trucks and other vehicles stop at this new building it will cause much backup and delay we just had relieved. I hope this helps you reconsider the needs of the people who live here and not just the needs of the new people to come. Audrey Charbonneau Page 26 of 174 Craig Dumart From: doug fitzgibbons Sent: Thursday, March 21, 2024 3:44 PM To: Craig Dumart Subject: Proposed development at 20 Ottawa St. North Hello Craig, We corresponded when this development was first proposed. We are very happy to see that unit 3 which is directly behind our property will now be limited to 4 stories. It is however, difficult to tell from the drawing the exact location of the building in relationship to our property and whether or not the originally planned plantings will still form a buffer zone. It is also unclear whether there will be access to the development from Onward ave. The notice does indicate that drive aisles, landscaped areas and walkways will make up the common elements. On the drawing there is only one strip at the Tim Hortons side that shows as common elements. Is there a more detailed plan? I have been trying to remember the initial plan to see if Unit 2 has been increased in size and if it has been relocated further away from the church property and the other houses? One other item would be to know where the mechanics for Unit 3 will be located. As the operation of these can be quite noisy so proximity to the 4 or 5 affected properties could have a significant impact. In the first plan it was indicated that new fences would be provided for the affected properties on Onward. Is this still the plan? Thank you for your attention to these queries. I look forward to your reply. Sincerely, Jane and Doug Fitzgibbons Get Outlook for iOS Page 27 of 174 Craig Dumart From: Emma Zheng Sent: Sunday, March 17, 2024 5:27 PM To: Craig Dumart Subject: Development on 20 Ottawa Street North You don't often get email from earn why this is important Hi Craig, Please inform me about the subject application, as the high rise will greatly impact my house on Onward Avenue. I want to attend the upcoming Neighborhood meeting when it is scheduled. Thanks Ming Page 28 of 174 Craig Dumart From: Bobby Linder Sent: Monday, March 11, 2024 2:40 PM To: Craig Dumart Subject: 20 Ottawa Street North You don't often get email from )y this is important Good afternoon, my name is Bobby Linder, and I am the facilities director fo ocated at in Kitchener. I received a notice in the mail about a neighborhood development that is at the planning and application stages. We did have some questions come up; we are wondering what type of Residential housing is being planned for this project. Is the purpose of these residential dwellings plans meant for affordable housing? As you are aware this is a very important issue that needs to be addressed. The only other comment that we would offer at this time is to ensure the strategic plan by the builder9 should this project be approved0 is that there is ample parking on site for the workers and others that are supporting this project. Thank you for taking the time to read my comments. gobb� LI crier Director of Maintenance Page 29 of 174 Craig Dumart From: Dr. Prabir Panda Sent: Saturday, March 23, 2024 10:04 AM To: Craig Dumart; Stephanie Stretch Subject: Comments for proposed development at 20 Ottawa Street North Some people who received this message don't often get email from rn why this is important Dear team, Thank you for reaching out for comments/views from the affected communities. I have perused the application for development for 20 Ottawa St North as well other such applications having spillover effect on Onward Ave. I am of the considered opinion that the proposed development adjoining church, adversely affects tranquillity, population density and visual appeal of our neighbourhood. This area is also adversely affected by development of 1,224 dwelling units and 7,240 m2 of commercial and institutional space being considered for 50 Borden Ave South. Therefore, I would request that the proposed high-density development at 20 Ottawa Street North be rejected. Regards Dr. Prabir Panda Page 30 of 174 ------------------------------------------ OTTAWA STREET NORTH SITE P LAN REVISED: SITE PLAN APPLICATION No. SP22/174/0/CD LTS 31-33, 41-50 PL 309 KITCHENER; PT PARK LT 25 PL 404 KITCHENER; PT LT 1 PL 654 KITCHENER; PT LT 44 (LEVEL P2 PLAN) 0 5 10 15 20 25 SUBDIVISION OF LT 1 GERMAN COMPANY TRACT KITCHENER 20 OTTAWA LP SCALE 1:1,000 City of Kitchener CAD FILE: 20 OTTAWA ST N, KITCHENER, ON DATE: MARCH 07,2023 DEVELOPMENT SERVICES DEPARTMENT SP.DWG Page 31 of 174 SITE STATISTICS Zoning- MU -3, 777R, 92H (85-1) Zoning Amendment- 2022-070 eoaowso Lot Area- 12,325.Om2 Lot Area (Road Widening) -280.9m' Lot Area (Net) -12,044.1 m2 Building Coverage- 4,797.9m' (39.8%) Landscaped Area- 4,787.4m' (39.7%) m _ Asphalt / Hard Surface Area- 2,473.6m2 (20.5%) LLL Parking Required- 207 Spaces (By -Law 85-1) 0.74 Spaces/ Unit > 51.Om2 (224 Units) 0.165 Spaces/ Unit < 51.Om' (244 Units) 224 Units x 0.74= 166 Spaces —I— 244 Units x 0.165= 41 Spaces - o o I Parking Provided- 387 Spaces © I OPE-R PARRI'MOSTRUCTURE ° I Visitor Parking Required- 7% of Required Parking P 207 Required Spaces x 7%= 15 Spaces - o m © o Visitor Parking Provided -15 Spaces Barrier -Free Parking Required- 6 Spaces Barrier -Free Parking Provided- 6 Spaces (4- Type A, 2- Type B) I Parking Space Minimum Dimensions- 2.6m x 5.5m Parking Space Minimum Dimensions (Abutting Wall)- 2.75m x 5.5m h Class A Bicycle Parking Provided - 356 Spaces Class B Bicycle Parking Provided - 6 Spaces p' p le f MULTI -RESIDENTIAL Number of Units -468 Spa 40,06 12,32 ' Floor Space Ratio- 9.5m / 5.Om = 3.3 = BUIL�INGB BUILDING NOTE. M"= � ALL ASPHALT AREAS TO BE DEFINED WITH 0.15m HIGH POURED CONCRETE CURBING, U.N.O. SNOW TO BE PICKED UP AND TAKEN OFF SITE FOR DISPOSAL. o. a ------------------------------------------ OTTAWA STREET NORTH SITE P LAN REVISED: SITE PLAN APPLICATION No. SP22/174/0/CD LTS 31-33, 41-50 PL 309 KITCHENER; PT PARK LT 25 PL 404 KITCHENER; PT LT 1 PL 654 KITCHENER; PT LT 44 (LEVEL P2 PLAN) 0 5 10 15 20 25 SUBDIVISION OF LT 1 GERMAN COMPANY TRACT KITCHENER 20 OTTAWA LP SCALE 1:1,000 City of Kitchener CAD FILE: 20 OTTAWA ST N, KITCHENER, ON DATE: MARCH 07,2023 DEVELOPMENT SERVICES DEPARTMENT SP.DWG Page 31 of 174 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I SITE STATISTICS Zoning- MU -3, 777R, 92H (85-1) Zoning Amendment- 2022-070 Lot Area- 12,325.Om2 Lot Area (Road Widening) -280.9m' Lot Area (Net) -12,044.1 m2 Building Coverage- 4,797.9m' (39.8%) Landscaped Area- 4,787.4m' (39.7%) Asphalt / Hard Surface Area- 2,473.6m2 (20.5%) Parking Required- 207 Spaces (By -Law 85-1) 0.74 Spaces/ Unit > 51.Om2 (224 Units) 0.165 Spaces/ Unit < 51.Om' (244 Units) 224 Units x 0.74= 166 Spaces 244 Units x 0.165= 41 Spaces Parking Provided- 387 Spaces Visitor Parking Required- 7% of Required Parking 207 Required Spaces x 7%= 15 Spaces Visitor Parking Provided -15 Spaces Barrier -Free Parking Required- 6 Spaces Barrier -Free Parking Provided- 6 Spaces (4- Type A, 2- Type B) Parking Space Minimum Dimensions- 2.6m x 5.5m Parking Space Minimum Dimensions (Abutting Wall)- 2.75m x 5.5m Class A Bicycle Parking Provided - 356 Spaces Class B Bicycle Parking Provided - 6 Spaces MULTI -RESIDENTIAL Number of Units- 468 Floor Space Ratio- 40,069.5m2/ 12,325.Om2= 3.3 NOTE: ALL ASPHALT AREAS TO BE DEFINED WITH 0.15m HIGH POURED CONCRETE CURBING, U.N.O. SNOW TO BE PICKED UP AND TAKEN OFF SITE FOR DISPOSAL. REVISED: SITE PLAN APPLICATION No. SP22/174/0/CD LEVEL PI PLAN0 5 , o , 5 20 25 LTS 31-33, 41-50 PL 309 KITCHENER; PT PARK LT 25 PL 404 KITCHENER; PT LT 1 PL 654 KITCHENER; PT LT 44 SUBDIVISION OF LT 1 GERMAN COMPANY TRACT KITCHENER 20 OTTAWA LP SCALE 1:1,000 City of Kitchener CAD FILE: 20 OTTAWA ST N, KITCHENER, ON DATE: MARCH 07,2023 DEVELOPMENT SERVICES DEPARTMENT SP.DWG Page 32 of 174 SITE STATISTICS Zoning- MU -3, 777R, 92H (85-1) Zoning Amendment- 2022-070 Lot Area- 12,325.Om2 Lot Area (Road Widening) -280.9m' Lot Area (Net) -12,044.1 m2 Building Coverage- 4,797.9m' (39.8%) Landscaped Area- 4,787.4m' (39.7%) Asphalt / Hard Surface Area- 2,473.6m2 (20.5%) Parking Required- 207 Spaces (By -Law 85-1) 0.74 Spaces/ Unit > 51.Om2 (224 Units) 0.165 Spaces/ Unit < 51.Om' (244 Units) 224 Units x 0.74= 166 Spaces 244 Units x 0.165= 41 Spaces Parking Provided- 387 Spaces Visitor Parking Required- 7% of Required Parking 207 Required Spaces x 7%= 15 Spaces Visitor Parking Provided -15 Spaces Barrier -Free Parking Required- 6 Spaces Barrier -Free Parking Provided- 6 Spaces (4- Type A, 2- Type B) Parking Space Minimum Dimensions- 2.6m x 5.5m Parking Space Minimum Dimensions (Abutting Wall)- 2.75m x 5.5m Class A Bicycle Parking Provided - 356 Spaces Class B Bicycle Parking Provided - 6 Spaces MULTI -RESIDENTIAL Number of Units- 468 Floor Space Ratio- 40,069.5m2/ 12,325.Om2= 3.3 NOTE: ALL ASPHALT AREAS TO BE DEFINED WITH 0.15m HIGH POURED CONCRETE CURBING, U.N.O. SNOW TO BE PICKED UP AND TAKEN OFF SITE FOR DISPOSAL. REVISED: SITE PLAN APPLICATION No. SP22/174/0/CD LEVEL P3 PLAND 5 , o , 5 20 25 LTS 31-33, 41-50 PL 309 KITCHENER; PT PARK LT 25 PL 404 KITCHENER; PT LT 1 PL 654 KITCHENER; PT LT 44 SUBDIVISION OF LT 1 GERMAN COMPANY TRACT KITCHENER 20 OTTAWA LP SCALE 1:1,000 City of Kitchener CAD FILE: 20 OTTAWA ST N, KITCHENER, ON DATE: MARCH 07,2023 DEVELOPMENT SERVICES DEPARTMENT SP.DWG Page 33 of 174 SITE STATISTICS Zoning- MU -3, 777R, 92H (85-1) Zoning Amendment- 2022-070 Lot Area- 12,325.Om2 Lot Area (Road Widening) -280.9m' Lot Area (Net) -12,044.1 m2 Building Coverage- 4,797.9m' (39.8%) Landscaped Area- 4,787.4m' (39.7%) Asphalt / Hard Surface Area- 2,473.6m2 (20.5%) Parking Required- 207 Spaces (By -Law 85-1) 0.74 Spaces/ Unit > 51.Om2 (224 Units) 0.165 Spaces/ Unit < 51.Om' (244 Units) 224 Units x 0.74= 166 Spaces 244 Units x 0.165= 41 Spaces Parking Provided- 387 Spaces Visitor Parking Required- 7% of Required Parking 207 Required Spaces x 7%= 15 Spaces Visitor Parking Provided -15 Spaces Barrier -Free Parking Required- 6 Spaces Barrier -Free Parking Provided- 6 Spaces (4- Type A, 2- Type B) Parking Space Minimum Dimensions- 2.6m x 5.5m Parking Space Minimum Dimensions (Abutting Wall)- 2.75m x 5.5m Class A Bicycle Parking Provided - 356 Spaces Class B Bicycle Parking Provided - 6 Spaces MULTI -RESIDENTIAL Number of Units- 468 Floor Space Ratio- 40,069.5m2/ 12,325.Om2= 3.3 NOTE: ALL ASPHALT AREAS TO BE DEFINED WITH 0.15m HIGH POURED CONCRETE CURBING, U.N.O. SNOW TO BE PICKED UP AND TAKEN OFF SITE FOR DISPOSAL. REVISED: SITE PLAN APPLICATION No. SP22/174/0/CD LEVEL P4 PLAN0 5 , o , 5 20 25 LTS 31-33, 41-50 PL 309 KITCHENER; PT PARK LT 25 PL 404 KITCHENER; PT LT 1 PL 654 KITCHENER; PT LT 44 SUBDIVISION OF LT 1 GERMAN COMPANY TRACT KITCHENER 20 OTTAWA LP SCALE 1:1,000 City of Kitchener CAD FILE: 20 OTTAWA ST N, KITCHENER, ON DATE: MARCH 07,2023 DEVELOPMENT SERVICES DEPARTMENT SP.DWG Page 34 of 174 SITE STATISTICS Zoning- MU -3, 777R, 92H (85-1) Zoning Amendment- 2022-070 Lot Area- 12,325.Om2 Lot Area (Road Widening) -280.9m' Lot Area (Net) -12,044.1 m2 Building Coverage- 4,797.9m' (39.8%) Landscaped Area- 4,787.4m' (39.7%) Asphalt / Hard Surface Area- 2,473.6m2 (20.5%) Parking Required- 207 Spaces (By -Law 85-1) 0.74 Spaces/ Unit > 51.Om2 (224 Units) 0.165 Spaces/ Unit < 51.Om' (244 Units) 224 Units x 0.74= 166 Spaces 244 Units x 0.165= 41 Spaces Parking Provided- 387 Spaces Visitor Parking Required- 7% of Required Parking 207 Required Spaces x 7%= 15 Spaces Visitor Parking Provided -15 Spaces Barrier -Free Parking Required- 6 Spaces Barrier -Free Parking Provided- 6 Spaces (4- Type A, 2- Type B) Parking Space Minimum Dimensions- 2.6m x 5.5m Parking Space Minimum Dimensions (Abutting Wall)- 2.75m x 5.5m Class A Bicycle Parking Provided - 356 Spaces Class B Bicycle Parking Provided - 6 Spaces MULTI -RESIDENTIAL Number of Units- 468 Floor Space Ratio- 40,069.5m2/ 12,325.Om2= 3.3 NOTE: ALL ASPHALT AREAS TO BE DEFINED WITH 0.15m HIGH POURED CONCRETE CURBING, U.N.O. SNOW TO BE PICKED UP AND TAKEN OFF SITE FOR DISPOSAL. REVISED: SITE PLAN APPLICATION No. SP22/174/0/CD LEVEL P5 PLAND 5 , o , 5 20 25 LTS 31-33, 41-50 PL 309 KITCHENER; PT PARK LT 25 PL 404 KITCHENER; PT LT 1 PL 654 KITCHENER; PT LT 44 SUBDIVISION OF LT 1 GERMAN COMPANY TRACT KITCHENER 20 OTTAWA LP SCALE 1:1,000 City of Kitchener CAD FILE: 20 OTTAWA ST N, KITCHENER, ON DATE: MARCH 07,2023 DEVELOPMENT SERVICES DEPARTMENT SP.DWG Page 35 of 174