HomeMy WebLinkAboutDSD-2024-430 - Zoning By-law Amendment Application ZBA24/021/V/AP - 169-183 Victoria Street South - 1000002286 Ontario Ltd. - Legion Heights Victoria Inc - 2306975 Ontario Inc.Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: October 28, 2024
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 519-741-2200 ext. 7070
PREPARED BY: Andrew Pinnell, Senior Planner, 519-741-2200 ext. 7668
WARD INVOLVED: Ward 9
DATE OF REPORT: October 17, 2024
REPORT NO.: DSD -2024-430
SUBJECT: Zoning By-law Amendment Application ZBA24/021/V/AP
169-183 Victoria Street South
1000002286 Ontario Ltd., Legion Heights Victoria Inc.,
2306975 Ontario Inc.
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA24/021/V/AP requesting to amend
Zoning By-law 85-1, for 1000002286 Ontario Ltd., Legion Heights Victoria Inc., and
2306975 Ontario Inc., be approved in the form shown in the `Proposed By-law' and
`Map No. 1' attached to Report DSD -2024-430 as Attachment `A', and
That Zoning By-law Amendment Application ZBA24/021/V/AP requesting to amend
Zoning By-law 2019-051, for 1000002286 Ontario Ltd., Legion Heights Victoria Inc.,
and 2306975 Ontario Inc., be approved in the form shown in the `Proposed By-law'
and `Map No. 1' attached to Report DSD -2024-430 as Attachment `B'; and
That the Proposed By-law to amend Zoning By-law 2019-051, as amended by By-law
2024-065, shall have no force and effect until By-law 2024-065 (Growing Together
PMTSAs) is in full force and effect, and further
That the Urban Design Brief prepared by GSP Group Inc., dated October 2024,
attached as Attachment `C' to report DSD -2024-430, be endorsed, and that staff be
directed to implement the Urban Design Brief through a future Site Plan Approval
process, and at the discretion of the City's Director of Development and Housing
Approvals, significant changes to the Urban Design Brief will be to the satisfaction of
Council.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 3 of 232
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding the Zoning By-law Amendment application for the subject lands, located at
169-183 Victoria Street South. It is Development and Housing Approvals staff's
recommendation that the Zoning By-law Amendment be approved and the Urban
Design Brief be endorsed.
• The requested amendment supports the redevelopment of the lands with an 8 -storey
multiple dwelling consisting of approximately 120 dwelling units (rental units), in the
place of four single detached dwellings and one four-plex. Approximately 24 dwelling
units are proposed to be provided as affordable housing.
• Community engagement included:
o Circulation of a preliminary notice letter to property owners and residents
within 240 metres of the subject property;
o Installation of three notice signs on the property;
o Follow up one-on-one correspondence with members of the public;
o Neighbourhood Meeting held on September 25, 2024;
o Postcard advising of the statutory public meeting was circulated to all residents
and property owners within 240 metres of the subject site and those who
responded to the preliminary circulation;
o Notice of the public meeting was published in The Record on October 4,
2024.
• This report supports the delivery of core services.
• This application was deemed complete on August 13, 2024. The Applicant can appeal
this application for non -decision after November 11, 2024.
EXECUTIVE SUMMARY:
The owners of the subject property, addressed as 169-183 Victoria Street South, are
requesting to change the zoning to allow the redevelopment of the subject property with an
eight -storey, 28.8 metre high, mid -rise residential apartment building with a total of
approximately 120 units. The building would contain two floors of underground parking, with
eight above -grade storeys containing a mixture of 1-, 2-, and 3 -bedroom rental units as well
as a ground -floor amenity room, private balconies, an outdoor common amenity area, and
a play area abutting Henry Street.
To facilitate the development concept, the applicant is requesting a Zoning By-law
Amendment (ZBA) to change the zoning from 'Low Intensity Mixed Use Corridor Zone (MU -
1') to 'Medium Intensity Mixed Use Corridor Zone (MU -2') to in Zoning By-law 85-1 with a
Special Regulation Provision. However, it should be noted that the lands are also subject to
the City -initiated ZBA that emerged from the City's Growing Together Study (i.e., By-law
2024-065). By-law 2024-065, which would apply the 'Mid Rise Growth Zone (SGA -2)' to the
subject property, is under appeal with the Ontario Land Tribunal (OLT). Should the appeal
for the City -initiated ZBA be resolved by the OLT between the submission of this report and
the Planning and Strategic Initiatives Committee (PSIC) meeting, the SGA -2 Zone would be
retained and the requested ZBA would add a Site Specific Provision, to facilitate the same
development concept.
Under either scenario, Development and Housing Approvals staff is recommending that the
application be approved.
Page 4 of 232
BACKGROUND:
The City of Kitchener has received an owner -initiated Zoning By-law Amendment (ZBA)
Application to facilitate redevelopment of the lands with an 8 -storey multiple dwelling
consisting of approximately 120 dwelling units (rental units), including 24 affordable units.
The ZBA would change the zoning under By-law 85-1 from MU -1 Zone to MU -2 Zone and
add a site specific provision to, for example, allow a building height of 28.8 metres (8
storeys), regulate certain setbacks, allow a floor space ratio of 4.2, not require community
or commercial use on the ground floor. The lands are also subject to a City -initiated ZBA
that emerged from the City's Growing Together Study (By-law 2024-065). By-law 2024-065,
which would apply the 'Mid Rise Growth Zone (SGA -2)' to the subject property, is under
appeal with the Ontario Land Tribunal (OLT).
Site Context
The subject property is addressed as 169-183 Victoria Street South and owned by three
companies: 1000002286 Ontario Ltd., Legion Heights Victoria Inc., and 2306975 Ontario
Inc. The property is located at two intersections (1. Victoria Street South at Park Street, and
2. Victoria Street South at Henry Street) and is bounded by Victoria Street South to the
northwest, Park Street to the northeast, and Henry Street to the southwest. The property is
located diagonally across from the Downtown boundary. The subject property is a
combination of five separate residential properties, none of which form part of the adjacent
Victoria Park Heritage Conservation District to the southeast.
The subject property has an approximate lot area of 0.2 hectares (0.5 acres) with a frontage
of approximately 62.4 metres on Victoria Street, 25 metres of frontage on Park Street, and
30.5 metres of frontage on Henry Street. The subject lands are currently used and occupied
as follows:
Address
Land Use
Status (Vacant /
Occupied)
169 Victoria Street South
Single Detached Dwelling
Occupied
173 Victoria Street South
Single Detached Dwelling
Occupied
177 Victoria Street South
Single Detached Dwelling
Occupied
179 Victoria Street South
Single Detached Dwelling
Occupied
183 Victoria Street South
Four-plex
Occupied
All five of the properties (8 dwellings units) are collectively subject to the City's new Rental
Replacement By-law, which protects rental units that are subject to a Planning Act
application. Units in buildings subject to an application that have been vacant for less than
six months are subject to the By -Law's obligation to provide an equal number of affordable
rental units in the proposed development.
Tenants are offered the choice of three forms of compensation:
�. A rent payout equal to 10 times the monthly rent of the unit, and an agreement to
vacate the unit thereafter.
2. A rent exemption for a period of one year, and an agreement to vacate the unit
thereafter.
Page 5 of 232
3. A temporary replacement unit provided by the applicant and rented at the same rate
as their existing unit, and the first right of refusal to accept a permanent
replacement unit in the proposed development once complete.
The subject property is located within 730 metres walking distance to the Central Station
ION stop. Additionally, the property is located on the 20 Victoria -Frederick local GRT route
and is within walking distance to many other GRT transit routes (i.e., 204 iXpress, Routes
1, 3, 4, 7, 16, and 35). The property is located close to several City parks including, Victoria
Park (190 metres) and Cherry Park (385 metres). The Iron Horse Trail is located 400 metres
away.
The surrounding lands contain a wide range of existing and proposed land uses, of various
heights and densities. The lands immediately to the southeast, on Park Street, Henry Street,
and Devon Street, are part of the Victoria Park Heritage Conservation District (VPHCD) and
the prominent built form is currently low rise residential uses (mainly single detached
dwellings). The property immediately to the southeast, on Park Street (i.e., 59 Park Street),
is located within the VPHCD and is owned by one of the same companies that is requesting
the subject ZBA.
Lands to the southwest comprise a mix of low and medium rise residential uses as well as
commercial uses. Lands to the northeast comprise a mix of low rise residential and
commercial uses on the south side of Victoria Street and commercial uses on the north side
of Victoria Street.
It should be noted two large-scale redevelopments have been recently approved, in
proximity to the subject property:
• On June 26, 2023, Council approved Official Plan and Zoning By-law Amendments
to permit a high-density, mixed-use development for 97-101 Park Street and 186 -
194 Victoria Street South. The amendments will facilitate the development of 436
residential units and 807 square metres of commercial space with a maximum FSR
of 7.7 and maximum building height of 42 -storeys, and
• On April 27, 2023, the Ontario Land Tribunal allowed Official Plan and Zoning By-law
Amendments to permit a high-density mixed-use development for 146-162 Victoria
Street South and 92-110 Park Street. The amendments will facilitate the development
of a 3 -tower (38, 36, & 25 storeys), mixed use building containing 1,124 residential
dwelling units and 1,750 square metres of commercial floor space on the ground
floor, with a maximum FSR of 11.7. It should also be noted that Conditional Site Plan
Approval was issued on June 16, 2023.
Since the subject property fronts onto three streets, it is considered both a through lot and
a corner lot under the Zoning By-law. For the purposes of lot orientation, Henry Street is
considered the front yard, Victoria Street South is the side lot line abutting a street / exterior
side yard, and Park Street is the rear yard. The other property line, abutting the low rise
residential lands to the southeast, is the interior side lot line.
Page 6 of 232
Figure 1 - Location Map: 169-183 Victoria Street South
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Proposed Development Concept:
The applicant is proposing to redevelop the subject property with a mid -rise residential
apartment building (Multiple Dwelling). The building is proposed to have a height of eight -
storeys and 28.8 metres and contain a total of approximately 120 dwelling units (rental
units). The building would contain two floors of underground parking, with eight above -grade
storeys containing a mixture of 1-, 2-, and 3- bedroom units as well as a ground -floor amenity
room, private balconies, an outdoor common amenity, and a play area abutting Henry Street
(note the applicant advises that he is willing to adjust the floor plan, through future City
processes, to integrate 3 to 5 three-bedroom units). A total of 120 Class A bicycle parking
stalls are proposed, and 8 Class B stalls outside, at grade. No surface parking is proposed.
Table 1, below, highlights the development concept statistics while Figures 2, 3 and 4 show
the development concept site plan and building elevations.
Page 7 of 232
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Proposed Development Concept:
The applicant is proposing to redevelop the subject property with a mid -rise residential
apartment building (Multiple Dwelling). The building is proposed to have a height of eight -
storeys and 28.8 metres and contain a total of approximately 120 dwelling units (rental
units). The building would contain two floors of underground parking, with eight above -grade
storeys containing a mixture of 1-, 2-, and 3- bedroom units as well as a ground -floor amenity
room, private balconies, an outdoor common amenity, and a play area abutting Henry Street
(note the applicant advises that he is willing to adjust the floor plan, through future City
processes, to integrate 3 to 5 three-bedroom units). A total of 120 Class A bicycle parking
stalls are proposed, and 8 Class B stalls outside, at grade. No surface parking is proposed.
Table 1, below, highlights the development concept statistics while Figures 2, 3 and 4 show
the development concept site plan and building elevations.
Page 7 of 232
Table 1 — Proposed Development Concept Statistics
Figure 2 — Conceptual Site Plan
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Development Concept
Number of Dwelling Units
120 (subject to adjustment to integrate 3 to 5 three-
PROPERTY LINE P07 ROAD WIDENING ss-nmxo snascx
bedroom units through minor building refinement)
Parking Spaces
53 (2 levels of underground parking-, no surface parking)
Building Height
28.8 metres / 8 storeys
Class A Bicycle Parking
120 stalls (62 stalls in dedicated ground floor bicycle
(within an enclosed,
rooms-, and 58 in a dedicated P2 level bicycle room)
secure area with
controlled access)
-
Class B Bicycle Parking
8 stalls (outdoor-, at -grade)
(short-term)
8 STOREY, 120 UNITS
Floor Space Ratio
4.2
Unit Types
Subject to adjustment to integrate 3 to 5 three-bedroom
8,564 sq. m.
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units through minor building refinement:
• 92 - one -bedroom units (76.7%)
• 28 - two-bedroom units 23.3%
Landscaped Area
364.4 square metres (20%)
Figure 2 — Conceptual Site Plan
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To facilitate the proposed development concept, a Zoning By-law Amendment (ZBA) is
required to change the zoning of the subject property since, for example, the current zoning
Page 8 of 232
permits a maximum building height of 13.5 metres and a maximum floor space ratio of 2.0.
The current zoning would not allow the proposed redevelopment. The details of the ZBA are
discussed in detail in the Requested Zoning By-law Amendment section of this report.
Figure 3 — Conceptual Rendering showing the proposed building from the
Figure 4 — Conceptual Rendering showing the proposed building from the
intersection of Park Street at Victoria Street South, looking West.
Page 9 of 232
Figure 5 — Conceptual Rendering showing the proposed building from Henry Street,
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25:
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage
and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2024, as it directs how and where development is to occur. The
Page 10 of 232
City's Official Plan is the most important vehicle for the implementation of the Provincial
Policy Statement, 2024 and to ensure Provincial policy is adhered to.
Provincial Policy Statement, 2024:
The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use
planning policy framework that replaces both the Provincial Policy Statement, 2020 and A
Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon
housing -supportive policies from both documents. The PPS 2024 would come into force on
October 20, 2024.
According to the Province, the PPS 2024 provides municipalities with the tools and flexibility
they need to build more homes. It enables municipalities to:
• plan for and support development, and increase the housing supply across the
province
• align development with infrastructure to build a strong and competitive economy that
is investment -ready
• foster the long-term viability of rural areas
• protect agricultural lands, the environment, public health and safety
Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and
supports planning authorities to support general intensification and redevelopment while
achieving complete communities by, accommodating an appropriate range and mix of land
uses, housing options, transportation options with multimodal access, employment, public
service facilities and other institutional uses, recreation, parks and open space, and other
uses to meet long-term needs.
Regional Official Plan (ROP):
The subject property is located in the Urban Area, Delineated Built Up Area, and Central
Station Major Transit Station Area (MTSA) in the 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.
Growth is directed to the Built Up Area of the Region to make better use of infrastructure
that can assist in transitioning the Region into an energy efficient, low carbon community.
Furthermore, intensification within the Built Up Area assists the gradual transition of existing
neighbourhoods within the Region into 15 -minute neighbourhoods that are compact, well
connected places that allow all people of all ages and abilities to access the needs for daily
living within 15 minutes by walking, cycling or rolling. 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.
Section 2.D.2 of Regional Official Plan Amendment 6 (ROPA 6) establishes policies for
development within Major Transit Station Areas (MTSAs). The policies within this section
support the provision of increased mixed-use densities that are transit supportive. The
minimum density target established for the Central Station MTSA is 160 people and
jobs/hectare.
Page 11 of 232
The proposed development conforms the ROP, since the proposed development helps to
achieve the planned intensification target. Moreover, the proposed built form provides a mix
of unit types and is appropriately located along a corridor in which growth can be located
close to transit and active transportation services and infrastructure. In addition, Chapter 3
of ROPA 6 establishes policies for housing in the Region. The proposed development meets
the intent of these policies.
Regional staff has advised that it has no objections to the proposal, subject to:
1. Implementation of a holding provision requiring the completion of a detailed noise
study prior to site plan approval, and
2. Implementation of a site specific provision to prohibit geothermal energy systems.
In this regard, the recommended Zoning By-law Amendment implements the Region's
requests.
City of Kitchener Official Plan (OP):
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is
further articulated and implemented through the guiding principles, goals, objectives, and
policies which are set out in the Plan. The Vision and Goals of the OP strive to build an
innovative, vibrant, attractive, safe, complete, and healthy community.
Urban Structure
The 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 (Downtown), Protected Major Transit Station Areas
(PMTSAs), City Nodes, Community Nodes, and Urban Corridors, in this hierarchy,
according to Section 3.C.2.3 of the Official Plan.
The subject lands are located within the Central Station PMTSA, being located only 730
metres walking distance to the station stop. Per Policy 3.C.2.17, the planned function of
PMTSAs, in order to support transit and rapid transit, is to:
a) provide a focus for accommodating growth through development to support existing
and planned transit and rapid transit service levels;
b) provide connectivity of various modes of transportation to the transit system;
c) achieve a mix of residential, office (including major office), institutional (including
major institutional) and commercial development (including retail commercial
centres), wherever appropriate; and,
d) have streetscapes and a built form that is pedestrian -friendly and transit -oriented.
Policy 3.C.2.18 states that the Central Station Protected Major Transit Station Area shall be
planned to achieve a minimum density of 160 residents and jobs per hectare.
The subject proposal will assist the City in achieving the above noted density target. It is
estimated that based on 120 dwelling units, the proposed building would result in
Page 12 of 232
approximately 214 residents and based on a net site area of 0.18 hectares would result in a
density of 1,190 residents per hectare. This would significantly assist in supporting rapid
transit and local transit within this PMTSA.
Staff is of the opinion that the requested Zoning By-law Amendment will support
redevelopment that conforms to the City's PMTSA policies.
Land Use Designation
It should be noted that the Victoria Park Secondary Plan has been repealed when the
subject property was designated `Strategic Growth Area A' (Land Use) in the City of
Kitchener Official Plan, as amended by the Official Plan Amendments that emerged from
the City's Growing Together Study (i.e., OPA 49 and OPA 133). The `Strategic Growth Area
A' designation is generally intended to accommodate intensification within:
• existing predominantly low-rise residential neighbourhoods,
• lands further away from Rapid Transit station stops, and/or
• lands where existing lots are generally too small to support high rise buildings.
It is anticipated that the majority of development and/or redevelopment within this
designation will occur through infill including missing middle housing and compatible non-
residential uses.
The `Strategic Growth Area A' policies state that this land use designation "will
accommodate a range of low and medium density residential housing types including those
permitted in the Low Rise Residential and Medium Rise Residential land use designation."
No building is permitted to exceed 8 storeys in height, though zoning may require building
heights less than 8 storeys. In this case, the proposed redevelopment consists of an 8 -
storey, mid -rise residential apartment building of the type permitted in the Medium Rise
Residential designation. The proposal conforms in this regard.
Policy 15.D.2.67 states that where the implementing zoning does not permit the maximum
building height, the City may consider site specific increases to the permitted building height
in accordance with Policy 15.D.2.5 via a Zoning By-law Amendment (ZBA).
In this case, the above policies apply directly, since the implementing zoning reduces the
maximum building height to 20.0 metres, within 15 metres of a lot with a low-rise residential
zone [the lands immediately to the southeast are zoned Low Rise Residential Four Zone
(RES -4)]. In contrast, the proposed building height is 8 storeys / 28.8 metres, with a setback
of 7.5 metres to the adjacent RES -4 Zone.
In accordance with the above policies, the applicant is requesting a ZBA. Policy 15.D.2.5
states that site specific applications, which seek relief through ZBAs will consider the
following factors:
a) compatibility with the planned function of the subject lands and adjacent lands;
b) suitability of the lot for the proposed use and/or built -form;
c) lot area and consolidation as further outlined in Policy 3.C.2.11;
d) compliance with the City's Urban Design Manual and Policy 11.C.1.34;
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e) cultural heritage resources, including Policy 15.D.2.8; and,
f) technical considerations and other contextual or site specific factors.
Moreover, Policy 15.D.2.37 states, "Where new development or redevelopment is proposed
at the edge of a strategic growth area land use designation, the scale and massing it will
consider compatibility with and transition to the adjacent land use designation."
With regard to the above policies, Development and Housing Approval (DHA) staff is of the
opinion that the proposed development, which is located at the edge of the `Strategic Growth
Area A' land use designation, where it abuts lands that are designated Low Rise Residential,
is compatible with the adjacent low rise residential lands. It should be noted that the proposal
complies with the transition provision in the SGA -2 Zone that requires a minimum 7.5 metre
yard setback where the lot abuts a lot with a low-rise residential zone. Also, the proposal
provides a 1.5 metre building stepback at the 5t" floor, which provides additional separation,
beyond the 7.5 metre rear yard setback (and this stepback is provided earlier than the zoning
regulation requires: approximately at the 14.5 metre building height rather than at the 20
metre building height). It should further be noted that one of the lots that immediately abuts
the subject property is owned by the developer for the subject property (i.e., 59 Park Street).
The development site, which is composed of five lots that have been consolidated to
facilitate comprehensive redevelopment, is suitable to support the proposed built -form and
land use. In addition, Urban Design staff has reviewed the proposal against the City's Urban
Design Manual and is supportive of the proposal. DHA staff is recommending that the Urban
Design Brief, submitted in support of the subject application, be endorsed by Council and
that staff be directed to implement the Urban Design Brief through a future Site Plan
Approval process. Moreover, Heritage Planning staff reviewed the Heritage Impact
Assessment, submitted in support of the subject application, and is of the opinion that the
proposal will not impact or have a minor impact on the value or significance of cultural
heritage resources and adjacent cultural heritage resources. Necessary mitigation and
conservation measures will be implemented through a future site plan application process.
Policy Conclusion:
DHA staff is of the opinion that the requested Zoning By-law Amendment Application is
consistent with policies of the Provincial Policy Statement, 2024, the Regional Official Plan,
and City of Kitchener Official Plan.
Requested Zoning By-law Amendment:
To facilitate the proposed development concept outlined in the Proposed Development
Concept section of this report, the applicant is requesting a Zoning By-law Amendment
(ZBA). The property is currently zoned `Low Intensity Mixed Use Corridor Zone (MU -1') in
Zoning By-law 85-1. However, it should be noted that the lands are also subject to the City -
initiated ZBA that emerged from the City's Growing Together Study (i.e., By-law 2024-065).
By-law 2024-065, which would apply the `Mid Rise Growth Zone (SGA -2)' to the subject
property, is under appeal with the Ontario Land Tribunal (OLT).
In the case that no decision is issued by the OLT on the appeal prior to the PSIC meeting,
to facilitate the proposed development concept, the applicant is requesting to change the
zoning from Low Intensity Mixed Use Corridor Zone (MU -1) to Medium Intensity Mixed Use
Page 14 of 232
Corridor Zone (MU -2) with a Special Regulation Provision (SRP) under By-law 85-1 (see
Attachment `A').
In addition, the Regional Municipality of Waterloo is requesting that two zoning provisions
be applied, as follows:
1. A holding provision requiring the completion of a detailed noise study, prior to site
plan approval, and
2. A site specific prohibition on geothermal energy systems.
In the case that the appeal no longer has implications for the subject lands prior to the PSIC
meeting, the applicant is requesting to retain the SGA -2 Zone and modify the zoning request
to add a Site Specific Provision (SSP) to facilitate the same development concept (see
Attachment `B'). The same Region -related zoning provisions would be applied under this
scenario.
A zoning comparison table is provided below. Red text within a `Requirement' column
denotes that the proposed development concept would be deficient under the specified
zoning; bolded, red text with an asterisk under the `Proposed / Provided' column denotes
the extent of the deficiency and, consequently, the need for relief via a requested Special
Regulation Provision (By-law 85-1) and/or Site Specific Provision (By-law 2019-051, as
amended by By-law 2024-065), as part of the Zoning By-law Amendment Application:
Table 2 — Zoning Comparison / Review Table
Page 15 of 232
Requirement
Requirement
Requirement
Proposed/
under
under
under
Provided (Note that
Current MU -1
Requested
Council-
figures are pre -
Zone (By-law
MU -2 Zone
Approved,
road -widening, per
85-1)
(By-law 85-1;
Appealed
Section 5.9 of By -
without
SGA -2 Zone
law 85-1 / 4.21 of
Requested
(amendment
By-law 2019-051).
Special
to By-law
Regulation
2019-051;
Provision)
without Site
Specific
Provision)
Minimum Lot
15 m
15 m
30.0 m
30.49 m
Width (Henry
St)
Minimum Lot
N/A
N/A
1,500 m2
2,025.9 m2
Area
Minimum
N/A
N/A
*2.843 m (at Park St
Yard Setback
Corner Visibility
Area)
Minimum
1.5 m
1.5 m
N/A
4.13 m
Front Yard
Abutting a
Street (Henry
St)
Page 15 of 232
Minimum
1.5 m
N/A
4.189 m
Side Yard
Abutting a
Street
(Victoria St)
Maximum
7.5 m
7.5 m
N/A
4.13 m
Front Yard
(Henry St)
Maximum
7.5 m
7.5 m
N/A
4.189 m
Side Yard
Abutting a
Street
(Victoria St)
Minimum
50%
50%
N/A
>50%
Width of
Primary
Ground Floor
Fagade
Minimum
7.5 m
N/A
*4.278 m
Rear Yard
Minimum
N/A since rear
N/A since
N/A
N/A
Rear Yard
yard does not
rear yard
Abutting any
technically
does not
Residentially
abut a
technically
Zoned
residentially
abut a
Property
zoned
residentially
property
zoned
property
Minimum
6.0 m
6.0 m
N/A
28.8 m
Fagade
Height
Maximum
24.0 m
20.Om within
*28.8 m
Building
15m of lot with
Height
a low-rise
residential
zone
Minimum
N/A
N/A
7.5 m
7.5 m
Yard Setback
where the Lot
Abuts a Lot
with a Low-
Rise
Residential
Zone
For Storeys 7
N/A
N/A
6.0 m
*4.189 m (at Victoria
and Above:
St); 2.843 m at Park
Minimum
St CVT); 4.13 m (at
Yard Setback
Henry St); 4.278 m
(at Park St)
Page 16 of 232
For 7 Storeys
N/A
N/A
60.0 m
58.4 m
and Above:
Maximum
Building
Length
For 7 Storeys
N/A
N/A
2,000 m2
1,097.3 m2
and Above:
Maximum
Floor Plate
Area
Minimum
0.6
1.0
1.0
4.2
Floor Space
Ratio
Maximum
N/A
Floor Space
Ratio
Location of
Shall not be
Shall not be
N/A
N/A since building is
Dwelling Unit
located on the
located on
used only as a
ground floor
the ground
multiple dwelling
unless located
floor unless
within a
located within
building used
a building
only as a
used only as
multiple
a multiple
dwelling
dwelling
Minimum
N/A for
N/A for
10%
31%
Fagade
residential
residential
Openings
uses
uses
Minimum
N/A
N/A
20%
29%
Street Line
Fagade
Openings
Minimum
10%
10%
20%
20%
Landscaped
Area
Motor Vehicle
Not required
Not required
Not required
53 spaces
Parking
per Bill 185
per Bill 185
per Bill 185
Driveway
4.57 rri
4.57 m
N/A [see
*4.2 m
Visibility
4.5e)]
Triangle
Balconies
Balconies may
Balconies
N/A [see
*1.281 m
extend within
may extend
4.14.2d)]
any yard
within any
provided that
yard provided
the minimum
that the
setback from a
minimum
front lot line is
setback from
3.0 metres
a front lot line
is 3.0 metres
Page 17 of 232
Priority
N/A
N/A
A Community
*No Community or
Streets 6.6a)i)
Use or
Commercial Uses
Commercial
Use listed in
Table 6-1 shall
occupy a
minimum of
50% of the
street line
ground floor
Priority
N/A
N/A
The minimum
*29%
Streets
street line
6.6a)vi)
ground floor
fagade
openings shall
be 40%
Loading
N/A
N/A
Shall not be
*2.4m
Spaces
permitted
within 7.5
metres of an
abutting
residential
zone.
The SGA zoning applied to the subject lands was part of the comprehensive, City -initiated
Zoning By-law review through Growing Together Study. Official Plan policies noted above
provide direction for consideration where relief is requested from the SGA zoning
regulations, based on a site-specific review and technical studies. The subject proposal
represents one of the first privately -initiated ZBAs to request site specific zoning regulations.
Considering this, staff has reviewed the supporting site-specific technical studies and ZBA
requests, including SRPs/SSPs, against the considerations outlined in Policy 15.D.2.5 of
the Official Plan and is satisfied that the ZBA is justified. Furthermore, DHA staff has the
following additional comments regarding the requested ZBA (also see the above noted
Kitchener Official Plan comments, which speak to requested zoning relief for building height
adjacent to low rise residential zones):
• Consideration should be given to relief sought related to setbacks to lot lines abutting
a street since the subject property represents a unique situation where the property
abuts streets on three sides, and the front lot line is deemed to be the side street (i.e.,
Henry Street). If the lot was oriented such that Victoria Street was the front lot line,
SRPs/SSPs would not be required for the minimum rear yard setback and the
minimum balcony setback. Moreover, the minimum balcony setback request under
By-law 85-1 does not conflict with the Council -approved SGA -2 Zone, which does not
require a balcony setback.
• The increased maximum Floor Space Ratio (FSR) request under By-law 85-1 does
not conflict with the Council -approved SGA -2 Zone, which does not have an FSR
maximum.
Page 18 of 232
• The Driveway Visibility Triangle (DVT) relief request under By-law 85-1 does not
conflict with the Council -approved SGA -2 Zone, which does not require DVTs within
SGA zones.
• The request for relief from the requirement to provide Community Use or Commercial
Use along 50% of the street line ground floor on a Priority Street is supportable. The
proposed development has been designed to accommodate the existing grades
along Victoria Street South. The main building entrance and lobby are located at the
corner of Henry Street and Victoria Street South, which represents the most
accessible and flattest portion of the site. However, the grade slopes downward
towards Park Street, representing an approximate 1-2 metre decrease in elevation.
The existing grading makes it difficult to provide accessible and active commercial
and community spaces along the Victoria Street frontage. In addition, there is no
surface parking at the rear of the site to allow for commercial parking. It should be
noted that the approved developments on the opposite side of Victoria Street have
the advantage of greater depth due to lot consolidation, which allows greater potential
for Commercial / Community use. In this case, the narrow depth of the subject
property makes providing Commercial / Community uses challenging, noting that the
Victoria Park Heritage Conservation District limits the lot depth. Also, Henry Street is
one-way, so commercial vehicles would need to traverse the neighbourhood to
access the loading area. Furthermore, the rear loading area adjacent to the low rise
uses might need to be expanded if Commercial / Community uses were proposed.
The balance of Victoria Street is a Priority Street and many other opportunities are
provided for these non-residential uses to be provided. From a design perspective,
the main entrance to the building is on Victoria Street and seven dwelling units, each
having balconies that face the street, are located on Victoria Street.
• The request for relief from the requirement to provide 40% facade openings along
the ground floor fagade is supportable. The proposed elevation along Victoria Street
South includes substantially sized windows and exterior doors, which equates to
approximately 29% of openings along the street line fagade. In addition, the
elevations along Victoria Street include varied building materials, articulations and
architectural patterns to further enhance animation and activation of the street. The
proposed building has been reviewed comprehensively from an urban design
perspective, including review of an Urban Design Brief (UDB). Urban Design staff is
supportive of recommending that the UDB be endorsed to provide design direction
for the future site plan application.
• The request for relief from the loading space setback to a low rise residential zone is
supportable since a 1.8m high wood fence will be provided along the lot line that will
act as a visual barrier. It is unlikely that a full-size garbage truck would provide waste/
recycling collection.
Region -Related Zoning Provisions:
DHA staff supports the Region's request for a Holding Provision to require a noise study and
implementation measures, and the SRP/SSP to prohibit geothermal systems. The former
seeks to protect future residents from transportation and stationary noise sources that may
generate noise levels beyond provincial guidelines. The latter would prohibit geothermal
systems that might otherwise cause contamination to the region's groundwater resources,
noting that the property is located within a Wellhead Protection Area and Chloride Issue
Contributing Area of the Greenbrook wellfield.
Page 19 of 232
Proposed Zoning By-law Amendment Application Conclusions:
DHA staff is of the opinion that the requested ZBA Application represents good planning as
it will facilitate the redevelopment of the lands with a "missing middle" housing, in a mid -rise
built form, including the provision of approximately 120 rental dwelling units (including 24
affordable units). A mix of dwelling unit types is proposed, including 3 to 5 three-bedroom
units. The proposed development will provide a compatible transition from the 38 and 42
storey -developments planned for the opposite side of Victoria Street to the low rise
residential neighbourhood to the southeast. The proposal will also provide visual interest
along Victoria Street.
For the site-specific reasons outlined throughout this report, the requested zoning
regulations are appropriate for the subject property, based on the policies and criteria that
emerged from the City's Growing Together Study. The characteristics of the subject property
and policy context are unique. Accordingly, the draft by-laws recommended by staff are
context -specific and should not be considered as a precedent to be applied beyond the
subject property / proposed development.
In this context, DHA staff supports the proposed development and recommends that the
requested Zoning By-law Amendment Application be approved, as shown in Attachment `A'
and Attachment `B'.
Department and Agency Comments:
Circulation of the Zoning By-law Amendment application was undertaken to all applicable
City departments and other review authorities on August 16, 2024. No major concerns were
identified by any commenting City department or agency and any necessary revisions and
updates have been completed. Copies of the comments are found in Attachment `E' of this
report.
The following reports and studies were considered as part of this proposed Zoning By-law
Amendment:
Planning Justification Report
Prepared by: GSP Group, June 2024
Urban Design Brief
Prepared by: GSP Group, October 2024
Architectural Drawings, Elevation Drawings, Floor Plans, Cross -Sections and Renderings
Prepared by: ABA Architects Inc., June 6, 2024
Noise and Vibration Impact Study
Prepared by: RWDI, April 5, 2024 (with revised drawings submitted May 9, 2024)
Functional Servicing and Stormwater Management Report
Prepared by: Walter Fedy, April 30, 2024
Functional Grading and Functional Servicing Plans
Prepared by: Walter Fedy, October 6, 2023
Page 20 of 232
Sustainability Statement
Prepared by: GSP Group, June 7, 2024
Transportation Impact Study and Parking Study
Prepared by: Paradigm Transportation Solutions Limited, June 2024
Arborist Report
Prepared by: GSP Group, March 28, 2024
Vegetation Management Plan
Prepared by: GSP Group, March 28, 2024
Cultural Heritage Impact Assessment
Prepared by: McCallum Sather, June 2024
Topographic Survey
Prepared by: McKechnie Surveying Ltd, May 10, 2023
Community Input & Staff Responses:
Staff received written responses from 14 residents in response to the circulation of the ZBA
application. Responses are included in Attachment `F'. A Neighbourhood Meeting was held
on September 25, 2024. A summary of what staff heard from the community, along with City
staff responses, are noted below (i.e., Table 3).
Table 3 — Community Comments and City Staff Responses
What Staff Heard from the
Community
Development & Housing Approvals Staff
Response
Built Form & Character Concerns:
The owner has stated that the proposed
development will be a fully rental building and is
- A better ground -floor presence
(towns/ commercial);
seeking funding through CMHC, which requires
- Unit typology;
at least 20% of units to have rents below 30% of
- Amenity space;
the median total income of families and the total
- Height;
residential rental income must be at least 10%
- Approval of building design;
below its gross achievable residential income in
- Total number of affordable units;
order to qualify. As a result, approximately 24
- Rental building or condominium;
dwelling units will be provided as affordable
- Sustainable and climate resilient
housing. In addition, the development will be
development -built form;
subject to the City's new Inclusionary Zoning
- Total number of homes to be
requirements if building permits are issued after
demolished;
December 31, 2024.
- Density;
- The proposal is incompatible in
Staff discussed the issue of unit variety with the
terms of scale;
applicant. The applicant has changed the unit
- The existing character and charm
mix within the proposed building to now include
of the area will be negatively
3 to 5 three-bedroom units, as a minor building
impacted;
refinement to the currently proposed 92 one -
bedroom units and 28 two-bedroom units.
Page 21 of 232
- Management of new
development;
- Setbacks.
Transportation Concerns:
- Road systems are already
overwhelmed;
- Difficulty completing turning
movements;
- Concerns with total number of
bicycle parking provided;
- The potential addition of bike
lanes along Victoria Street South;
- Total number of onsite parking;
- Total number of electric vehicle
spaces;
- Parking will overflow onto streets
within the nearby low rise
residential area;
Staff is of the opinion that the 8 -storey building
height is supportable given the stepback at the
`rear' of the building (at the fifth storey) and
provision of a 7.5 metre rear yard setback. The
building is a mid -rise apartment budling, that will
provide an appropriate transition between the 38
and 42 storey buildings planned on the opposite
side of Victoria Street and the low rise residential
lands to the southeast.
The proposal will greatly exceed the City's new
SGA -2 minimum amenity space requirement to
provide 4m2 of amenity space per dwelling unit
(480m2 required, whereas 796m2 provided).
The applicant submitted a Sustainability
Statement as part of the ZBA application. Staff
has reviewed and is supportive of this
Statement, noting that, "several sustainable
measures have been proposed or are being
considered for the development." Through the
future site plan stage, sustainability measures
will be further refined.
Staff notes that the proposed development will
be managed as a single building, rather than as
5 individual properties (as currently exist).
Through a development agreement that is
registered on the title of the property through the
future site plan application, lifetime maintenance
obligations will be placed on the owners of the
new building. This may simplify maintenance of
the development.
A Transportation Impact Study (TIS) was
submitted by the applicant in support of the ZBA
application. The TIS recommends that the
Region and City "monitor the future traffic
volumes along the Victoria Street South and
optimize the signal timings accordingly. The
need for signal timing improvements at the study
area intersections are noted to occur with or
without the development of the subject site". The
TIS states the proposed development is
estimated to generate 33 AM peak hour vehicle
trips (i.e., one vehicle every 1 m, 49s) and 39 PM
peak hour vehicle trips (i.e., one vehicle every
1 m, 32s).
Page 22 of 232
Pedestrian safety. The City's Transportation Services staff has
reviewed the TIS and advises that, "Any of the
vehicle turning movements... for existing,
background or total traffic would occur with or
without this development. Transportation
Services are of the opinion that this development
will not negatively impact the surrounding road
network. Based on the parking demand analysis,
the proposed parking supply of 53 spaces is
adequate for this development..."
It should be noted that Victoria Street South is
under the jurisdiction of the Region of Waterloo.
In this regard, Region of Waterloo Corridor
Planning staff has reviewed the TIS and advises
that it is satisfied with the study, noting that the
"TIS demonstrates feasibility on Regional roads"
and "has accounted appropriately other nearby
developments". The Region of Waterloo advises
that the reconstruction of Victoria Street is
planned for 2029-2033. While the Region does
not currently have any preliminary design
drawings for the reconstruction, it is assumed,
based on Regional Official Plan direction, that
upgrades will include multi -modal infrastructure.
It should be noted that the Province's recent
changes to the Planning Act have eliminated
minimum parking requirements within Protected
Major Transit Station Areas, such as the Central
Station PMTSA (which the subject property is
within). While no parking is required, the
applicant has voluntarily proposed to provide 53
fully underground parking spaces. The proposal
includes provision of 120 Class A (i.e., within an
enclosed, secure area with controlled access)
bicycle parking stalls, which equates to 1 stall
per unit, in addition to 8 Class B stalls (i.e., short-
term). However, By-law 2019-051 regulates
parking facilities where they are voluntarily
provided. In this regard, the City will require that
10% of the 53 spaces provided are allocated to
visitor parking (6 spaces), 4% are barrier -free
parking spaces (3 spaces), and 20% are
designed to permit the future installation of EV
supply equipment (10 spaces).
Page 23 of 232
Page 24 of 232
It should also be noted that sidewalks are
currently provided along all three street
frontages.
In response to the comment provided at the
Neighbourhood Meeting, "has the city ever
considered parking permits for Henry St.
residents during construction and thereafter?",
Transportation staff advises that parking permits
would be provided on a temporary basis to
Henry Steet residents only if Henry Street was
being reconstructed; residents would be
permitted to park on neighbouring streets.
Existing Residents
The proposed development is subject to the
- Rental replacement By-law;
City's new Rental Replacement By-law, thereby
- Public engagement.
providing relief for residents of the 5 dwellings
that will be demolished. See Site Context section
of this report for more information.
A circulation notice and neighbourhood meeting
invitation postcard was circulated to occupants
(renters, businesses, property owners, etc.) via
Canada Post on August 16, 2024. Information
about the applications and neighbourh000d
meeting was posted on the City's Planning
Applications webpage at the same time. Three
notice signs with information about how to
engage in the process were posted on the
subject property — one on each street frontage.
Two advertisements were placed in The Record,
notifying the community about 1) the application
itself (August 23, 2024), and 2) the Planning and
Strategic Initiatives Committee meeting in which
the application is being discussed (October 4,
2024).
Heritage Concerns:
The subject property, addressed as 169-183
- Demolition - as part of the
Victoria St S, does not have any heritage status,
Victoria Park heritage district;
being neither listed as a non -designated
- Heritage Assessment and
property of cultural heritage value or interest on
accuracy;
the Municipal Heritage Register, designated
- Proximity to heritage homes.
under the Ontario Heritage Act, or identified on
the Kitchener Inventory for Historic Buildings.
The subject property comprises 5 low rise
residential buildings, which are all proposed to
be demolished to facilitate redevelopment with
the proposed development concept.
Page 24 of 232
Page 25 of 232
A Heritage Impact Assessment (HIA) was
prepared by McCallum Sather, dated June 2024,
in support of the ZBA. The HIA was reviewed by
City Heritage Planning staff. No significant
issues were identified.
The subject property is directly adjacent to the
Victoria Park Heritage Conservation District. The
owners of the subject property also own 59 Park
Street, which abuts the subject property and is
within the District. 59 Park St is not subject to the
requested ZBA and is not proposed to be
demolished.
Development Specifics:
Regarding development timing, the owner
- Development timeline;
advises that this will depend on the outcome of
- Noise;
the ZBA and future Site Plan Application. The
- Impacts on surrounding
owner's hope is to start building in mid-2025.
structures (foundations).
Construction is only permitted to occur during
construction hours as outlined in City by-laws.
Construction impacts to existing buildings and
foundations are a private matter between
property owners (i.e., the City is not involved). If
a private property owner is concerned about
construction impacts, he/she may contact a
private structural or geotechnical engineer to
conduct a pre-condition survey of the property to
document the condition of their building, prior to
demolition / construction on the subject property.
Natural Environmental Concerns:
It should be noted that the subject property does
not contain natural heritage features, as defined
- Existing trees and wildlife habitat
concerns;
by the City's Official Plan.
- Pollution;
- Shade (lack of sunlight from new
Urban Design staff has reviewed Arborist Report
development);
and Vegetation Management Plan, submitted in
- Lack of greenspaces
support of the application (note: also includes 59
- Tree preservation.
Park Street). Of the 14 trees reviewed by the
report, 9 are proposed to be removed either to
allow construction, because of poor condition, or
both (note that written acknowledgement for
removal of one tree in poor condition, in shared
ownership, will be required from the owners of
52 Henry Street).
Wildlife species found within the property are
common and abundant in the area and have, for
the most part, adapted to human-altered or
urban environments.
Page 25 of 232
Planning Conclusions:
It is important to ensure that the intent of the SGA zone regulations, as approved by Council,
are maintained and implemented consistently. Policies in the Official plan provide criteria
that must be evaluated where relief is being sought.
There may be site specific reasons and criteria why minor amendments to the approved
regulations may be appropriate. In this case, staff worked with the applicant to revise the
development proposal to ensure that the intent of the regulations as approved by Council
are maintained. Staff are satisfied with the site-specific design as revised for this property.
Consideration of this site-specific application should not be considered as a precedent for
other applications within strategic growth areas. All applications must be reviewed and
considered for their own merit and general compliance with the regulations in the zoning
bylaw and intent of the Official Plan.
Built -form zoning regulations are a critical component of building a healthy, safe
environment for all who live, work, and visit Kitchener's PMTSAs, while still allowing for
abundant housing supply.
In considering the foregoing, Development and Housing Approvals staff supports the Zoning
By-law Amendment Application to permit the subject property to be developed with an 8 -
storey residential development. The proposal will facilitate redevelopment of the lands with
a "missing middle" housing, in a mid -rise built form, including the provision of rental units
and affordable units. A mix of dwelling unit types is proposed, including 3 to 5 three-bedroom
units. The proposal will be subject to the City's Rental Replacement By-law as well as
Inclusionary Zoning requirements. Staff is of the opinion that the subject application is
consistent with policies of the Provincial Policy Statement (2024), the Regional Official Plan,
and the City of Kitchener Official Plan. Moreover, staff is of the opinion that the proposal
represents good planning and is in the public interest. In this regard, staff recommends that
the Zoning By-law Amendment Application be approved, as shown in Attachment `A' and
Attachment `B' and that the Urban Design Brief be endorsed to provide direction for the
future site plan application (see Attachment `C').
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
Page 26 of 232
Also see Sustainability Statement comments
under the Development & Housing Approvals
Staff Response column within the Built Form &
Character Concerns section of this table.
Reduction of Property Values
Assessing the impacts to property values is not
a planning consideration. Planning applications
are reviewed based on the principles of `good
planning' in the public interest which includes
policy direction, serviceability, and functionality
of the proposal.
Planning Conclusions:
It is important to ensure that the intent of the SGA zone regulations, as approved by Council,
are maintained and implemented consistently. Policies in the Official plan provide criteria
that must be evaluated where relief is being sought.
There may be site specific reasons and criteria why minor amendments to the approved
regulations may be appropriate. In this case, staff worked with the applicant to revise the
development proposal to ensure that the intent of the regulations as approved by Council
are maintained. Staff are satisfied with the site-specific design as revised for this property.
Consideration of this site-specific application should not be considered as a precedent for
other applications within strategic growth areas. All applications must be reviewed and
considered for their own merit and general compliance with the regulations in the zoning
bylaw and intent of the Official Plan.
Built -form zoning regulations are a critical component of building a healthy, safe
environment for all who live, work, and visit Kitchener's PMTSAs, while still allowing for
abundant housing supply.
In considering the foregoing, Development and Housing Approvals staff supports the Zoning
By-law Amendment Application to permit the subject property to be developed with an 8 -
storey residential development. The proposal will facilitate redevelopment of the lands with
a "missing middle" housing, in a mid -rise built form, including the provision of rental units
and affordable units. A mix of dwelling unit types is proposed, including 3 to 5 three-bedroom
units. The proposal will be subject to the City's Rental Replacement By-law as well as
Inclusionary Zoning requirements. Staff is of the opinion that the subject application is
consistent with policies of the Provincial Policy Statement (2024), the Regional Official Plan,
and the City of Kitchener Official Plan. Moreover, staff is of the opinion that the proposal
represents good planning and is in the public interest. In this regard, staff recommends that
the Zoning By-law Amendment Application be approved, as shown in Attachment `A' and
Attachment `B' and that the Urban Design Brief be endorsed to provide direction for the
future site plan application (see Attachment `C').
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
Page 26 of 232
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the Council / Committee meeting. Three notice signs were posted on the property and
information regarding the application was posted to the City's website. Following the initial
circulation referenced below, an additional notice of the statutory public meeting was
circulated to residents and property owners within 240 metres of the subject lands and those
who responded to the preliminary circulation. Notice of the Statutory Public Meeting was
posted in The Record on October 4, 2024 (a copy of the notice may be found in Attachment
`D'
CONSULT — The requested Zoning By-law Amendment was circulated to residents and
property owners within 240 metres of the subject lands on August 16, 2024. In response to
this circulation, staff received written responses from 14 residents, which are summarized
within this staff report. DHA staff also responded to emails and phone calls from the
community. DHA staff also met with the Chair of the Victoria Park Neighbourhood
Association (VPNA) Development Committee to discuss the application.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Policy Statement, 2024
• Regional Official Plan, as amended by ROPA 6
• City of Kitchener Official Plan, 2014, including OPA Nos. 49 and 133
• City of Kitchener Zoning By-law 85-1
• City of Kitchener Zoning By-law 2019-051, as amended by the By-law 2024-065
(Council -Approved; Appealed)
REVIEWED BY: Tina Malone -Wright — Manager, Development Approvals
APPROVED BY: Justin Readman — General Manager, Development Services
ATTACHMENTS:
Attachment `A' — Proposed By-law & Map No.1 (Amendment under By-law 85-1)
Attachment `B' — Proposed By-law & Map No.1 (Amendment under By-law 2019-051)
Attachment `C' — Urban Design Brief
Attachment `D' — Newspaper Notice
Attachment `E' — Department and Agency Comments
Attachment `F' — Community Comments
Page 27 of 232
PROPOSED BY — LAW
2024
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended,
known as the Zoning By-laws for the City of Kitchener
— 1000002286 Ontario Ltd., Legion Heights Victoria
Inc., 2306975 Ontario Inc. — 169-183 Victoria Street
South)
WHEREAS it is deemed expedient to amend By-law 85-1 and By-law 2019-051 for
the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule Number 73 of Appendix "A" to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated
as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low
Intensity Mixed Use Corridor Zone (MU -1) to Medium Intensity Mixed Use
Corridor Zone (MU -2) with Special Regulation Provision 816R and Holding
Provision 113H.
2. Schedule Number 73 of Appendix "A" to By-law Number 85-1 is hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
3. Appendix "D" to By-law 85-1 is hereby amended by adding Special Regulation
Provision 816R thereto as follows:
"816. Notwithstanding Sections 5.3, 5.6A.1c), 5.9, 5.9A, 54.2.1 of this by-law,
within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2)
and shown as affected by this provision on Schedule Number 73 of
Appendix "A", the following special regulations shall apply:
a) For clarity regarding Section 5.9, for any buildings constructed after
the date of passing of this by-law, compliance with regulations
respecting lot area, lot width, yards, floor space ratio shall be
determined based on right-of-way widths existing at the time of
passing of this by-law, understanding that street widenings are
planned for Henry Street and Victoria Street South and are expected
to be conveyed as part of a future Site Plan Application.
Page 28 of 232
b) The Minimum Rear Yard shall be 4.2 metres (i.e., yard abutting Park
Street);
c) The Maximum Building Height shall be 28.8 metres;
d) The Maximum Floor Space Ratio shall be 4.2;
e) Any building constructed after the date of passing of this by-law shall
be permitted to encroach into the Driveway Visibility Triangle;
f) Balconies may extend within the front yard, provided that the
minimum setback to the front lot line (i.e., lot line abutting Henry
Street) is 1.2 metres;
g) No minimum setback shall be required to a Corner Visibility Triangle;
and
h) Geothermal Energy Systems shall be prohibited."
4. Appendix "F" to By-law 85-1 is hereby amended by adding section 113H thereto
as follows:
113. Notwithstanding Section 54 of this By-law within the lands zoned MU -2
and shown as being affected by this subsection on Zoning Grid Schedule
Number 73 of Appendix "A", no new residential or other sensitive land
uses shall be permitted until such time as a Detailed Transportation Noise
and Stationary Noise Study has been completed, and implementation
measures have been addressed, to the satisfaction of the Regional
Municipality of Waterloo, and this holding provision has been removed by
by-law."
PASSED at the Council Chambers in the City of Kitchener this day of
, 2024.
Mayor
Clerk
Page 29 of 232
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PROPOSED BY — LAW
2024
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 2019-051, as
amended, known as the Zoning By-law for the City of
Kitchener
— 1000002286 Ontario Ltd., Legion Heights Victoria
Inc., 2306975 Ontario Inc. —169-183 Victoria Street
South)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands
specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Zoning Grid Schedule Number 73 of Appendix "A" to By-law Number 2019-051 is
hereby amended by changing the zoning applicable to the parcel of land specified
and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto,
from Strategic Growth Area Two Zone (SGA -2) to Strategic Growth Area Two
Zone (SGA -2) with Site Specific Provision (414) and Holding Provision (94H).
2. Zoning Grid Schedule Number 73 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.
3. Section 19 of Zoning By-law 2019-051 is hereby amended by adding Site
Specific Provision (414) thereto as follows:
"414. Notwithstanding Sections 4.5, 4.19, 4.21, 5.10b), 6.4.3 and Table 6-4,
6.6a)i) and vi) of this By-law, within the lands zoned Strategic Growth
Area Two Zone (SGA -2) and shown as being affected by this subsection
on Zoning Grid Schedule Number 73 of Appendix "A", the following site
specific provision shall apply:
a) For clarity regarding Section 4.21, for any buildings constructed after
the date of passing of this by-law, compliance with regulations
respecting lot area, lot width, yards, floor space ratio shall be
determined based on right-of-way widths existing at the time of
passing of this by-law, understanding that street widenings are
Page 31 of 232
planned for Henry Street and Victoria Street South and are expected
to be conveyed as part of a future Site Plan Application.
b) The maximum building height within 7.5 metres of a lot with an SGA -1
zone or a lot with a low-rise residential zone shall be 28.8 metres.
Despite Section 4.19, this regulation shall apply (Transition to Low -
Rise Zones);
c) The minimum yard setback for storeys 7 and 8 shall be 4.0 metres
from a street line ;
d) No Community Use or Commercial Use listed in Table 6-1 shall be
required;
e) The minimum percentage of street line ground floor fagade openings
shall be 29%;
f) No minimum setback shall be required to a Corner Visibility Area;
g) No loading spaces shall be permitted within 2.1 metres of an abutting
residential zone; and
h) Geothermal Energy Systems shall be prohibited."
4. Section 20 of Zoning By-law 2019-051 is hereby amended by adding Section
(94H) thereto as follows:
"(94). Notwithstanding Section 6.4 of this By-law within the lands zoned
Strategic Growth Area Two Zone (SGA -2) and shown as being affected
by this subsection on Zoning Grid Schedule Number 73 of Appendix "A",
no new residential or other sensitive land uses shall be permitted until
such time as a Detailed Transportation Noise and Stationary Noise Study
has been completed, and implementation measures have been
addressed, to the satisfaction of the Region, and this holding provision
has been removed by by-law."
5. This by-law to amend Zoning By-law 2019-051, as amended, shall have no force
and effect until By-law 2024-065 (Growing Together PMTSAs) is in full force and
effect in relation to the lands specified above.
PASSED at the Council Chambers in the City of Kitchener this day of
, 2024.
Mayor
Clerk
Page 32 of 232
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NOTICE OF PUBLIC MEETING 1
for a development in your neighbourhood
169-183 Victoria Street South X�1 K;TcC ER
Concept Drawing
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120 8 Multiple
Dwelling Storeys Residential
Units Developmen
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: October 28, 2024
Location: Council Chambers,
Kitchener City Hall
200 King Street West
orVirtual Zoom Meeting
Go to kitchener.ca/meetings
and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
www.kitchener.ca/
PlanningApplications
or contact:
Andrew Pinnell, Senior Planner
t andrew.pinnell@kitchener.ca
519.741.2200 x7668
The City of Kitchener will consider a Zoning By-law Amendment Application QBA) to
facilitate redevelopment of the lands with an 8 -storey multiple dwelling consisting of
120 dwelling units, including 24 affordable units. The ZBA would change the zoning
under By-law 85-1 and add a site specific provision (SSP) to regulate setbacks, building
height, floor space ratio, parking, etc. The lands are also subject to City -initiated
amendments through the Growing Together (GT) studyftqea84a6f f232ppeal is
resolved during review of the subject ZBA, the GT zoningwou d be modified to facilitate
the same development concept.
City of Kitchener
Zoning Bylaw Amendment Comment Form
Project Address: 169-183 Victoria Street South
Application Type: Zoning Bylaw Amendment
Comments Of: Urban Design
Commenter's Name: Rojan Mohammadi
Email: rojan.mohammadi@kitchener.ca
Phone: 519-741-2200 ext 7326
Date of Comments: August 30, 2024
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
D No meeting to be held.
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
• Urban Design Brief (June 2024), prepared by GSP Group.
• Vegetation Management Plan (March 2024), prepared by GSP Group.
• Arborist Report (March 2024), Prepared by GSP Group.
• Architectural Design, Prepared by aba architects inc.
2. Site Specific Comments & Issues:
• It is highly recommended to start the 1.5m setpback from the 3rd floor, rather than the 4t", to
minimize heritage impacts and maintain a more human scale.
• Include mortar lines in the precast concrete wall panel -brick formliner of the podium to create
the appearance of authentic brickwork.
• Indicate the recessed areas shown on the south elevation on the site plan. Please see the image
below for clarification.
• Written permission for removal of or impact to trees in joint ownership along property lines is
required.
• Tree #1384 is located within City property. Please coordinate with Parks and Cemetery regarding
its removal and compensation.
• The proposed ground floor balconies should be a minimum of 11 square meters in size.
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 85 of 232
• Ensure the main entrance is clearly defined and emphasized through architectural elements that
are clean, recognizable, and appropriately scaled and detailed to suit the building mass.
• Any proposed vegetation and trees on Victoria Street should be shade tolerant.
• The Urban Design Brief refers to play area, please clearly identify the proposed and provide
conceptual details.
• Urban Design Brief should provide conceptual details for roof top amenity area and patio area
including precedent images to guide detailed site design through the site plan application.
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 86 of 232
City of Kitchener
Heritage — OPA/ZBA Comment Form
Project Address: 169-183 Victoria St S and 59 Park St
File Number: ZBA24/021 /V/AP
Comments Of: Heritage Planning
Commenter's Name: Jessica Vieira
Email: jessica.vieira@kitchener.ca
Phone: 519-741-2200 ext. 7291
Date of Comments: August 27, 2024
Heritage Planning staff has reviewed the following material for the proposed development on the lands
municipally addressed as 169-183 Victoria Street South and 59 Park Street to provide the comments
outlined below:
• Draft Heritage Impact Assessment (HIA) prepared by McCallum Sather and dated June 2024.
• Architectural Drawings prepared by aba Architects Inc. and dated June 6, 2024.
• Cover Letter signed by Kristen Barisdale c/o GSP Group and dated June 14, 2024.
• Arborist Report and Vegetation Management Plan prepared by GSP and dated March 28, 2024.
1. Site Specific Comments:
The subject property municipally addressed as 59 Park Street is designated under Part V of the Ontario
Heritage Act, and is located within the Victoria Park Area Heritage Conservation District. The subject
properties municipally addressed as 169 — 183 Victoria Street South do not have any heritage status,
being neither listed as a non -designated property of cultural heritage value or interest on the Municipal
Heritage Register, designated under the Ontario Heritage Act, or identified on the Kitchener Inventory
for Historic Buildings. However, the subject lands are located adjacent to heritage resources, including:
• Properties within the Victoria Park Area Heritage Conservation District (VPAHCD) and
designated under Part V of the Ontario Heritage Act.
• 163-165 Victoria Street South, listed as a non -designated property of cultural heritage value or
interest on the Municipal Heritage Register
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 87 of 232
• 55-57 Henry Street / 189-193 Victoria Street South, listed as a non -designated property of
cultural heritage value or interest on the Municipal Heritage Register
The subject lands are also in proximity to other properties within the VPAHCD. Furthermore, the subject
lands are also located adjacent to the Victoria Park Area Cultural Heritage Landscape and the
Warehouse District Cultural Heritage Landscape, as defined in the Kitchener Cultural Heritage Landscape
Study approved by Council in 2015.
This Zoning By-law Amendment is proposing to change the zoning under By-law 85-1 from MU -1 to MU -
2 and add a site specific provision to regulate certain setbacks, allow an increased building height of 28.8
metres, allow a floor space ratio of 4.2, allow for a reduced parking ratio, and allow residential units on
the ground floor. The intent of this ZBA is to facilitate the development of an 8 -storey multiple dwelling
consisting of 120 dwelling units, including 24 affordable units. The heritage resource on 59 Park Street is
proposed to be retained in situ, with a garage addition demolished and transformer block established in
the rear yard.
2. Heritage Planning Comments
• A draft HIA has been submitted to the City in support of this application. The draft HIA
concludes that there are minimal negative impacts anticipated to heritage resources and
recommends a series of mitigation measures, including the development of a Conservation /
Protection Plan.
o The draft HIA has not yet been approved by the Director of Planning. The draft HIA is
scheduled to go to the Heritage Kitchener Committee at its October 1, 2024 meeting.
Comments received from that meeting will be provided under separate document,
along with Heritage Staff comments.
• Per the draft HIA, the proposed development is intended to provide a transition from the high-
rises across Victoria Street South to the low-rise single -detached buildings within the Victoria
Park Area Heritage Conservation District. Heritage Staff recommended that the "podium" and
stepback at the rear begin at the third floor rather than the fourth, as it is on the front of the
building.
o In Heritage Staffs opinion, this creates a more sympathetic design to the adjacent
heritage resources and a better transition in heights. The 45 -degree angular plane
would be more closely met.
• Heritage Staff would also recommend having a clearly visible mortar line in form liner of the pre-
cast proposed for the "podium" cladding, a this creates a better illusion of brick (eg. pre -cast on
100 Victoria Street South) and helps aid in integrating the proposed development into the
surrounding heritage neighborhood.
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 88 of 232
o Addition of elements such as concrete header and sill on windows would also help
contribute to the appearance of masonry and is reflective of the elements which help
characterize the Victoria Park Area Heritage Conservation District (again, similar to what
was done on 100 Victoria Street South development)
• Question: Is there intention to consolidate with 59 Park Street?
o Heritage Staff would recommend that the properties on Victoria Street be kept separate
from the property on Park and an easement be proposed for the transformer in the rear
of 59 Park Street instead. In this way Heritage Permits would not be required for the
construction of the new building itself as the subject properties on Victoria Street are
not designated under the Ontario Heritage Act. A Heritage Permit would still be
required for the demolition of the garage addition.
• Question: Is it anticipated that 59 Park Street will continue to be used for residential purposes?
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 89 of 232
Andrew Pinnell
From: Elyssa Pompa
Sent: Friday, August 30, 2024 3:54 PM
To: Andrew Pinnell
Cc: Tim Donegani
Subject: FW: Circulation for Comment - 169-183 Victoria Street South (ZBA)
Attachments: Dept & Agency Circ Letter -169-183 Vic St S.pdf
Hi Andrew, Policy's comments for Inclusionary Zoning are below. If you have any questions, please contact myself or
Tim.
Inclusionary Zoning (IZ) is a land -use planning tool, authorized through the Planning Act, that can be used by
municipalities to require affordable housing units in new residential and mixed-use developments located in Protected
Major Transit Station Areas (PMTSAs). This tool has been used successfully in a number of jurisdictions to create a
modest but meaningful supply of affordable housing.
On March 18, 2024, Council passed By-law 2024-068 to amend Zoning By-law 2019-051 and By-law No. 2024-069 to
amend Zoning By-law 85-1, and Amendment 48 to the Official Plan (in full force and effect). The amending by-laws
require affordable housing units in new developments to be included as part of market housing development within
PMTSAs.
The subject property is located within the Central Station PMTSA, a Prime Area. Inclusionary Zoning set-aside rates
(percentage of gross leasable residential floor area to be provided as affordable units) are determined at the date of
building permit issuance for above grade permits issued after January 1, 2025. Additional information is provided in the
Inclusionary Zoning Implementation Guideline. The set aside rates and effective date are not up-to-date in the draft
guideline, and reference should be made to the amending by-laws.
Plans, Studies and Reports to submit as part of a complete Planning Act application:
• Inclusionary Zoning Implementation Brief. Please refer to Section 7 of the Inclusionary Zoning Implementation
Guideline for additional information. The Inclusionary Zoning Implementation Brief must be submitted as part of
a complete Site Plan application.
Policies, Standards and Resources:
• Official Plan
• Zoning By-law
• Inclusionary Zoning Implementation Guidelines — Please contact Elyssa Pompa, Planner (Policy) at
elyssa.pompa@kitchener.ca for the most up-to-date version of the Inclusionary Zoning Implementation
Guidelines document.
Elyssa Pompa (she/her), MES PI., RPP, MCIP
Planner (Policy) I Planning and Housing Policy Division I City of Kitchener
519-741-2200 x 7327 1 TTY 1-866-969-9994 1 elyssa.pompa(cDkitchener.ca
Page 90 of 232
City of Kitchener - Comment Form
Project Address: 169-183 Victoria St South
Application Type:
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Mike Balch
Email: Mike.Balch@kitchener.ca
Phone: 519-741-2200 x 7110
Written Comments Due: August 30, 2024
Date of comments: August 29, 2024
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement for 169-183 Victoria St South, as prepared by Kristen Barisdale of
GSP Group.
2. Comments & Issues:
I have reviewed the supporting documentation (as listed above) to support a site plan application
proposing an 8 -storey multiple dwelling, 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 Zoning Bylaw Amendment can be
supported as several sustainable measures have been proposed or are being considered
for the development. However, further clarification is needed as the development
progresses through the building design/Site Plan process and more details become
available, particularly clarifying the following:
o Why the 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, will not be considered
o Consideration of alternative or renewable energy systems to meet new energy
demand created by the development (i.e. ground source or air source heat pumps,
roof -top solar photovoltaic panels, solar thermal hot water system, capture of waste
heat from industrial processes to use for thermal energy needs, etc), or design of the
site and building for "readiness" to add these systems in the future.
- The development proposes several sustainable measures including:
1IPage
Page 91 of 232
o The compact and efficient design of an underutilized lands
o The utilization of existing servicing
o The consideration to encourage greater public transit use
o Pedestrian supportive design
o On-site secure bike parking promoting active transportation
o Proposed low -flush toilets and low -flow shower heads
o Cool/light coloured roofing material
o On-site garbage, recycling, and compost
Potential items for consideration are:
o If the units will be separately metered to allow for more efficient management of
energy use on a tenant -by -tenant basis
o Using low or no VOC paints and finishes to minimize air pollutants in interior
materials
o Building orientation for southern exposure reducing heating requirements
3. Conditions of Site Plan Approval:
• To submit a revised Sustainability Statement to the satisfaction of the City's Director of Planning.
Further, the approved sustainability measures recommended in the Sustainability Statement will
be implemented in the landscape, stormwater management, and building design, to the
satisfaction of the City's Manager of Development Review.
4. 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.
5. 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
21 Page
Page 92 of 232
City of Kitchener
ZBA comments
Application type:
Zoning By-law Amendment Application ZBA24/021/V/AP
Project address:
169-183 Victoria Street South
Comments of:
Transportation Services
Commenter's name:
Dave Seller
Email:
dave.seller@kitchener.ca
Phone:
519-783-8152
Date of comments:
August 26, 2024
Comments due:
August 30, 2024
Preamble
As part of a complete Zoning By-law amendment application a Transportation Impact Study (TIS) and
Parking Study was submitted (June 2024) by Paradigm Transportation Solutions Limited in support of
this ZBA application. Transportation Services reviewed the TIS and Parking Study offer the following
comments.
Development proposal
The applicant is proposing to redevelopment the property with an 8 -storey residential building
consisting of 120 dwelling units, with approximately 24 dwelling units proposed as affordable housing.
The development is estimated to generate 33 AM and 39 PM peak hour vehicle trips. The site will be
serviced by one full moves access along Park Street and one access along Henry Street. A total of 53
parking spaces are being proposed to have access to/from the underground parking garage at Park
Street, while Henry Street will provide access only for loading and garbage pick-up.
Intersection analysis
2023 Existing Traffic Conditions
The two intersections noted below were reviewed and both intersections are operating within
acceptable levels of service except for the following traffic movements at Victoria Street South and Park
Street. It should be noted that Henry Street functions as one-way eastbound, where vehicles travel from
Victoria Street South towards Park Street.
Study intersections
• Victoria Street South (Regional Road 55) at Park Street - signalized
• Victoria Street South (Regional Road 55) at Henry Street — unsignalized
Park Streets eastbound left turn movement is operating with the 95th percentile queues exceeding the
available storage length in the AM and PM peak hours. Park Streets westbound left turn movement is
operating with the 95Th percentile queues exceeding the available storage length in the AM and PM peak
hours. During the PM peak hour, the left turn lane operates with a LOS E and vehicle delays of 60
seconds.
Victoria Street Souths southbound left turn movement is operating with a 95" percentile queues
exceeding the available storage length in the PM peak hour.
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 93 of 232
2029 Background Traffic Volumes
The same two intersections were reviewed as noted above for this horizon year and both intersections
are forecasted to operate within acceptable levels of service except for the following traffic movements
at Victoria Street South and Park Street.
Park Streets eastbound left turn movement is forecasted to operate with the 95th percentile queues
exceeding the available storage length in the AM and PM peak hours. Park Streets westbound left turn
movement is forecasted to operate with the 95th percentile queues exceeding the available storage
length in the AM and PM peak hours. During the PM peak hour, the left turn lane operates with a LOS E
and vehicle delays of 67 seconds. Park Streets westbound through movement is forecasted to operate a
LOS E and vehicle delays of 56 seconds in the AM peak hour.
Victoria Street South southbound left turn movement is forecasted to operate with the 95" percentile
queues exceeding the available storage length in the AM and PM peak hours.
It should be noted that the 2029 background traffic calculations included other developments in the
area, specifically:
• 130-142 Victoria Street South
o Estimated 75 AM and 98 PM peak hour trips
0 249 residential units
0 574 mZ ground floor commercial space
o 576 mZ office space
• 200 Victoria Street South
o Estimated 106 AM and 126 PM peak hour trips
0 436 residential units
0 703 mZ ground floor commercial space
• Victoria Street at Park Street (northwest corner)
o Estimated 294 AM and 387 PM peak hour trips
o Up to 1200 residential units
0 1750 mZ ground floor commercial space
2029 Total Traffic Volumes
The three intersections below were reviewed and are forecasted to operate with acceptable levels of
service during the AM and PM peak hours except for the following traffic movements at Victoria Street
South and Park Street. The new access at Henry Street was not reviewed as its only function is for
loading and garbage pick-up, which has nominal traffic. Total traffic includes forecasted background
traffic plus site development traffic.
Study intersections
• Victoria Street South (Regional Road 55) at Park Street - signalized
• Victoria Street South (Regional Road 55) at Henry Street - unsignalized
• Park Street at (NEW) site access - unsignalized
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 94 of 232
Park Streets eastbound left turn movement is forecasted to operate with the 95" percentile queues
exceeding the available storage length in the AM and PM peak hours. Park Streets westbound left turn
movement is forecasted to operate with the 95th percentile queues exceeding the available storage
length in the AM and PM peak hours. During the PM peak hour, the left turn lane operates with a LOS E
and vehicle delays of 68 seconds. Park Streets westbound through movement is forecasted to operate a
LOS E and vehicle delays of 56 seconds in the AM peak hour.
Victoria Street Souths southbound left turn movement is forecasted to operate with the 95th percentile
queues exceeding the available storage length in the AM and PM peak hours.
The new site access to Park Street is forecasted to operate with a LOS C or better and v/c ratios of 0.06
or lower in the AM and PM peak hours.
It should be noted that Park Streets westbound queues are forecasted to extend past the new site
access in the AM and PM peak hours. This is to occur with or without this site being developed.
Transportation Demand Management (TDM) analysis
This development is well situated to take advantage of the existing typical and higher -order transit
services which support residents to choose non -auto travel more frequently. There are Grand River
Transit (GRT) routes and ION light rail that are within 750m of this development. They include the
following routes: 20 and 301 ION Central Station. These routes offer connectivity to a broader transit
network throughout the Region of Waterloo and within Kitchener itself.
The walkability for pedestrians accessing the site and surrounding area can easily be accommodated as
sidewalks are provided on both sides of roadways in the surrounding area which provide connections to
entertainment, employment and commercial uses.
Travel by bicycle to/from this development is not restricted by any access -controlled roadways. Cyclists
have access to the Iron Horse Trail which provide connections to Waterloo and through Kitchener and
access to the Kitchener downtown cycling network.
Left turn lane analysis
A left turn lane analysis was completed along Park Street at the new site access utilizing the Ministry of
Transportation Design Supplement for the TAC Geometric Design Guide for Canadian Roads and it was
determined that a left turn lane along Park Street is not warranted under the 2029 Total Traffic scenario.
Transportation Services supports Paradigms conclusion.
Queueing analysis — Park Street westbound traffic
A queueing analysis was completed for 2029 Total Traffic westbound volumes along Park Street utilizing
SimTraffic Simulations. SimTraffic measures the full impact of queuing and blocking. The analysis
consisted of five iterations of 60 -minute simulations during the AM and PM peak hours. The analysis
indicated that queue lengths of 28 and 27 metres can be expected for westbound traffic along Park
Street in the AM and PM peak hours, respectively. There is approximately 20 metres of queue storage
available on Park Street from the proposed parking garage access to the stop bar at Victoria Street
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South. There is a potential for westbound traffic to queue past the site access along Park Steet in limited
circumstances. Transportation Services supports Paradigms analysis and conclusions.
The site access at Park Street is forecasted to operate with 95'" percentile internal site queue lengths of
33 and 30 metres during the AM and PM peak hours, respectively. This results in approximately a 5 -
vehicle queue. Transportation Services supports Paradigms analysis and conclusions.
Parking demand analysis
Paradigms analysis includes a review of City of Kitchener's Growing Together strategy, ITE Parking
Demand, Transportation Tomorrow Survey (2016) - Area Specific Auto Ownership and parking demand
data in similar developments. The analysis indicated a forecasted parking demand ratio of 0 to 0.91
space per unit (0 to 110 spaces). The applicant is proposing 53 parking spaces.
It should be noted that this development is located within a Strategic Growth Area (SGA) that has been
approved by City of Kitchener council. This SGA zone was part of the Growing Together zoning strategy
and SGA zones are not subject to minimum parking requirements.
Conclusions
Any of the vehicle turning movements specifically noted above for existing, background or total traffic
would occur with or without this development. Transportation Services are of the opinion that this
development will not negatively impact the surrounding road network.
Based on the parking demand analysis, the proposed parking supply of 53 spaces is adequate for this
development. Of the 53 spaces being provided, 6 spaces must be allocated for visitor parking.
Transportation Services recommends that the vehicle parking be unbundled and offered at a separate
cost to leasing or owning a unit. This approach is more equitable and effective as tenants are not forced
to pay for parking that they do not need.
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Andrew Pinnell
From: Christine Goulet
Sent: Wednesday, August 28, 2024 9:22 AM
To: Andrew Pinnell
Subject: RE: Circulation for Comment - 169-183 Victoria Street South (ZBA)
Attachments: Fire Flow Requirements CN-253.pdf
Hi Andrew,
I've reviewed their functional servicing report and am in support of the zone change with a sanitary peak flow of 3.14L/s
(an increase of 2.88L/s). I noted during the pre -submission that the Region preferred the water be serviced off of Park
or Henry, and they are currently showing it off of Victoria, so this may need to change. I circulated the water
distribution to Kitchener Utilities and they have noted that there should be a valve at the main and the property line for
the new service. They have provided the fire flow requirements to be given to the developer. (attached)
Thanks,
Christine Goulet, C.E.T.
Project Manager I Development Engineering
519-741-2200 Ext. 7820
Page 97 of 232
City of Kitchener
Zoning By-law Amendment Comment Form
Address: 169-183 Victoria Street South
Owner: 1000002286 ONTARIO LTD., LEGION HEIGHTS VICTORIA INC. & 2306975
Ontario Inc.
Application: Zoning By-law Amendment #ZBA24/021/V/AP
Comments Of: Park Planning
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Aug 19 2024
Documents Reviewed:
I have reviewed the documentation noted below submitted in support of a ZBA to facilitate the
redevelopment of the lands with an 8 -storey multiple dwelling consisting of 120 dwelling units.
Approximately 24 dwelling units are proposed to be provided as affordable housing. Access to two
underground parking levels is proposed off Park Street and the principal pedestrian entrance would be
located on Victoria Street. Interior and exterior (rooftop and at -grade) amenity spaces would be provided.
A total of 120 enclosed, secured bicycle parking stalls would be provided.
• Cover Letter
• Planning Justification Report
• Urban Design Brief
• Architectural drawings
• Arborist Report
• Vegetation Management Plan
• Functional Grading Plan and Functional Servicing Plan
Site Specific Comments & Issues:
There are minor updates required to the documentation noted below to address Park Planning's concerns
with the proposed ZBA application. Park Planning can provide conditional support to the application
subject to receiving satisfactory updates to the documentation noted.
Comments on Submitted Documents
Parkland Dedication
• The site is within the Victoria Park Planning Community and immediately adjacent to the Cherry Hill
Planning Community. Through Places and Spaces —An Open Space Strategy for Kitchener, the
Victoria Park Planning Community has been identified as critically underserved with active
neighbourhood park space as Victoria Park is considered as a legacy park and not included in the
assessment of active neighbourhood park space. Cherry Hill Planning Community has been identified
as well served with active neighbourhood park space. Given the location of the site on the border of
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City of Kitchener
Zoning By-law Amendment Comment Form
two Planning Communities and the proximity of both active neighbourhood parks space and park
facilities available at Victoria Park, Parkland Dedication as cash in lieu of land is recommended.
• In accordance with the Planning Act, City of Kitchener Bylaw 2022-101 and the Park Dedication
Policy MUN-PLA-1074, Parkland Dedication will be required for the site plan application taken as a
cash -in -lieu of land.
• Parkland dedication requirements will be deferred at the Zoning By-law Amendment application and
assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land
use class and density approved through the ZBA and required as a condition of final Site Plan
Approval. Parkland dedication will be taken as cash -in -lieu of land according to the Planning Act,
Parkland Dedication Bylaw and Parkland Dedication Policy in effect.
• An estimate is provided for the proposed development using the approved land valuation of
$3,830,000/ha and a dedication rate of 1ha/1000 units; a maximum dedication of either land or CIL
of 10% and a capped rate of $11,862/unit. The estimated cash -in -lieu park dedication for the
proposed 0.17835 ha site with 120 proposed units (credit for demolition of 5 units) and an FSR of 4.2
is $68,308.
Calculation:
115 units /1000 units x $3,830,000/ha = $440,450 (alternate rate Bylaw 2022-101)
0.17835 ha x 0.05 x $3,830,000/ha = $625,578 (5% rate Bylaw 2022-101)
0.17835 ha x $3,830,000/ha x 0.1= $68,308 (More Homes Built Faster Act 10% cap)
The following comments should be addressed at this time.
GSP Group — Arborist Report dated March 28 2024 and Vegetation Management Plan L0.0 dated March
282024
The is an existing City owned street tree located in the boulevard/front lawn of 59 Park St. This tree
should be shown on the Vegetation Management Plan and included in the Arborist' Report. This tree
should be protected in place to City standards throughout all construction.
A valuation of existing City owned trees should be included in the Arborist Report —this should be
provided for tree #1384 and for the tree located at 59 Park St. Approval for removal and any required
compensation will be required.
A revised Arborist Report and Vegetation Management Plan is required.
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City of Kitchener
Zoning By-law Amendment Comment Form
GSP Group and ABA Architects - Urban Design Brief dated June 2024
As noted in Parks Presubmission comments for the development proposal, the Urban Design Brief "should
include seating and play equipment for residents of all ages and abilities. The UDB should provide
conceptual details for on-site amenity spaces including commentary and precedent images to guide
detailed site design through the site plan application."
A revised Urban Design Brief is required.
Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy MUN-PLA-1074
• 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
Anticipated Fees:
Parkland Dedication
The parkland dedication requirement for this submission is deferred and will be assessed at a future Site
Plan Application. Parkland dedication will be assessed based on the land use class(es) and density
approved through the ZBA and required as cash in lieu of land a condition of Site Plan Approval. Dedication
requirements are subject to the Planning Act, Parkland Dedication Bylaw, Park Dedication Policy and rates
in effect.
Fees or securities related to new Street Trees may be required as a condition of the Site Plan application
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N*
Region of Waterloo
Andrew Pinnell
Senior Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Pinnell,
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
Will Towns 1-519-616-1868
File: C14/2/24021
September 25, 2024
Re: Zoning By-law Amendment ZBA24/021
169-183 Victoria Street South
GSP Group Inc. (c/o Kristen Barisdale) on behalf of
Victoria Heights Inc.
City of Kitchener
On behalf of the property owners, GSP Group has submitted a zoning by-law
amendment (ZBA) application for a development proposal at 169-183 Victoria Street
South in the City of Kitchener.
The applicant is proposing to demolish five existing residential dwellings on the
individual parcels and redevelop the consolidated site with an eight -storey multi -
residential building. 120 rental dwelling units and 53 parking spaces are proposed,
including two levels of below -grade parking. 24 of the dwelling units (30 percent) are
planned to be operated as affordable units (rents below 30 percent of the median total
income of families in the Region).
The subject lands are located in the Urban Area, Delineated Built Up Area, and Central
Station Major Transit Station Area (MTSA) in the Regional Official Plan (ROP). The site
is designated Strategic Growth Area A in the City's Official Plan, and currently zoned
Low Intensity Mixed Use Corridor (MU -1). Once the ongoing appeal to the City's
Growing Together ZBA is concluded, the site will be zoned Strategic Growth Area Two:
Mid Rise Growth Zone (SGA -2). The ZBA is required to permit increased building height
and increased floor space ratios, and seek site-specific relief from setback and parking
requirements.
The Region has had the opportunity to review the proposal and offers the following:
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Community Planning
Provincial Policy Statement 2020
The PPS encourages the development of livable communities. It also provides a
framework for planning authorities to ensure the wise use of resources while protecting
Ontario's long-term prosperity and environmental and social well-being. It directs growth
to built-up areas and promotes a mix of land uses that efficiently use resources,
minimize negative environmental impacts, and support active transportation and transit
use. It also requires land use planning authorities to be mindful of compatibility of
sensitive uses in evaluating development proposals.
A review of applicable PPS policies and land use compatibility more broadly has been
undertaken in Section 4.3 of the Planning Justification Report (PJR) provided by GSP
Group as part of the application. The development proposes an intensified use of
serviced, underutilized land in an MTSA — the area is well -served by transit and active
transportation options, both now and in the future. It also seeks to expand the range of
housing options in the neighbourhood through the proposed types (both one- and two-
bedroom units are proposed) and affordability of units proposed. Therefore, Regional
staff are satisfied that the proposal is consistent with the PPS. Additional technical
comments related to noise and compatibility are provided in a subsequent section.
Growth Plan for the Greater Golden Horseshoe
The Growth Plan recognizes the Greater Golden Horseshoe (GGH) as a fast-growing
and dynamic region. It directs development in a way that supports economic prosperity,
the environment, and quality of life — specifically emphasizing intensification, compact
built form, and housing choice in built-up areas, and supporting higher densities in
MTSAs.
The PJR provides an analysis of applicable Growth Plan policies, including comments
on the proposed development's ability to achieve a diverse mix of units types and
appeal to a range of household income levels. The proposal's emphasis on
intensification and proximity to a range of transportation options are highlighted in
Section 4.4 of the PJR in relation to Growth Plan requirements. A density of 212 people
per hectare is proposed in the preliminary design of the site, contributing to the Growth
Plan's minimum of 160 for this MTSA. Regional staff are satisfied that the application is
consistent with the Growth Plan.
Regional Official Plan
Section 1.6 of the ROP establishes the Regional Planning Framework and Section
2.13.1 and 2.0 establish policies for the Urban System. Section 2.F establishes policies
and intensification targets within the Delineated Built -Up Area, which is set at 60%
annually for the City of Kitchener. Development in 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. The proposed
density will contribute to the achievement of Kitchener's intensification target for the
Delineated Built Up Area. The proposed built form (8 -storey apartment building)
provides a mix of unit types and is appropriately located along a corridor in which
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growth can be located close to transit and active transportation services and
infrastructure.
Section 2.D.2 of ROPA 6 establishes policies for development within MTSAs. This
section supports the provision of increased mixed-use densities that are transit
supportive. The minimum density target established for the Central Station MTSA is 160
people and jobs/hectare, a target to which this development contributes. In addition,
Chapter 3 of ROPA 6 establishes policies for housing in the Region — the provision of
30 percent of affordable housing in the development meets the policy intent of 3.A.2.
Overall, Regional staff are satisfied that the proposal conforms to the ROP.
Corridor Planning
Approval of the Environmental and Stationary Noise Study will be required prior to final
approval of the ZBA application.
Environmental Noise Study (Transportation and Stationary Sources)
Staff note that a noise study entitled 169-183 Victoria Street South Kitchener, Ontario
Noise and Vibration Impact Study dated April 5, 2024, and a memo entitled Noise and
Vibration Review — Revised Drawings 169-183 Victoria Street South, Kitchener, ON
dated May 9, 2024, both prepared by RWDI were submitted in support of this
application. Comments in relation to both the transportation and stationary components
of the study and associated recommendations are provided below.
Transportation Sources:
Impacts of Transportation Sources on the Development
Regional staff have reviewed the report and memo in relation to transportation noise.
The report indicates that the dominant source of noise affecting the site is Regional
Road #55 (Victoria Street South). Additional noise sources were identified from Park
Street, and CN/Metrolinx rail traffic.
The report indicates that the acoustical impacts are above acceptable levels and
mitigation, including warning clauses and air conditioning, are required to ensure indoor
noise levels do not exceed acceptable levels noted in NPC -300 and NPC -216.
Communication with the applicant confirmed that all units will be supplied with central
air conditioning. The location, installation, and sound ratings of the air conditioning
devices should comply with NPC -300.
The report indicates that for all units, the requirements of the Ontario Building Code
(OBC) will provide adequate sound insulation. Since the noise source, Victoria Street
South, is a roadway under the Region's jurisdiction, a registered agreement to
implement the recommendations of the noise study will be required.
Transportation Noise Recommendations
The report recommends the following noise warning clauses be registered on title for all
dwelling units. The Region agrees with this recommendation and will require that the
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owner enter into a registered agreement with the Region to ensure that the following
clause(s) are included in all future agreements of Offers of Purchase and Sale,
lease/rental agreements and condominium declarations as part of a future condominium
or consent application (if applicable).
Type A:
Purchasers/tenants are advised that sound levels due to increasing road traffic
may on occasionally interfere with some activities of the dwelling occupants as
the sound levels exceed the sound level limits of the Municipality and the Ministry
of the Environment, Conservation and Parks.
Type D.-
This
:This dwelling unit has been supplied with a central air conditioning system which
will allow windows and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the sound level limits of the Municipality and the
Ministry of the Environment, Conservation and Parks.
Proximity to Railway:
Warning: Canadian National Railway Company or its assigns or successors in
interest has or have a right-of-way within 300 metres from the land the subject
hereof. There may be alterations to or expansions of the rail facilities on such
right-of-way in the future including the possibility that the railway or its assigns or
successors as aforesaid may expand its operations, which expansion may affect
the living environment of the residents in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the design of the
development and individual dwelling(s). CNR will not be responsible for any
complaints or claims arising from use of such facilities and/or operations on, over
or under the aforesaid right-of-way.
Prior to the issuance of any building permits, a Professional Engineer will certify that the
noise attenuation measures, including central air conditioning, are incorporated in the
building plans. Upon completion of construction, the Professional Engineer will certify
that dwelling units have been constructed accordingly.
Stationary Sources:
Impact of Off-site Noise Sources on the Development
Stationary noise sources assessed include the GO Transit Park Street layover site, and
surrounding commercial buildings. No significant industrial facilities were identified with
the potential to impact the development.
Commercial establishments with noise sources assessed have been included in Table 5
(Commercial Facilities Included in the Stationary Source Noise Modelling, p. 5). The
assessment included continuous stationary noise sources only; no impulsive sources
were identified. According to the revised drawings (RWDI, May 9, 2024) a rooftop
outdoor amenity area has been included in the assessment (mechanical penthouse
level), although staff note that the memo report identifies the amenity area as being on
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the 8t" floor. These assumptions are acceptable. The modelling assumptions identified
in Table 6 (Stationary Source Sound Power Level Assumptions, p. 6) are also
acceptable.
The predicted continuous stationary sound levels at worst-case points of reception have
been included in Table 7 (Predicted Sound Levels at Worst-case Receptor Locations,
Continuous Stationary Sources, p. 6). As shown, the predicted daytime/evening and
nighttime sound levels are below the plane of window and outdoor living area sound
level limits for a Class 1 urban acoustical area. For the plane of window, predicted
levels are 46 dBA and 43 dBA for daytime/evening and nighttime periods
respectively. The sound level limits for these time periods are 50 dBA and 45 dBA
respectively, and therefore these results are acceptable.
The predicted GO Transit layover sound levels at worst-case points of reception have
been included in Table 8 (Predicted Sound Levels at Worst-case Receptors — Layover
site, p. 7). As shown, the predicted daytime/evening and nighttime sound levels are
below the plane of window and outdoor living area sound level limits for the NPC -300
guideline limit for a Layover site. For the north building fagade, the predicated sound
level is 49 dBA for daytime/evening and nighttime periods (55 dBA being the sound
level limit during all periods of the day). For the outdoor amenity area predicted is 48
dBA during daytime/evening periods, which is below the sound level limit of 55 dBA.
These results are acceptable.
The RWDI letter report (May 9, 2024) provides an update to the assessment due to a
reduction from a previous 10 -storey design to the current 8 -storey building proposal.
RWDI indicates the predicted noise levels are expected to increase by less than 0.5
dBA as a result of the change; this is considered minor from a noise perspective. The
results, conclusions and recommendations have not changed as a result.
Notwithstanding compliance with sound level limits, the Report recommends the use of
a warning clause to advise future residents (owners/tenants) of existing and future
adjacent commercial/industrial uses and the GO layover noise sources that will
potentially be audible at times.
Impact of On-site Noise Sources on the Development
The Report also acknowledges on-site noise sources being HVAC -related equipment in
the rooftop mechanical penthouse and various exhaust fans, and that with acoustical
design best practices, predicted sound level limits for both on-site and off-site sensitive
receptors can be met. The Report recommends a professional engineer qualified in
acoustics review final building design to ensure on-site noise sources comply with NPC -
300 sound level limits at all on/off-site points of reception. This requirement (detailed
noise study) should be secured through a holding provision, to be completed prior to
site plan approval.
Staff notes the first paragraph on p. 9 of the report mentions potential noise sources
associated with any on-site commercial uses. Staff notes the latest drawings do not
show commercial uses.
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Stationary Noise Recommendations
Stationary noise recommendations include:
1) A holding provision be used to secure completion of a detailed noise study prior
to site plan approval, and
2) The following noise warning clause be included in all offers of purchase and sale,
and/or rental agreements, and any future condominium declaration through a
future condominium or consent application (as applicable):
Purchasers/tenants are advised that due to the proximity of the adjacent
industrial/commercial land -uses, and GO Transit layover site, noise from the
industrial/commercial land -uses may at times be audible.
Overall, both transportation and stationary noise components of the Final Report and
Letter Report are acceptable. In addition to the warning clauses described above, the
Region will require a Holding Provision until a detailed noise study addressing final
design of the site and its impact on surrounding sensitive land uses and itself is
prepared and accepted by the Region. The required wording for the holding provision is:
That a holding provision shall apply to the entirety of the subject lands
until a satisfactory detailed transportation (road) and stationary noise
study has been completed and implementation measures addressed to
the satisfaction of the Regional Municipality of Waterloo. The detailed
stationary noise study shall review the potential impacts of noise (e.g.
HVAC systems) on the sensitive points of reception and the impacts of
the development on adjacent noise sensitive uses.
Transportation Impact Study
Region staff have reviewed the Transportation Impact Study (TIS) entitled 169-183
Victoria Street South Kitchener, ON Transportation Impact Study and Parking Study
dated June 12, 2024 and prepared by Paradigm Transportation Solutions Ltd. While this
TIS was not a Regional requirement of approval for this application, Corridor Planning is
satisfied with the submission and deems this matter concluded.
While the TIS demonstrates feasibility on Regional roads, the following comments are
provided on an advisory basis for consideration by the City and applicant:
• The TIS has accounted appropriately other nearby developments. Regional staff
are satisfied that the TIS reflects current inputs from nearby existing and
proposed developments, and that the Synchro results are free of errors.
• Should the Region, with the City's support, consider widening Victoria Street
South (Park Street to Lawrence Avenue) to introduce transit -only lanes as
identified in the 2018 Transportation Master Plan, traffic demand at the
intersection of Victoria and Park may be reduced.
• The City could also consider widening Park Street and Jubilee Drive, as the most
significant queuing identified is on City streets.
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• The Region will continue to monitor traffic operations at the intersection going
forward. A potential mitigation measure may be to restrict peak hour or all -day
left turns from Park Street and Jubilee Drive, but this requires additional
consideration and is not currently warranted.
TDM Measures (Advisory)
The TIS, submitted in support to this application, included the following TDM
recommendations:
• Provision of an additional 45 bicycle parking spaces beyond the required amount
• Carshare
• Subsidized Transit Passes for two years
• Unbundling parking costs
Regional staff are supportive of unbundling parking costs and note that additional bike
parking would also be supported so long as it does not result in the majority of bike
parking being provided by double -level bike racks.
In relation to the Carshare recommendation, the most established car sharing program
in Waterloo Region is Communauto. GRT Staff understand that company offers unique
programming to "launch" a car share vehicle through a business agreement with the
property owner. The applicant should contact Janet MacLeod
(imacleod(o)communauto.ca) to learn more about opportunities available locally. The
applicant should also confirm with the selected carshare company if their vehicles can
be located in a secure underground parking garage, or if the vehicle must be kept in a
surface parking space. This may pose a challenge as there is no surface parking shown
at this development.
Lastly, the applicant should be made aware that providing subsidized transit passes
incurs significant financial and administrative costs. This initiative requires a
commitment from the owner/applicant to manage, administer, and fund the full cost of
monthly transit passes for residents. If this is to be considered by the applicant, further
consultation and confirmation of expectations between all three parties (applicant, City,
and Region c/o GRT) is required as soon as possible.
Conditions of Future Site Plan Application
Approval of the Regional Road dedication, access permit, lot grading and servicing
plans, stormwater management report, and transit fees would be required prior to final
approval of a future Site Plan application.
Road Widening
At this location, Regional Road #55 (Victoria Street South) has a designated width in the
Regional Official Plan (ROP) of 26.213m. An approximate 2- to 3 -metre road widening
will be required along the Victoria Street South frontage. An Ontario Land Surveyor
(OLS) would have to determine the exact road widenings.
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A 7.62m x 7.62m daylight triangle will also be required at the intersection of Victoria
Street South and Park Street, and at the intersection of Victoria Street South and Henry
Street. The daylight triangle should be measured after the road widening along Victoria
Street South.
Please note that the daylight triangles are shown incorrectly on the submitted Site Plan.
The plan shows a 4.5m x 4.5m daylight triangle on Park Street and a 3m x 3m daylight
triangle on Henry Street, where each should be 7.62m x 7.62m.
The Owner/Applicant must engage an OLS to prepare a draft reference plan which
illustrates the required road allowance widening. Prior to registering the reference plan,
the OLS should submit a draft copy of the plan to the Transportation Planner for review.
An electronic copy of the registered plan is to be emailed to the Transportation Planner.
Further instructions will come from the Region' s Legal Assistant with regard to
document preparation and registration. It is recommended that the OLS contact Region
staff to discuss the road widening prior to preparing the Reference Plan.
The land must be dedicated to the Region of Waterloo for road allowance purposes and
must be dedicated without cost and free of encumbrance. All land dedications should be
identified on the Site Plan.
Stormwater Manaaement & Site Gradina and Servici
Regional staff have received and reviewed the report entitled Functional Servicing and
Stormwater Management Report 1000002286 Ontario Ltd. and Legion Heights Victoria
Inc. dated April 30, 2024, and the drawings entitled Functional Servicing Plan and
Functional Grading Plan both dated April 30, 2024 and prepared by WalterFedy. The
Region finds the plans and report satisfactory. For the purposes of the planning
approvals associated with this development application, the Region deems this matter
concluded.
The following comments must be addressed prior to future Site Plan approval, but are
not a requirement of this ZBA application:
Show full excavation areas required for unused service removals and full depth
repaving for the entire area from edge of pavement to edge of nearest travel
lane. Show 1.0m step joints as a hatched area around limits of saw cut (to edge
of travel lane or Centre line of road) and add note to drawing for areas impacted
that says "1.0m wide step joint as per RMOW Dwg. 207. Minimum 2.Om wide
asphalt overlay longitudinal transition to be installed as per RMW Dwg 208 until
full depth asphalt is restored." Show this on both existing and proposed condition
drawings. These drawings can be found at the following link:
https://www. regionofwaterloo.ca/en/doing-business/resources/Documents/2023-
Unit-Price-Contract-Supplemental-General-Conditions-and-Standard-
Specifications. PDF
2. Show existing sanitary and water service connections to 169, 173, 177, 179, and
183 as being fully removed from the Right -of -Way.
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3. Add street labels for Henry Street, Victoria Street South (RR55), and Park Street.
Make sure to put (RR55) in label.
4. Confirm that the City of Kitchener has reviewed and approved the
200mmx300mm watermain connection.
5. Existing 1 00m Kitchener Utilities Gas Main is in this vicinity along Victoria
Street South (RR55). Confirm and add to drawing. Note that existing gas
services need to be fully removed from the ROW and shown on the drawing.
The site must be graded in accordance with the approved plan and the Regional road
allowance must be restored to the satisfaction of the Regional Municipality of Waterloo.
Please be advised that any works occurring in the Regional ROW would require
Regional approval through a separate process of Municipal Consent and a Work Permit.
Transit Planning (GRT)
The subject property is well serviced by transit with GRT Route 20 running in both
directions along Victoria Street South and an existing GRT Stop #3224 located adjacent
to the property at the intersection of Park Street and Victoria.
As a result of the planned increase in density from the proposed development, stop
#3224 will require upgrades that will be the financial responsibility of the applicant.
Specifically, this stop will require a 11 m x boulevard depth (approximately 1.2m)
concrete landing pad at the curb. The front of the landing pad (north end) will be located
no closer than 6m from the Victoria Street South crosswalk at Park Street, or
approximately 2m south of the existing hydro pole/light pole that the existing transit stop
sign is affixed to, clear of the storm water catch basins. A 6m (length) x 2.3m (depth)
concrete shelter pad will also be required, as well as a 5' x 16' glass transit shelter. The
shelter pad will be located on the property side of the municipal sidewalk, just south of
the proposed exit walkway at the norther end of the building. It is anticipated that the
shelter pad will be located entirely within the Victoria Street South right-of-way and
therefore will not require an easement.
The current cost of the landing pad and shelter pad is $5,130, and the current cost of
the glass 5' x 16' shelter is $17,000. These prices are subject to increase in the future,
and will be made a condition of the future Site Plan application. Please include the
location and dimensions of this infrastructure on future Site Plan submissions.
Other
A Site Plan pre -consultation fee of $300 and a Site Plan review fee of $805 will be
required for the review and approval of a future Site Plan application.
Hydrogeology and Water Programs/Source Water Protection
The property is located within the Wellhead Protection Area (WHPA) D-2 and Chloride
Issue Contributing Area (ICA) of the Greenbrook wellfield. The proponent should be
advised that the Region does not support the infiltration of salty runoff from paved
surfaces at this location; however, the infiltration of clean roof runoff may be accepted.
Document Number: 4770325 Version: 1 Page 9 of 11
Page 109 of 232
In addition, the Region does not support permanent active or passive dewatering
controls for below -grade infrastructure, including foundations, slabs, parking garages,
footings, piles, elevator shafts, etc. therefore, waterproof seals should be used in lieu of
permanent dewatering infrastructure.
In accordance with Regional Council's endorsed position on geothermal energy, vertical
closed-loop geothermal is prohibited at this location. Vertical open -loop geothermal
energy may be considered subject to the submission of a Hydrogeology Study.
However, given that a Hydrogeology Study has not be submitted with the application, a
prohibition on geothermal energy shall be required in the amending zoning by-law for
the site. The required wording for the prohibition is:
Geothermal Wells are prohibited on site. A geothermal well is defined
as a vertical well, borehole or pipe installation used for geothermal
systems, ground -source heat pump systems, geo-exchange systems or
earth energy systems for heating or cooling, including open -loop and
closed-loop vertical borehole systems. A geothermal well does not
include a horizontal system where construction or excavation occurs to
depths less than five meters unless the protective geologic layers
overlaying a vulnerable aquifer have been removed through
construction or excavation.
Housing Services
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
o Objective 4.2 requires the Region to make affordable housing more available
to individuals and families.
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (range and mix of Housing) contains land use policies that ensure
the provision of a full and diverse range and mix of permanent housing that is
safe, affordable, of adequate size, and meets the accessibility requirements
of all residents.
The Region supports the provision of a full range of housing options, including
affordable housing as proposed in this application. Should this ZBA be approved, the
development will contribute to the stock of housing affordable to a variety of income
Document Number: 4770325 Version: 1 Page 10 of 11
Page 110 of 232
levels in Waterloo Region. Support for housing objectives in ROP Chapter 3.A has been
provided in the PJR (described above) and Regional staff have no concerns.
Fees
Please be advised that the Region is in receipt of the ZBA review fee of $3,000
(deposited July 31, 2024). In addition, the review fee for the environmental noise study
($1,000) was received on September 17, 2024.
Conclusions & Next Steps
Regional staff have no objection to approval of the proposed ZBA application, provided
the following are addressed:
The applicant enters into a registered agreement with the Region of Waterloo to
implement the recommendations of the noise study (warning clauses and air
conditioning provision) as part of a future plan of condominium or consent
application, if applicable.
A holding provision is applied requiring the completion of a detailed noise study
prior to site plan approval.
A site-specific prohibition on geothermal energy is written into the amending
zoning by-law for the subject lands.
Please be advised that 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.
Further, 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 the
undersigned.
Yours truly,
Will Towns, RPP
Senior Planner
C. GSP Group c/o Kristen Barisdale (Applicant)
Victoria Heights Inc. c/o Nasir Saleem (Owner)
Document Number: 4770325 Version: 1 Page 11 of 11
Page 111 of 232
Andrew Pinnell
From: Planning <planning@wcdsb.ca>
Sent: Monday, September 2, 2024 3:05 PM
To: Andrew Pinnell
Cc: Eric Schneider
Subject: Re: Circulation for Comment - 169-183 Victoria Street South (ZBA)
apologies, previous response was misdirected
Jennifer Passy, BES, MCIP, RPP (she/her)
Manager of Planning
Waterloo Catholic District School Board
Phone: 519-578-3677, ext. 2253
Cell: 519-501-5285
Please note: The offices of the WCDSB are closed on Fridays throughout the summer, and the Planning
Department will be shut down from Friday, July 26th to Monday, August 5th (inclusive). All email received
during this time will be reviewed and processed as soon as possible upon staff's return.
From: Planning <planning@wcdsb.ca>
Sent: September 2, 2024 1:25 PM
To: eric.schneider@kitchener.ca <eric.schneider@kitchener.ca>
Subject: Re: Circulation for Comment - 169-183 Victoria Street South (ZBA)
Eric, the board's comments with regard to the applicability of EDCs remain the only comment on this
application. We note that the applicant is proposing the demolition of 5 homes, which may be subject to
a credit applied to the future development in accordance with the board's by-law.
Jennifer
Jennifer Passy, BES, MCIP, RPP (she/her)
Manager of Planning
Waterloo Catholic District School Board
Phone: 519-578-3677, ext. 2253
Cell: 519-501-5285
Please note: The offices of the WCDSB are closed on Fridays throughout the summer, and the Planning
Department will be shut down from Friday, July 26th to Monday, August 5th (inclusive). All email received
during this time will be reviewed and processed as soon as possible upon staff's return.
From: Planning
Sent: April 3, 2023 10:37 AM
To: eric.schneider@kitchener.ca <eric.schneider@kitchener.ca>
Subject: RE: Notice of Pre -submission Consultation - 169-183 Victoria Street South (ZBA)
Page 112 of 232
Good Morning Eric,
The Waterloo Catholic District School Board has reviewed the subject application and based on our development
circulation criteria have the following comment(s)/condition(s):
A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s).
If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
Page 113 of 232
Andrew Pinnell
From: Alex Sproll
Sent: Monday, August 26, 2024 4:56 PM
To: Andrew Pinnell
Cc:
Subject: 169-183 Victoria St S
[Some people who received this message don't often get email from Learn why this is important
at https://aka.ms/LearnAboutSenderidentification ]
Hi,
I'm writing to email regarding the development proposal at 169-183 Victoria St S.
While the general scope of the development is likely appropriate to the site, thee are some aspects which would make
this proposal stronger.
The architecture is a bit basic but my sense is that the materiality may be better than the renders show? What would
make this proposal stronger is:
1. A better ground -floor presence by way of individual townhouse entrances off of Victoria St. — these could potentially
be 2 -floor units and more closely align with the scale of housing on park street, providing better street activation. The
cadence of white/brown brick seems to allude to this but acts as a facade only.
2. More family units - while the ratio of 2 bedroom units is decent, perhaps some 3 bedroom units could be included?
3. Amenity space. Given the high number of rental replacements/affordable units (great!), some communal space is
required here - meeting room, library/playroom, kitchen, co -working space, patio? Perhaps extra space on ground floor
or in mech penthouse? the one room and external patio only do not seem sufficient/flexible enough.
Thanks for your time!
Alex Sproll
Page 114 of 232
Andrew Pinnell
From:
Sent:
To:
Cc:
Subject:
You don't often get email from
Hi,
Chris Colliver
Monday, September 23, 2024 4:29 PM
Andrew Pinnell
169 to 183 Victoria Street South - Comments
Learn why this is important
I understand the need for development in the Waterloo region, and have seen much of it already. This one hits closest
to home so far, being 4 properties away on Park St.
A decade ago I happened to visit an open house just for fun, and dreamt of one day owning a house along Park St
between Victoria and the park. Years later, my young family was thrilled to buy the house next to that one. Our hopes
are getting dashed in both initial expectations and current hopes that we purposefully chose a property to be in what
feels like a residential area.
My main concerns with this development include:
-Setting a precedent in encroaching on Victoria Park heritage area. Even though it's not the full property, this is crossing
a line for one of Kitchener's most prized neighborhoods
-Too tall — I appreciate a "transition" and not dozens of stories, but can't we get 4-6 stories instead of 8?
-Traffic during and after construction — in totality in this area, despite each property being redeveloped tending to report
that traffic impacts are found to be acceptable, I have a hard time believing that, or have a very different opinion on
what is acceptable. I already have trouble getting out of my driveway
Thank you,
Chris Colliver
Page 115 of 232
Andrew Pinnell
From:
Sent:
To:
Subject:
You don't often get email from
2
Claire D'Alton
Friday, September 27, 2024 3:59 PM
Andrew Pinnell
new build meeting follow-up Park/Henry and Victoria
Learn why this is important
I hope I'm not too late,
The property to be built at the corners of Park/Henry and Victoria St.
I've lived on Park Street for almost 25 years now and have watched the changes and increase in traffic.
I listen to and watch at the traffic at all hours of the day with impatient and frustrated driver.
This an extremely busy street (PARK), there are lots of children, with school bus pickup and drop off.
Has the builder consider moving the to the underground parking over to the other side of the building,
(Henry)
Claire D'Alton
Page 116 of 232
Andrew Pinnell
From:
Devon Beare
Sent:
Saturday, August 24, 2024 2:01 PM
To:
Andrew Pinnell
Cc:
Subject: RE: Proposed Development @ 169-183 Victoria Street South
Some people who received this message don't often get email from Learn why this is important
Hi Andrew,
I received a notice in the mail regarding the proposed development at 169-183 Victoria Street South and wanted to
provide some comments / ask some questions.
Comments:
-1 like the concept drawing of the building.
-1 like that the building is only 8 storeys, although I'd be more supportive if the building was capped at 6 storeys.
Buildings at or below 6 storeys are favored in many European countries for their human scale and the sense of
community. They tend to blend well with residential neighborhoods and can create a more intimate and walkable
environment.
-1 love that the building will have secure bike stalls, although I feel that only 1 stall per dwelling is too low. Ideally it
would be 1 stall per bedroom.
-I'd love it if there was commercial space for a coffee shop or small grocery / convenience store. The neighborhood
currently lacks these amenities.
-Given all the development planned for the area, I want to see dedicated bike lanes installed on Victoria Street
(especially between King St and the Iron Horse trail) and more frequent bus service. There is currently only 1 bus
(#20) running on Victoria Street and the frequency is only every 30 minutes. Bike lanes and 15 minute or better
transit service would encourage people to use active transportation instead of driving. I would also like to see traffic
calming on Victoria St as there are way too many cars and large trucks using the predominantly residential street.
Questions:
-What type of units will be available in the building (e.g. will there be any 3+ bedroom units for families)?
-Is this a rental building or a condo?
-Will the building have any environmentally friendly features (e.g. electric vehicle and a -bike chargers, net zero, heat
pumps, etc.) or certifications (e.g. LEED, Passivehaus)?
-How many parking spaces will there be? The flyer states 'Reduced Vehicle Parking' but doesn't give an exact
number. Is the number decided by the city of kitchener (e.g. through minimum parking requirements) or is it the
developer's decision?
-Will there be any requirements for affordable housing?
I look forward to attending the zoom meeting in September.
Cheers,
Devon Beare
Page 117 of 232
Andrew Pinnell
From: Frank Etherington
Sent: Saturday, September 28, 2024 2:43 PM
To: Andrew Pinnell
Cc:
Subject: Victoria St. S. 8 -storey and traffic
Andrew:
I am responding to Wednesday evening's public/zoom meeting. Because we did not get a notification
card about that meeting, please include us (140 Water St. S.) in future information about the 8 -storey
development proposed at Park and Victoria streets.
My main concern involves past commitments by the city planners and councillors that any future
developments will preserve the character of the city's older residential neighbourhoods. This, of course,
has been destroyed by the recent approvals of enormous high-rise buildings at Park and Victoria streets
overlooking and dwarfing the Victoria Park heritage area and the nearby Cherry Park neighbourhood
where most buildings are little more than two-storey homes.
I also cannot understand how professional planners and transportation officials can ignore or minimize
the increasing traffic issues at and around the Victoria and Park intersection.
This 8 -storey building which nibbles away at the heritage area, provides about 50 parking spots for 120
tenants. Even if 100 need vehicles, particularly in winter months, where will they park? On nearby
residential streets or in the already over -burdened park?
In addition, the developer's representative did not address where delivery vehicles would stop without a lay-by. The
only options are Park, Victoria or Henry, all of which will obstruct and disrupt traffic flow.
The traffic created by the 8 -storey building will be in addition to the 400-500 vehicles generated daily by
the nearby high-rises. Much of that traffic will pour down Park to Jubilee further snarling traffic in
Victoria Park. Jubilee is, of course, a busy route for ambulances and other emergency vehicles.
Despite these and other concerns, I applaud efforts by developers of the 8 -storey building to provide 24
affordable apartments to help replace the existing residences that will be demolished on Victoria Street.
I would also ask how many affordable units will be provided in the neighbouring high-rise buildings at
Park and Victoria.
Thanks
Frank Etherington
Page 118 of 232
Andrew Pinnell
From:
Sent:
To:
Cc:
Subject:
You don't often get email from
Dear Andrew,
Kandace Bogaert
Wednesday, September 25, 2024 2:45 PM
Andrew Pinnell
169-183 Victoria St. South Comments/Questions
Learn why this is important
As requested in the mailer sent to us, please find our comments/questions on the proposed
development below:
Comments re. Proposed Development in Our Neighbourhood - Victoria St. between Park St. and
Henry St.
1. Current residents - it is our understanding that each of the proposed lots which are encompassed
by the proposed development have current residents living in them, some as renters in the homes, or
tenants in the two storey apartment building on the corner of Henry St. - when/where are these
residents expected to go? Have they been offered any compensation for losing their homes? Have
they been told they will be expected to vacate, and what options for moving back in would they have
to the new building etc.?
2. Demolition - as part of the Victoria Park heritage district, the proposed development would be
destroying several homes which were built in the early 20th century that were intended to be
protected by the creation of the district. How many homes will be demolished? What heritage
assessments have been done? How does this fit with the presumption against demolition outlined in
the heritage plan for this area? Did the developer consider "moving" the buildings as outlined in the
plan? Will the materials be preserved from the demolition to aid in the repair of similar heritage homes
as outlined in the district plan? Will the city continue to approve plans for demolishing homes in this
heritage district? Our worry is that this sets a precedent for the future of our neighbourhood - owners
who do not live in the neighbourhood, and rent out their properties, who are concerned primarily for
profit will continue with a lack of maintenance with the understanding that they can sell their property
to a developer who will demolish for maximum profit, which will eventually erode the heritage nature
of the district.
3. Density - also part of the Victoria Park heritage district plan, there is a requirement to "blend" the
density of developments so that it is not a stark contrast to the low rise neighbouring buildings. How
has this been proposed to be addressed? The nearest residential apartments and homes are two
stories - the proposed development is eight. In the 2021 census, there were approximately 84
residents, in 38 dwellings on this city block. The proposed building would increase the number of
dwellings more than fourfold as well. A two or even four storey building would seem to "blend" much
more appropriately.
4. Parking & Safety - With heavy traffic and no parking on Victoria St. or Park St., and a one way St.
with very limited parking on Henry St, and with restricted parking allotments in the proposed
development plan, how is this density to be appropriately and safely accommodated? Where will the
Page 119 of 232
entrances and exits for the development be? What about resident and visitor safety trying to find
parking - how many pedestrians have been struck by cars crossing Victoria St. already this year?
How will the city prevent the residents of Henry St.'s driveways being blocked with an increased need
for street parking nearby? Similarly, the bike lane on Victoria St. ends at the railroad tracks (after
West St.), and does not continue in front of this proposed development. Will the city be expanding the
bike lane on Victoria St. so residents have access to safe means of transport with the proposed
limited car parking?
4. Design - how are the units set to be laid out? Are they designed for actual families to live in, or to
maximize developer profit? Are there sufficient units allotted as affordable housing, with 2 and 3
bedroom options for families?
5. How long will the proposed development take? Is there any risk of the development not being
completed on time? Henry St. is a one way street - if access is blocked by construction, how will
residents access their properties?
6. What about the requirements for green space - what are the plans for this?
Looking forward to the discussion this evening and thank you in advance.
Thanks,
Kandace & Robert (cc'd)
Page 120 of 232
Andrew Pinnell
From: Lianne Overholt -Stevens
Sent: Wednesday, August 28, 2024 11:10 AM
To:
Subject: The proposed development at169-183 Victoria St.S
Some people who received this message don't often get email from Learn why this is important
I am completely against this development at 169-183 Victoria St S.
It is too close to the park and the Heritage homes that surround it.
I live at and there are century old trees on Henry St that are vital to a healthy neighborhood.
They would be removed to create this development.
The traffic at is very busy and it's difficult to get onto Victoria St S. By adding another building where 5
apartment buildings(3 new ones on Garment and Victoria St.S and 205,215 Victoria St S)already exist will cause more
congestion.
Victoria Park depends on its surroundings for its animals and trees to survive. The more congestion and pollution from
cars and people living near it, the harder it is for the animals and trees to survive.
I vehemently am against another building near
It should be built near Victoria St and Weber St
Also I am against this building at 169-183 Victoria St S as the noise and destruction would affect this beautiful area.
Possibly the drilling to create the building could affect the land our building is on and make it unsettled. And in turn my
home.
Signed
Lianne Overholt Stevens
Page 121 of 232
Andrew Pinnell
From: Mary Peplow
Sent: Wednesday, September 25, 2024 8:58 PM
To: Andrew Pinnell
Cc:
Subject: Zoom Neighborhood Meeting Victoria- Henry Street - Park Street - 169 Victoria.
HI Andrew,
I was on the call tonight for the above development.
I must say we were very disappointed that we had received no information on this development at all. It was a neighbor
of mine that forwarded the info from the postcard he received.
I spoke with other people on Park Street and they told me the same thing.
My home is at 55 Park Street and in the 9 years I have lived here I have invested over $175,000 into renovations and
landscape/gardens.
50 Park Street had always been a beautiful home with award winner organic gardens and beautiful landscape. Since the
investors took over they have rented out the houses by the rooms and have done nothing to maintain them.
50 Park street has had rooms divided by dry wall to accommodate as many people as possible. I have been told 8
unrelated people in a one bathroom home.
We have had many complaints with them on the upkeep and lawn cutting. I have met with Saadi several times to
complain and finally the city took action and had the lawn cut.
I just spoke with him a few weeks ago on doing a fence between us so I don't have to see the overgrown mess and the
backyard. A good neighbor fence where we split the cost.
He said he was coming into town but has never shown to discuss.
My concern is how do we know this rental will be well cared for, their properties ARE NOT.
With rentals there are fewer rules/regulations than there are with condos. Balconies in rentals often can be more of a
dumping ground or storage space and that is something we would have to look at from our backyards.
I really don't want to look into balconies with summer/winter tires, bikes, laundry racks etc.
The sun will definitely be affected in my yard. That is where my afternoon sun is until sundown. That will be totally
blocked.
I am also concerned with 50 Park as I have been told that garage is being torn down and there will be some sort of
electrical unit there. That is also where the underground entrance to parking is.
Traffic going onto Victoria may not be too bad but traffic turning onto Park will only further congest what we go through
each day on this street.
Since there is so little frontage it appears the building will be to the far back of the property line — literally putting that
building in my back yard.
And how will service trucks, moving trucks etc ever be able to access the narrow space?
Why weren't Juliette balconies suggested for the back portion of the building since it is such a tight space- or Juliette
balconies on the whole building. With limited frontage it would also be a better aesthetic.
Page 122 of 232
I have been told that the value of my property will decrease significantly due to the loss of privacy. Not something I
wanted to hear.
8 stories is just too high for an area that generally has been approved for 4 story.
I moved into the Historic/Heritage area because I wanted to be part of that culture and the park. I didn't think my yard
would now contain a high rise.
Very disappointed to say the least.
Mary Peplow
Page 123 of 232
Andrew Pinnell
From: Peggy Nickels
Sent: Thursday, September 26, 2024 1:59 PM
To: Andrew Pinnell
Cc:
Subject: 169-183 Victoria Street South - Comments
Attachments: 240925 Letter to Developer & City re 169-183 Victoria Street South - Draft.docx
Hi Andrew,
Thanks again for meeting with me online to anser my questions this week. Please find attached my comments on the
169-183 Victoria Street South development. If I'd had more time, I would have liked to send it in the name of the
Victoria Park Neighbourhood Association Development Committee, but the timeline was too short to get VPNA Board
approval, which our committee needs for any publice statements. Several of our Development Committee members had
input.
I hope we can continue to be engaged in consultations and would appreciate receiving the site plan approval, when that
is complete.
Peggy
Page 124 of 232
September 25, 2024
Andrew Pinnell
Senior Planner
City of Kitchener
PO Box 1118
Kitchener, ON N2G 4G7
Dear Mr. Pinnell,
I am writing on behalf of the Victoria Park Neighbourhood Association (VPNA) Development Committee
in response to the proposed development at 169-183 Victoria Street South. This development is directly
adjacent to the Victoria Park Heritage Neighbourhood and so is of great interest to our VPNA
Development Committee. Our Development Committee's purpose is to advocate for sustainable and
livable development in and around Victoria Park. Our four priorities for development, are to:
• Provide a supply of affordable homes;
• Balance green spaces with development;
• Develop with climate change in mind;
• Include the community as an integral part of the development process.
We have reviewed the supporting documents related to the developer's application and would like to
share the following comments and recommendations related to our priorities.
Affordability — we are pleased to see that this development will ensure that 20% of the 120 units will be
affordable based on the CMHC's definition. Our concern is that the plan includes only 1- and 2 -bedroom
units which will not increase affordability for families needing three-bedroom units.
Recommendations:
• that 5% of units be 3 bedrooms to provide affordable options for families.
Green Spaces —The City's Spaces Report released in June 2022 shows 6 of 9 downtown neighbourhoods
in need of park space. Given the recent high rate of population increase, the need to create increase
green space makes it imperative that developers contribute to livability.
We are happy to see that the developer is planning two amenity spaces for residents: one on the
ground floor with some green space included, and a second on the penthouse level. There are no
details regarding green space in the penthouse amenity space.
Further, we are encouraged to see attention to pedestrian -friendly space surrounding three sides of the
building, with attention to trees, shrubs, and gardens, which also help to cool and clean the air, provide
shade for walkers and habitat for birds and pollinators, and absorb rainwater. Our concern is that road -
Page 125 of 232
widening will eliminate the space needed for these key elements that are essential for walkability and
climate mitigation.
Recommendations:
• that the developer ensure the rooftop amenity space includes plants, trees, shrubs, and possibly a
rooftop garden;
• that a green roof be considered for the rest of the roof;
• that an additional setback of 2 meters be considered for the Victoria Street South side of the
building to ensure adequate space for trees after road widening;
• that trees and plants be selected according to their ability to withstand and mitigate the effects of
climate change, and that a maximum number of trees be planted to at least replace the ones being
removed.
Building for Climate Change — In 2019, the City of Kitchener joined all other Region of Waterloo
municipalities in declaring a climate emergency. It is incumbent on all new developments to maximize
ways of protecting the environment and minimize their green house gas emissions and environmental
impacts.
We are encouraged to see that attention to sustainability is mentioned in several areas of this
developer's application. These areas include drought -tolerant, salt tolerant, and native vegetation,
locally sources materials, use of light-coloured hardscape surfaces to reduce heat island impacts, high
performance energy-efficient building components, larger -canopy trees for shading, low -consumption
plumbing systems, and EnergyStar appliances. Our concern is that, in many areas, they qualify their
statements by prefacing them with "where possible". This implies they are not committed to ensuring
this level of sustainability. Addressing climate change requires more than good intentions; it demands
commitment.
The developer also notes in the Sustainability Statement that solar panels and enhanced water
conservations systems such as grey water and rainwater harvesting are not being considered at this
time.
The developer notes that there will be 53 parking spaces for cars but doesn't mention any plans for EV
charging. There will be 120 bicycle parking spaces, one for each dwelling.
Recommendations:
• that additional commitments be made to construct all aspects of the building with climate change in
mind, including: energy sources, choices, and conservation; water conservation; rainwater run-off
and heat mitigation; and choice of building materials;
• that solar panels and enhanced water conservations systems be considered and committed to, if
feasible;
• that all car parking be equipped with EV charging stations;
Page 126 of 232
• that secure visitor bicycle parking be provided.
Community Engagement — During the pre -application stage, there is a great deal of discussion that
takes place between developers and planners, prior to any consultation with citizens. Both developers
and planners are understandably committed to a design that is already far advanced before citizens
have a say. It is our belief that it would be helpful to all — developers, planners, and citizens — if the
community were engaged earlier in the process.
Recommendation:
• that both planners and developers engage citizens earlier in the development process, and invite
engagement to ensure ongoing consultation and communication throughout the development
process.
We are committed to a positive and collaborative approach to development in our neighbourhood. We
want to work with developers, city staff, and other neighbourhoods to continue to make our City a
healthy, vibrant, and inclusive place to live.
We encourage you to keep us informed of all opportunities to contribute to this development process.
Thank you for your consideration of our comments and recommendations; we look forward to
connecting with you in the future.
Sincerely yours,
Peggy Nickels
Peggy Nickels, Chair
CC Councillor Debbie Chapman, City of Kitchener, Debbie.chapman@kitchener.ca
Kristen Barisdale, GPS Group, kbarisdale@gspgroup.ca
Members of the Victoria Park Neighbourhood Association Development Committee
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Andrew Pinnell
From:
Sent:
To:
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You don't often get email from
Hello Andrew,
Rachel Yavnai
Wednesday, September 4, 2024 1:54 PM
Andrew Pinnell
Re: 169-183 Victoria St S Proposal Development
Learn why this is important
I am a neighbour to the proposed development to be located at 169-183 Victoria St South. I am emailing to
share my comments in advance of the neighbourhood meeting on September 25 2024.
I live in a rental unit which is one of two adjacent residential properties that will be most directly
affected by the construction of this development. I greatly appreciate that this development proposal is not 40+
stories tall, as was decided for the development across the street at 97 Park. Mid -rise development is a must to
keep up with our city's need for housing in a sustainable and intentional way! However, in reference to the City
of Kitchener's Strategic Plan 2023-2026, 1 do not feel that the proposal aligns in all the ways that it has
potential to. 120 total units, with 92 being 1 -bedroom or studio units. If the intent is to densify, this is not
the way to do it. I encourage further consideration into the types of dwellings we want to create to achieve our
city's Housing for All plan, since we have seen plenty of small -sized, urban developments in recent years
around Kitchener that don't accurately reflect the needs of families in our community.
Further, I am concerned for the current residents of 169-183 Victoria St S. Will our displaced neighbours
receive adequate support to find alternative housing? In reference to the Housing for All plan:
"We're exploring ways to support tenants in Kitchener who rent their homes. One of the tools available to cities is a
rental replacement bylaw, which would apply when six or more rental units are demolished. We're conducting a
financial analysis on this tool and what it might mean for current renters and developers. Staff plan to bring a
report that covers the full range of tools available in Kitchener to support renters to city council in late 2023."
Will the tools above be provided to our neighbours? Given the substantial rent increases in the past few years,
I am worried that some of the long-term residents will find this transition difficult. Can they receive priority to
rent a unit in this new building at a reduced rate?
Lastly, the Arborist Report provided recommendations to remove 4 of the 6 trees directly in our backyard (trees
#A, B, C, G). I would like to voice my concern about this, and compel the developer's to consider a plan to
save these trees. Based on the proposal, the side of the backyard will then look upon the rear of the building
right next to the move -in and waste entrances where 3 of the 4 trees currently provide coverage. If this is not
possible, I would urge there to be a plan to replace this vital tree coverage.
Thanks for your time.
Rachel Yavnai
Neighbour, Henry St.
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Andrew Pinnell
From: Sara Okuka
Sent: Wednesday, August 21, 2024 9:02 PM
To: Andrew Pinnell
Subject: Re: 169-183 Victoria street South
You don't often get email from Learn why this is important
Apologies, I meant Joseph St. is the one way. Not Michael St.
Sara Okuka
On Wed, Aug 21, 2024, 5:41 p.m. Sara Okuka wrote:
Hi I wanted to voice my concern regarding the building proposed. I am for development and for more housing, however
making Michael St a one way has made Victoria St a nightmare. Look up the accidemt report on Victoria St & Michael.
Every week there is an accident, even pedestrians hit. Making it so all the new condos exit onto Victoria is so dangerous
and Victoria is already a main roadway for the city. I wish the city would plan this better. I live on Michael and when we
want to go to somewhere, we would turn right on Victoria and right on Joseph st. Now that Joseph is a one way we all
have to go left on Victoria towards Park St.
I hope there's a plan for all this traffic that it's piling up from all the condos. So many one ways now in Kitchener and
you can't even then left on many streets due to the ION.
Sara Okuka
Page 129 of 232
Andrew Pinnell
From:
Sent: Wednesday, September 25, 2024 8:31 PM
To: Andrew Pinnell
Subject: 169 Victoria St. S.
Andrew,
I will begin by asking a 'loaded' question - do city staff do a review of all documents in the Supporting Documents folder?
The reason I ask is this: Within the Cultural Heritage Impact Assessment document prepared by mcCallumSather, there
are some (to me) serious errors and inaccuracies. For instance, on Page 2 of the report, under Location of the Property,
the Municipal Address is incomplete and the Location and Boundaries description is wrong. Further, pages 13 and 32
have not transferred properly and are an incomprehensible jumble of letters. The text for figure 39 (on page 50) makes
no sense at all and on page 67 there is a reference to 8 Henry Street, which does not exist.
These errors and inaccuracies allow me to question the veracity of the entire report. This is not the first time I have
detected significant anomalies in Supporting Documents. I must ask again - does anyone in your department actually
review these documents prior to release?
I also have some concerns with the real accessibility of the service entrance from Henry St. On the site plan drawing, the
depiction of a garbage truck driving nose first into the service driveway is completely spurious. Given the placement of
the waste room in the proposal and the narrowness of the service roadway, the only way a packer truck will be able to
usefully access the waste room is to back in. I have measured Henry St. The roadway (curb to curb) is barely 20 feet. The
turning radius of a typical packer truck is 30 - 40 feet. I can't imagine a garbage truck backing into the service driveway to
load garbage without using the sidewalk and probably the lawn of the property opposite.
I invite your comments.
Sincerely,
Sheldon Atos
Page 130 of 232
Andrew Pinnell
From: Tim Willcox
Sent: Wednesday, September 25, 2024 11:05 PM
To:
Cc:
Subject: Re: Zoom Neighborhood Meeting Victoria- Henry Street - Park Street - 169 Victoria.
Mary
Unfortunately I was unable to be on this online session, and I completely side with you.
To be blunt, this whole proposal is complete bullshit, and should have been immediately rejected upon receipt by city
staff.
The Victoria Park heritage district and the built environment that surrounds it, should be "hands off'.
I believe it was 2 years ago, that city staff held a public information session at the Victoria Park pavilion, that invited
input from local residents, to comment on numerous long term planning proposals for the Victoria Street South corridor.
I have never seen the results of the input, we submitted.
To promote intensive residential and commercial development along this corridor, is understandable, but an 8 story
apartment building, on the perimeter of our heritage neighborhood, does not fit in, with the current landscape.
I remember in grade 8, we had an urban design project in Environmental Studies, that taught basic neighborhood
planning concepts, and adding the massing of an 8 story apartment building, next to a century old heritage district,
would probably have received a failing grade.
It's that simple. I am too tired right now to even get into the nonsense that comes out of 200 King West, across all levels,
but someone has to put their foot down before proposals such as this, get green lighted and approved, and set a
precedent for future development, that will only detract from what we have worked so hard to preserve, on a heritage
district level.
Hopefully on the evening of October 26, 2026, 1 will be the next Ward 9 councillor, and the preservation of our built
heritage will be priority number one.
Tim Willcox
Prince of Park Street
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