HomeMy WebLinkAboutPSI Agenda - 2025-03-17Planning & Strategic Initiatives Committee
Agenda
Monday, March 17, 2025, 7:00 p.m. - 7:30 p.m.
Council Chambers
City of Kitchener
200 King Street W, Kitchener, ON N2G 4G7
People interested in participating in this meeting can register online using the delegation registration
form at www.kitchener.ca/delegation or via email at delegation kitchener.ca. Please refer to the
delegation section on the agenda below for in-person registration and electronic participation
deadlines. Written comments received will be circulated prior to the meeting and will form part of the
public record.
The meeting live -stream and archived videos are available at www.kitchener.ca/watchnow.
*Accessible formats and communication supports are available upon request. If you require
assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994.*
Chair: Councillor P. Singh
Vice -Chair: Councillor D. Chapman
Pages
1. Commencement
2. Disclosure of Pecuniary Interest and the General Nature Thereof
Members of Council and members of the City's local boards/committees are
required to file a written statement when they have a conflict of interest. If a
conflict is declared, please visit www.kitchener.ca/conflict to submit your written
form.
3. Consent Items
The following matters are considered not to require debate and should be
approved by one motion in accordance with the recommendation contained in
each staff report. A majority vote is required to discuss any report listed as
under this section.
3.1 Demolition Control Application - DC25/001/C/AA, 153 Courtland Avenue 3
East, DSD -2025-092
3.2 Demolition Control Application - DC25/002/C/AS, 101 Clive Rd, DSD- 10
2025-107, DSD -2025-107
Any recommendation arising from this matter will be considered at a
Special Council meeting later this same date.
4. Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address
the Committee for a maximum of five (5) minutes. All Delegations where
possible are encouraged to register prior to the start of the meeting. For
Delegates who are attending in-person, registration is permitted up to the start
of the meeting. Delegates who are interested in attending virtually must register
by 5:00 p.m on March 17, 2025, in order to participate electronically.
4.1 None at this time.
5. Discussion Items
5.1 Kitchener 2051 - Evaluating Approaches to 15 m 14
Growth, DSD -2025-084
(Staff will provide a 5 -minute presentation on this matter.)
6. Public Hearing Matters under the Planning Act (advertised)
6.1 Official Plan Amendment Application OPA24/014/UBB, Zoning By-law
Amendment Application ZBA24/030/UBB, 288-292 Lawrence Avenue,
S&S Stemco Inc. c/o Scott Stemerdink, DSD -2025-034
While notice of this matter was provided, this item is no longer intended
to come forward, and will not be considered this date. Staff anticipate that
it will be scheduled for an upcoming Planning and Strategic Initiatives
Committee meeting, and further notice will be provided.
7. Information Items
7.1 Housing for All Update, DSD -2025-103 22
7.2 Kitchener 2051 - Engagement on Approaches to Growth, DSD -2025-091 41
7.3 Kitchener Growth Management Strategy: Annual Monitoring Report 131
2024, DSD -2025-101
7.4 Quarterly Report (Q4) - Planning and Housing Policy Division & 160
Development and Housing Approvals Division - Significant Planning
Applications, Policy Projects, Affordable Housing Projects, and Housing
Pledge Update, DSD -2025-089
8. Adjournment
Mariah Blake
Committee Coordinator
Page 2 of 187
Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Garett Stevenson, Director, Development and Housing
Approvals Division, 519-783-8922
PREPARED BY: Arwa Alzoor, Planner, 519-783-8903
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: February 25, 2025
REPORT NO.: DSD -2025-092
SUBJECT: Demolition Control Application DC25/001/C/AA
153 Courtland Avenue East
RECOMMENDATION:
That Demolition Control Application DC25/001/C/AA requesting permission to
demolish a single detached dwelling at 153 Courtland Avenue East, BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to outline a request to be approved by Council to
demolish an existing Single Detached Dwelling located at 153 Courtland Avenue East.
• The key finding of this report is that staff support the demolition of the Single Detached
dwelling as the By-law Enforcement Division is requesting demolition and Heritage
Planning Staff have issued a Heritage Demolition Permit for the site.
• The financial implications are that the cost of the demolition will be invoiced to the
property owner. If the invoice is not paid, the costs will be added to the property tax
roll as a priority lien.
• Community engagement included the information posted to the City's website with the
agenda in advance of the Council/Committee meeting. All property owners within 30
metres of the subject property will receive notice of the demolition control application
for information purposes immediately following Council approval.
• This report supports the delivery of core services.
BACKGROUND:
The Development Services Department has received an application to demolish an
existing Single Detached Dwelling at 153 Courtland Avenue East.
*** 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 187
The subject property is located in the Mill Courtland Woodside Park area, between Cedar
Street South and Madison Avenue South on Courtland Avenue East. The existing building
is in extremely poor condition and is currently vacant.
The property is designated as `Strategic Growth Area A' on Map 3 — Land Use in the City's
2014 Official Plan. It is zoned `Residential Five Zone (R-5)' under Zoning By-law 85-1 and
`Strategic Growth Area One Zone (SGA -1)' under Zoning By-law 2019-51 (currently under
appeal).
The purpose of this application is to permit the demolition of the existing dwelling due to
persistent by-law violations and ongoing complaints. As no resolution has been achieved,
and repair costs are excessive, By-law Enforcement has determined that demolition is the
most economical course of action.
Additionally, the property is designated under the Ontario Heritage Act. Heritage Planning
staff have reviewed the proposed demolition and have no objections and a Heritage
Permit Application for demolition was issued in October 2024.
Figure 1: Location Map
REPORT:
Staff advise that the By-law Enforcement Division is proposing to demolish the unoccupied
property due to the deterioration of the property, the costs of demolition are significantly
less than the cost of the required repairs, and staff do not have `right of entry' into the
dwelling unit to complete the required repairs.
By-law Enforcement staff first received a complaint regarding the deteriorating exterior
condition of the subject property in May 2020. In response, an inspection was conducted,
leading to the issuance of an Order to Comply in June 2020. The order identified several
Page 4 of 187
deficiencies requiring repair or replacement, including cladding, soffits, fascia boards, and
windowsills. The deadline for compliance lapsed on July 15, 2020, with the property owner
failing to complete the required work. While staff acknowledge that the COVID-19
pandemic may have posed challenges to meet the deadline, no corrective action was ever
taken.
By-law Enforcement staff took further steps to bring the property into compliance.
However, during this process, structural concerns were identified. In November 2023, the
property owner granted permission for an interior inspection, which confirmed that a
structural analysis was necessary before any exterior repairs could proceed.
In March 2024, By-law Enforcement staff received a Structural Condition Assessment
prepared by Tacoma Engineers (dated April 4, 2024). The assessment concluded that the
required exterior repairs could not be completed without addressing significant structural
issues, which would ultimately necessitate a full rebuild of the building. Given this finding,
By-law Enforcement staff proceeded to obtain cost estimates to bring the property into
compliance.
By-law Enforcement staff are proposing to demolish the single -detached dwelling to
comply with the original Order to Comply, which requires that the building either be
repaired or demolished. Approval of this application will result in the property becoming a
vacant lot.
Demolition Control Considerations
The property is located within the City's Demolition Control Area, as defined in the City's
Demolition Control By-law. The demolition control provisions under Section 33 of the
Planning Act are intended to:
• Prevent the premature loss of viable housing stock and the creation of vacant
parcels of land.
• Protect the appearance, character, and integrity of residential neighborhoods and
streetscapes where no redevelopment is planned.
• Prevent the premature loss of municipal property assessment.
• Retain existing dwelling units until redevelopment plans have been considered and
approved.
• Ensure that redevelopment occurs in a timely manner, where proposed.
Heritage Considerations
As the property is designated under the Ontario Heritage Act, a Heritage Permit
Application for demolition was required and was obtained in October 2024. The permit
approval was based on the property being in an advanced state of deterioration, making
repairs impractical and significantly more costly than demolition.
Regulatory Requirements
Under Sections 15.1 to 15.8 of the Building Code Act, the By-law Enforcement Division is
required to:
• Obtain quotes for both the repair and demolition of buildings that do not comply with
the Property Standards By-law.
Page 5 of 187
• Proceed with the lowest quote to bring the property into compliance.
Since the demolition will result in the loss of a dwelling unit without an approved plan for
redevelopment (such as a Building Permit, Zoning Occupancy Certificate, or Site Plan), a
Council decision is required in accordance with the City's Demolition Control Policy.
Photo 1: Exterior Facing Courtland Ave
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Photo 2: Front Elevation
Photo 3: Rear Elevation
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Photo 4: Side Elevation
STRATEGIC PLAN ALIGNMENT
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM—This report and the agenda have been posted to the City's website in advance
of the Council / Committee meeting. Immediately following council approval, all property
owners within 30 metres of the subject properties will receive notice of the demolition
control application for information purposes.
Page 8 of 187
PREVIOUS REPORTS/AUTHORITIES:
• City of Kitchener's Demolition Control By-law
• Zoning By-law 85-1 & 2019-051
• Official Plan, 2014
• Ontario Heritage Act, 2022
• Building Code Act, 1992
REVIEWED BY: Tina Malone -Wright, Manager, Development Approvals, Development
and Housing Approvals Division
APPROVED BY: Justin Readman — General Manager, Development Services
Page 9 of 187
Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Garett Stevenson, Director, Development and Housing Approvals
Division, 519-783-8922
PREPARED BY: Adiva Saadat, Planner, 519-783-7658
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: March 5, 2025
REPORT NO.: DSD -2025-107
SUBJECT: Demolition Control Application — DC25/002/C/AS — 101 Clive Rd —
DSD -2025-107
RECOMMENDATION:
That Demolition Control Application DC25/002/C/AS requesting permission to
demolish a two-storey single detached dwelling at 101 Clive Road, BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to outline a request to be approved by Council to
demolish an existing single detached dwelling located at 101 Clive Road.
• The key finding of this report is that staff support the demolition of existing two storey
dwelling as Habitat for Humanity (Owner) intends to redevelop the property with a
multiple residential development consisting of 24 dwelling units within two buildings in
accordance with the conditionally approved site plan SP22/014/C/ES.
• There are no financial implications as there is no impact to the capital or operating
budget.
• Community engagement included the information posted to the City's website with the
agenda in advance of the Council/Committee meeting. All property owners within 30
metres of the subject property will receive notice of the demolition control application
for information purposes immediately following Council approval.
• This report supports the delivery of core services.
BACKGROUND:
The Development Services Department has received an application requesting the
demolition of an existing single detached dwelling addressed as 101 Clive Road.
The subject property is located on the north-east side of Clive Road and Fairmount Road.
It is in the Eastwood neighbourhood which is primarily comprised of low-rise residential
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 10 of 187
uses. It is identified as `Community Areas' on Map 2 — Urban Structure and is designated
`Low Rise Residential' on Map 3 — Land Use Designation in the City's 2014 Official Plan.
The property is zoned `Low Rise Residential Five Zone (RES -5)' in Zoning By-law 2019-
051.
The applicant is proposing to demolish the existing multiple dwelling to allow for future
construction of multiple residential development consisting of 24 dwelling units within two
buildings.
Location Map — 101 Clive Road
REPORT:
Habitat for Humanity has requested that the current unoccupied two storey dwelling be
demolished in order to prepare the site for future residential development, which will
provide an overall increase of 23 units (24 new units, one unit demolished), parking
spaces, landscaped areas, and amenity space including a playground. A site plan
application has been conditionally approved to facilitate the proposed development.
The intention of the demolition control is to retain the existing housing stock for interim use
prior to redevelopment. However, the existing dwelling has been vacant for over two years
and is currently in poor repair condition. Therefore, it is not suitable for occupancy.
Staff do not have concerns with the demolition of the existing two storey dwelling as it is
the intention of Habitat for Humanity to redevelop the lot with new multiple residential
developments.
Since the demolition will result in the loss of a dwelling unit without an approved plan for
redevelopment (Building Permit for redevelopment), a Council decision is required in
accordance with the City's Demolition Control Policy.
Page 11 of 187
Demolition Control Considerations
The property is located within the City's Demolition Control Area, as defined in the City's
Demolition Control By-law. The demolition control provisions under Section 33 of the
Planning Act are intended to:
• Prevent the premature loss of viable housing stock and the creation of vacant
parcels of land.
• Protect the appearance, character, and integrity of residential neighborhoods and
streetscapes where no redevelopment is planned.
• Prevent the premature loss of municipal property assessment.
• Retain existing dwelling units until redevelopment plans have been considered and
approved.
• Ensure that redevelopment occurs in a timely manner, where proposed.
The property is not designated under the Ontario Heritage Act and is not adjacent to any
cultural heritage resources. Heritage Planning has no concerns with the application.
Figure 1: View of the Existing Dwelling at 101 Clive Road
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget – The recommendation has no impact on the Capital Budget.
Operating Budget – The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM—This report and the agenda have been posted to the City's website in advance
of the Council / Committee meeting. Immediately following council approval, all property
owners within 30 metres of the subject properties will receive notice of the demolition
control application for information purposes.
Page 12 of 187
PREVIOUS REPORTS/AUTHORITIES:
City of Kitchener's Demolition Control By-law
Zoning By-law 2019-051
Official Plan, 2014
APPROVED BY: Justin Readman — General Manager, Development Services
Page 13 of 187
Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Rosa Bustamante, Director, Planning & Housing Policy/City Planner,
(519) 783-8929
PREPARED BY: John Zunic, Senior Planner, Policy & Research, 519- 783-8952
Tim Donegani, Senior Planner, Policy & Research, (519) 783-8932
WARD(S) INVOLVED: All Wards
DATE OF REPORT: March 7, 2025
REPORT NO.: DSD -2025-084
SUBJECT: Kitchener 2051 — Evaluating Approaches to Growth
RECOMMENDATION:
That the Community Parameters and Technical Evaluation Criteria as presented in
Report DSD -2025-084 be used to inform continued community and collaborator
engagement on Kitchener 2051 and approaches to growth.
REPORT HIGHLIGHTS:
• The purpose of this report is to seek Council's endorsement of the draft Community
Parameters and Evaluation Criteria which will be used to support upcoming community
engagement and technical analysis.
• There are no financial implications arising from this report.
• Kitchener 2051 includes a robust 4 -phase community engagement process that builds
on the Strategic Plan. The Kitchener 2051 Community Working Group, alongside other
Council, community, and collaborator input has helped to shape Community Parameters
and Technical Evaluation Criteria which will form the basis of community engagement in
Spring 2025 as part of evaluating different approaches to growth.
• This report supports Building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting around
easily, sustainably and safely to the places and spaces that matter.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 14 of 187
BACKGROUND:
The History of Growth Management in Kitchener
Kitchener has a long history of responsible growth management dating back to the 1960s,
when our population of 100,000 residents was forecasted to double in 20 years. The
"Kitchener 2000 — A Regional Concept" was completed in 1964 to stage development in a
"logical economic means" that would "closely relate to the financial ability for the City to
provide infrastructure". This set the stage for what was known as the "Staging of
Development" process for coordinating new subdivision growth in Kitchener.
In the early 2000s, the Staging of Development process evolved to the "Kitchener Growth
Management Strategy" to forecast growth to 2031, including strategies for managing growth
within the existing built-up area of the City (i.e., infill and intensification). The Kitchener
Growth Management Strategy remains in place today, and at regular intervals, a Growth
Management Plan is created to prioritize and align development approvals with infrastructure
and complete community objectives. Additionally, an annual growth management monitoring
report has been prepared each year since 2010 that provides a snapshot of Kitchener's
growth and its achievements toward provincial growth targets, including the Annual Growth
Monitoring Report for 2024 (DSD -2025-101) that is being presented to Council on March 17,
2025.
Looking Ahead
As Kitchener grows to become a city of up to 450,000 residents by 2051 (reflecting an
average annual growth rate of 1.5 percent), a new Official Plan is needed. A new Official
Plan will guide where people live and work and shape the way that neighbourhoods evolve
and change over time. It will be ambitious and intentional as we plan for the Kitchener of
2051 and set the stage for the next iteration of growth management planning in the City.
On February 10, 2025, a Council Strategic Session (DSD -2025-061) was held to present the
Community Values and seek Council's input on the draft Big Ideas and Focus Areas which
will help shape Kitchener's new Official Plan.
This Report is being brought forward to Council alongside "Engaging on Approaches to
Growth (Kitchener 2051)" (DSD -2025-091).
REPORT:
Studying Approaches to Growth
Kitchener 2051 will inform where and how we grow from a range of perspectives, including
the environment, the economy, infrastructure capacity, and fostering complete communities.
Two technical studies will:
• Confirm the number of residents and jobs to plan for in 2051.
• Inform Where and how Kitchener will grow to accommodate the forecasted
population and jobs.
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Page 15 of 187
The "Population and Employment Forecast Study" prepared by Watson & Associates has
confirmed the population and employment forecasts set out in the Regional Official Plan,
finding that Kitchener is expected to grow to a population of 446,000 residents (reflecting an
average annual growth rate of 1.5 per cent, much less than what has occurred on an annual
basis in recent years).
The "Growth Scenarios Study" being undertaken collaboratively between City staff, with
support from Dillon Consulting, CIMA+, and Watson & Associates, will determine where and
how we will grow to accommodate this growth. This Study includes technical analyses
related to transportation, water, wastewater, and financial implications to inform decisions
about how and where we grow.
Evaluating Approaches to Growth
Determining the preferred approach to growth — which will be the key driver of the new
Official Plan, will be shaped by multiple inputs, including:
• Community Parameters — informed by the Community Values, Kitchener 2051
Community Working Group input, and best / emerging practices, Community
Parameters will help facilitate conversations with the community about trade-offs and
opportunities about how and where Kitchener will grow in the future.
• Technical Evaluation Criteria — informed by the Kitchener 2051 technical studies
and modelling, Technical Evaluation Criteria will enable analysis of each approach to
growth and identification of opportunities or constraints needing to be addressed.
• Council Direction & Cross -Divisional Staff Priorities — informed by regular and
ongoing engagement.
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The evaluation process is anticipated to result in a preferred approach to growth which
reflects a composite of all three of the approaches, refined based on the evaluation process.
The evaluation process may also identify policy interventions which are required.
The approaches to growth which will be evaluated are introduced in "Engaging on
Approaches to Growth (Kitchener 2051)" DSD -2025-091.
3
Page 16 of 187
Engaging on Approaches to Growth
Community Parameters
Community Parameters will help facilitate conversations with the community about trade-offs
and opportunities related to how and where Kitchener will grow in the future. The Community
Parameters are not intended to be exhaustive or lead someone towards a `preferred'
approach to growth but rather to understand the community's priorities. Feedback from the
community will be considered in the development of a preferred composite approach to
growth.
They will serve as the basis for the upcoming Phase 3 community and collaborator
engagement activities, including an interactive workshop and speaker series event (as
detailed in DSD -2025-091). The activities will present information and gamify the Community
Parameters in a manner that requires attendees to balance trade-offs in important city
building decisions.
The Community Parameters have been prepared with direct input and collaboration with the
Kitchener 2051 Community Working Group and informed by the Community Values. The
Community Parameters are outlined below:
• It is important that I have access to shops and services that serve my neighbourhood,
like places to buy groceries or grab a coffee, within a short walk, roll, or bike ride from
home.
• It is important that I be able to live in my neighbourhood throughout different stages of
I ife.
• It is important that I live near transit routes that come frequently enough to not have to
check a schedule during the week.
• It is important that I live near trails with year-round access.
• It is important that I have park or natural area within a short walk from home.
• It is important that we find ways to add new trees as we grow.
• It is important that every neighbourhood include spaces to work, shop, gather, and
build community.
• It is important that there are places throughout the city beyond Downtown where I can
enjoy community events and local arts and culture.
• It is important that there are good job opportunities within a short walk, roll, bike, or
transit ride from home.
Technical Evaluation Criteria
Concurrently, the Project Team and Consultants will be evaluating each approach to growth
through a series of technical evaluation criteria (Attachment A). The technical evaluation
criteria will include the following considerations:
• Climate Adaptation and Mitigation (e.g., tree canopy impacts)
• Social Planning (e.g., proximity to existing amenities and community facilities)
• Housing (e.g., support for a mix of housing types)
• Transportation (e.g., road network capacity, proximity to trails)
4
Page 17 of 187
• Water and Wastewater Infrastructure (e.g., capacity in existing water and wastewater
distribution networks)
• Financial Implications (e.g., costs to expand municipal infrastructure)
• Complete Communities & Economy (e.g., shops, jobs, non-residential uses, industry,
institutional uses)
• Natural Heritage System (e.g., proximity of residents to natural areas)
• Parks and Open Space (e.g., access to parks, sports fields)
The Community Parameters and Technical Evaluation Criteria will be used to inform
continued community and collaborator engagement on Kitchener 2051 and approaches to
growth.
STRATEGIC PLAN ALIGNMENT:
This report supports Building a Connected City Together: Focuses on neighbourhoods;
housing and ensuring secure, affordable homes; getting around easily, sustainably
and safely to the places and spaces that matter.
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. Regular project updates are posted to Engage Kitchener
CONSULT and COLLABORATE — Kitchener 2051 includes a robust 4 -phase community
engagement process that builds on the Strategic Plan. The Kitchener 2051 Community
Working Group, alongside other Council, community, and collaborator input has helped to
shape Community Parameters and Technical Evaluation Criteria which will form the basis of
community engagement in Spring 2025 as part of evaluating approaches to growth.
Collaboration on Kitchener 2051 is occurring regularly with the Community Working Group
(CWG). The CWG includes a diverse group of individuals that represent the demographics of
Kitchener (and look like the Kitchener of tomorrow). The CWG is learning about what the City
needs to consider through a new Official Plan and collaborating with staff and consultants to
meaningfully shape all aspects of the plan.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act
• Provincial Planning Statement, 2024
• DSD -2024-077 — Building a Connected City Together: New Official Plan Launch
• DSD -2025-061 — Council Strategic Session — Kitchener 2051
5
Page 18 of 187
REVIEWED BY: Natalie Goss, Manager, Policy & Research
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A — Technical Evaluation Criteria
6
Page 19 of 187
Attachment
Technical Evaluation i
Support Kitchener '
s economy
1-1 Protects or enhances the Regional Employment Areas (identified in ROPA 6) and
supports the longevity of these areas for continued job growth
1-1 Provides opportunities to support a range of employment uses to accommodate demand
1-3 Enables job growth outside of defined employment areas, helping the city adapt to the
future of work
1-4 Supports a better balance of jobs and housing across the City to reduce long distance
and automobile -based commuting and greenhouse gas emissions
1-5 Minimizes congestion on truck routes
Protect and enhance the Natural Heritage
2-1 Protects and conserves or enhances the connected natural heritage system
2-2 Provides for development patterns which take advantage of nature -based solutions to
climate change mitigation and adaptation (e.g., prevent flooding, sequestration of carbon)
2-3 Protects the City's ground water and surface water features, including significant ground
water recharge areas
2-4 Enables easy access to parks
2-5 Protects and preserves the urban tree canopy
Be future focused
3-1 Facilitates a range of housing options aligned with the City's housing needs to achieve up
to 450,000 residents by 2051
3-2 Optimizes the use of existing and planned water/wastewater infrastructure
3-3 Optimizes the use of existing and planned road infrastructure
3-4 Reduces costs of new infrastructure
3-5 Minimizes long-term operations and maintenance costs
3-6 Optimizes the use of existing and planned hospitals and long-term care facilities
3-7 Optimizes the use of existing and planned schools, parks, and sports fields
3-8 Optimizes the use of existing and planned libraries and community centres
3-9 Optimizes the use of existing and planned retail food uses
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3-10 Minimizes carbon emissions through support for a variety of built forms, compact growth
and intensification
3-11 Maximizes the energy efficiency associated with the built environment
3-12 Maximizes energy efficiency associated with transportation activities
3-13 Maximizes energy efficiency associated with building heating/cooling activities
3-14 Provides an opportunity for alternate energy opportunities, such as district energy
3-15 Addresses risk and vulnerability of the built environment to extreme weather and
changing climate patterns, including heat, precipitation and flooding/property damage
3-16 Influences household energy costs and vulnerability to energy system change
3-17 Enables opportunities for renewable energy generation
3-18 Requires a shift in mode share beyond what is being planned for
Plan for change across the city
4-1 Supports the objective of enabling development of additional neighbourhood retail and
grocery store uses.
4-2 Accommodates growth with the city's most situationally vulnerable areas
• • • • • MCI •
5-1 Allows for easy access to public transit
5-2 Allows for growth to be efficiently serviced by expansions to the transit network
5-3 Allows for easy access to places of work via public transit
5-4 Allows for easy access to frequent public transit
5-5 Maximizes access to active transportation routes
5-6 Minimizes vehicle kilometres traveled
5-7 Supports multi -modal access and connectivity outside of the City and to other regions
5-8 Provides access to commercial areas
Page 21 of 187
Staff Report
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Rosa Bustamante, Director, Planning and Housing Policy/City
Planner, 519-783-8929
PREPARED BY: Lucas Van Meer -Mass, Senior Planner (Housing), 519-783-8949
WARD(S) INVOLVED: All Wards
DATE OF REPORT: March 7, 2025
REPORT NO.: DSD -2025-103
SUBJECT: Housing for All Update
RECOMMENDATION:
For Information.
REPORT HIGHLIGHTS:
• The purpose of this report is to provide an update on the status of Housing for All
(2020) actions and highlight the ways that Kitchener has established itself as
Ontario's leader in innovative and advanced housing policy and planning.
• All 44 Housing for All actions have been completed or substantially progressed.
• Staff continue to work on implementing the Housing for All action items, alongside
Housing Accelerator Fund initiatives, and preparing a new Official Plan, which will
focus on, among other things, housing supply, choice, and affordability.
• This report supports building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting around
easily, sustainably and safely to the places and spaces that matter.
BACKGROUND:
In 2020, very few area municipalities in Ontario had housing strategies. Kitchener was
forward -thinking in its ambition to establish an housing strategy and set out a list of
priorities and action items to create meaningful change in areas related to housing.
As an area municipality, Kitchener has found creative ways to support and contribute to
the provision of housing and it has seized as many opportunities as possible to provide
solutions to the housing affordability crisis. Kitchener intentionally prioritized housing
with its first housing strategy, Housing for All (HFA) which was approved by Council in
2020. HFA is Kitchener's comprehensive strategy to realize the right to housing and
help make housing affordable using the tools and resources available to a local
municipality. It is also Kitchener's commitment to addressing matters related to housing
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 22 of 187
supply, affordability, and inequity. HFA contains seven key priority areas and 44 actions,
all of which have either been accomplished or significantly advanced in the intervening
years (See Attachment A for the status of all 44 actions).
Through HFA, City staff have supported the development of numerous supportive
housing projects, launched an innovative collaboration with people who have the lived
experience of homelessness through the Lived Expertise Working Group, and
completed significant policy and by-law amendments that support existing and new
affordable housing, including development fee waivers for affordable housing, a Rental
Replacement By -Law, and as -of -right permissions for lodging homes across the city.
Alongside HFA, the City has undertaken a complementary series of initiatives targeted
at private market housing development. Achieved in part under the CMHC's Housing
Accelerator Fund program, these include the six -time award-winning planning
framework for Kitchener's Major Transit Station Areas (Growing Together); an
Inclusionary Zoning framework; and city-wide permissions for 4 units as of right.
Municipal Housing Pledge
Eviction &
Missing Middle and
Displacement
Affordable Housing Study
Webpage & Online
Update
Reporting Update
Laved Expertise Working
Rental Replacement
Group Year 2 Work Plan
By-law Directions
Development
Report.
Lower Doon Land Use
Study Implementation
Official Plan Review Launch
Growing Together
Implementation
Inciusionary Zoning
Implementation
Enabling Four Units
Lodging House Official Plan
and Zoning Amendment
Decision
Rental Replacement. Ry -law
Implementation
Lived Expertise Working
Group Next Steps
Growing Together East
Project Launch
Not For Profit Affordable
Rental and Co-op Housing
Incentive (Pilot) Guide to
Additional
Dwelling Units
Growing Together East
implementation
First Draft New Official
Plan
Housing Needs
Assessment
Shared Accommodations
Licensing 6y -law
These efforts have been bolstered by Provincial policies and incentives aimed at
increasing housing supply, such as the Building Faster Fund and the Municipal Housing
Pledge. Federal programs like the Rapid Housing Initiative and the Housing Accelerator
Fund have further supported these efforts by prioritizing the growth of affordable and
supportive housing.
REPORT:
Since the approval of HFA in December 2020, Kitchener has redefined what is possible
for area municipalities in housing policy. With Council's leadership and staff's
determined commitment, all 44 of the actions in HFA have been advanced. This report
Page 23 of 187
summarizes what has been achieved under HFA and related housing work and
recognizes the City's accomplishments, setting the stage for the next phase of the City's
work.
Building a Strong Housing Policy Framework
• Crafted an effective balance between the promotion of high-quality development
(through initiatives such as Growing Together), efficient approvals processes, and
measures designed to protect and promote affordability (such as the Rental
Replacement By -Law and Inclusionary Zoning).
• Established a transformative, bold and balanced planning framework for transit -
oriented development through Growing Together in Kitchener's major transit station
areas (MTSAs).
• Implemented city-wide permissions for four residential units as of right, significantly
expanding housing options.
• Developed an Inclusionary Zoning framework that will require affordable homes
within Kitchener's protected major transit station areas.
• Enacted a Rental Replacement By-law to protect tenants and preserve affordable
housing stock.
• Established as -of -right permissions for lodging homes across the city where other
residential uses are allowed.
Advancing Equity and Lived Expertise
• Established and extended the Lived Expertise Working Group (LEWG) pilot,
ensuring that individuals with first-hand experience of housing precarity and
homelessness have an opportunity to share their insights into housing policy
development and decision-making.
• Developed an online resource of information for tenants that is hosted on the City's
website and an online eviction survey in collaboration with LEWG to collect data and
inform housing policy.
• The LEWG informed the development and implementation of Kitchener's Rental
Replacement By-law.
• Members of the LEWG shared stories about their experiences through a photo
exhibition, storytelling theater, and a LEWG video that highlighted the importance of
lived expertise in housing decisions.
Expanding Affordable and Supportive Housing
Facilitated the creation of over 184 supportive homes in Kitchener with an additional
84 in development.
Partnered with non -profits and developers to maximize the use of City -owned land
for affordable housing, including three upcoming projects.
Supported projects such as YWKW Block Line (41 supportive housing units and 10
affordable housing units), Indwell St. Mark's redevelopment, and Habitat for
Humanity initiatives.
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Enhancing Development Approvals and Incentives
• Created an affordable housing concierge service to streamline approvals for non-
profit and affordable housing developments.
• Waived development fees for non -profits and introduced a Not-for-profit affordable
rental and co-op housing incentive grant that will distribute $5.2 million in seed
funding grants for non -market housing development.
The Housing Accelerator Fund and Kitchener 2051
In 2024, Kitchener further intensified its efforts to advance housing -related initiatives
and ensure that Kitchener continues to be a leader in addressing housing challenges for
all residents. City staff have leveraged the funding opportunities resulting from the
Housing Accelerator Fund program, which is set to distribute an estimated $2.9 million
in 2025 and $42.4 million over the course of the program's 4 -year lifespan.
Highlights of Kitchener's Housing Accelerator Fund program include:
• Enabling city-wide permissions for four residential units as of right with a how-to
guide and public campaign to support the uptake and adoption of additional units.
• Leveraging funding to acquire strategic parcels of land to land bank for future
affordable housing opportunities.
• Partnerships with Kitchener Housing Inc. and Habitat for Humanity Waterloo Region
to develop approximately 105 units of affordable housing on City -owned land.
• The launch of the Not-for-profit Affordable Rental and Co-op Housing Incentive,
which is set to distribute $5.2 million over the course of the program's lifespan.
• The successful passage of the Growing Together West planning framework and
Inclusionary Zoning framework and considerable progress on Growing Together
East.
City Staff are also advancing work on a Housing Needs Assessment (HNA) in support
of the development of the Kitchener 2051 Official Plan. Early findings of the HNA
confirm that, despite the City's many successes, persistent and emerging challenges
related to housing equity remain in Kitchener. The early findings highlight that access to
housing in Kitchener is shaped not only by supply constraints but also by systemic
inequities, affordability gaps, and barriers faced by priority populations for housing
need—including seniors, racialized communities, Indigenous peoples, persons with
disabilities, and low-income renters. The assessment further emphasizes that housing
affordability must be considered in the broader context of community well-being,
infrastructure planning, and economic resilience.
Housing for All 2.0
To ensure that the new Official Plan being developed through Kitchener 2051 is
informed by the current state of the housing landscape (e.g., housing policy at other
orders of government), and given that 2025 marks 5 years since the approval of
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Kitchener's first housing strategy, staff are proposing to commence work on Housing for
All 2.0 which will build on the successes of HFA. It will be a focused update to
complement and integrate with existing work occurring through the Kitchener 2051
including the Housing Needs Assessment.
Housing for All 2.0 is intended to provide a better understanding of available policy tools
within the Ontario legal framework, build and strengthen relationships with community
collaborators, and identify any additional opportunities to support the construction of
affordable housing led by non -profits and community groups. Over the next year, staff will
conduct a detailed assessment of the local housing landscape (including housing
providers and available funding streams). This work will, where appropriate, inform
recommendations for Kitchener's new Official Plan and ensure that the City's housing
policies remain effective, forward -thinking, and responsive to community needs
STRATEGIC PLAN ALIGNMENT:
This report supports Building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting around
easily, sustainably and safely to the places and spaces that matter.
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. Additionally, the HFA actions status was shared with
Kitchener's Lived Expertise Working Group in March.
PREVIOUS REPORTS/AUTHORITIES:
COR -2022-104 - Housing for All Program Update — 2022 Year in Review
DSD -2024-277 -Housing for All Strategy Lived Expertise Working Group Next Steps
DSD -20-214 — Housing for All — City of Kitchener Housing Strategy
DSD -20-108 — Draft Housing Strategy
DSD -20-034 — Council Strategy Session — Affordable Housing Issues and Options
DSD -20-006 — Affordable HousingStrategy Phase 2: Housing Needs Assessment
DSD -19-135 —Affordable Housing Strategy —Work Program Overview
REVIEWED BY: Natalie Goss, Manager, Policy & Research
APPROVED BY: Justin Readman, General Manager, Development Services
Page 26 of 187
ATTACHMENTS:
Attachment A — Housing for All Actions Status
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Attachment A — Housin_q for All Actions Status
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Action I Status I Description
Priority 1: Human Rights Based approach to housing
1
Address Nimbyism
Substantially
Over the past several years, City staff have been
complete/
working with community members on several
ONGOING
community working groups related to the DTK Vision,
and Kitchener 2051 (Official Plan update) to
collaborate and co -write visions and policies to guide
future direction of the city as it grows. In addition to
the community working groups, staff have been
conducting outreach to equity denied groups through
land use planning initiatives including Kitchener 2051
and Growing Together.
A series of information tools (videos, planning 101)
were completed, promoted on social media and made
available online.
2
Develop and promote
Substantially
Since 2022 the City's Lived Expertise Working Group
fact -based research
complete/
(LEWG) has been working collaboratively with staff
ONGOING
on developing and sourcing fact -based research. The
LEWG was instrumental in co -developing an online
eviction survey that is currently housed on the City's
website which provides the City with more information
regarding evictions in the city.
3
Ensure that the right to
ONGOING
Through the Kitchener 2051 Climate and Energy
housing informs and is
Study, greenhouse gas mitigation modelling will be
responsive to climate
undertaken to assess growth scenarios that allocate
change
growth and development across the City, including
projected housing growth, out to the year 2051 in
keeping with the City's population and employment
forecasts. The modelling work will quantify the
impacts of each distinct growth scenario against key
climate performance indicators, including greenhouse
gas emissions, energy consumption by fuel type,
energy expenditures, air pollution, and the social cost
of carbon.
4
Provide sufficient
ACHIEVED
A permanent Senior Planner for Housing has been
resources to realize
hired. The Planning and Housing Policy's Project
the right to housing
Management section also supports affordable
housing projects through the delivery of the City's
affordable housing incentives for not-for-profit
developers including a fee waiver program for rental
projects and grant funding for rental and co-op
housing to offset up -front costs that advance projects
to building permit. Additionally, this section provides
concierge service to navigate projects through
development approvals to mitigate delays and
support project timelines.
5
Collaborate with the
ACHIEVED
The Shift worked in collaboration with the City of
Shift on a 2 -year pilot
Kitchener throughout 2021 on a framework for
project to localize
establishing housing as a human right.
implementation of
housing as a human
right
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Priority 2: Commitment to Lived Experience Collaboration
.6
Recognize and treat
ACHIEVED
those in need of
housing or related
social benefits as
experts in what is
required and able to
positively inform the
outcome of decision-
making processes
7
Ensure knowledge of
ACHIEVED
rights and provide
access to relevant
information and
sufficient time to
consult
8
Ensure meaningful
ACHIEVED
participation in the
Established in 2022 as a two-year pilot through
design,
collaboration with the Social Development Centre, the
implementation and
City established the Lived Expertise Working Group
monitoring of housing
(LEWG) to ensure that housing policies and decisions
policies & decisions
are directly informed by those with lived experience.
Recognizing its value in shaping more inclusive and
9
Work with community
ACHIEVED
organizations, like the
responsive housing solutions Council extended the
Social Development
pilot for an additional two years in June 2024.
Centre to proactively
identify and eliminate
socio-economic
barriers to participation
10
Create and implement
ACHIEVED
a two-year pilot project
for staff to work with
and learn from a
Lived -Experience
Working Group on
addressing housing
issues in the city, to
gain advice on
strategy
implementation and
monitor progress
Priority 3: Help End Homelessness
11
Set Targets: Facilitate
TARGET
The Region's Building Better Futures dashboard
the creation of 450
ACHIEVED/
indicates that there have been 452 new supportive
units of new
ONGOING
homes added and occupied across the Region.
supportive housing.
Additionally, there are 142 new supportive homes
This includes
underdevelopment. In Kitchener, there have been
approximately:
188 supportive homes completed with an additional
• 60 housing
84 in progress.
units for youth
• 70 housing
units for
women
• 170 housing
units for men
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50 housing
units for
people with
acute
concurrent
mental health
and addiction
challenges
• 100 units for
people with
cognitive
challenges
12
Provide leadership in
ACHIEVED
The YWKW supportive housing project at Block Line
providing 2 city sites to
on city -owned land includes 41 units of supportive
match 2 regional sites
housing that are currently occupied.
in Kitchener for
A Request for Proposals for a City -owned property on
supportive housing
Wellington Street has been issued for
supportive/affordable housing.
13
Advocate for the
ONGOING
The City continues to work with the Region and local
Region and local
municipalities on housing initiatives and coordination.
municipalities to
provide sites for
diverse types of
supportive housing
across the region and
for appropriate
supports from Ontario
Health Teams
14
Advocate for
ACHIEVED
ShelterCare has found a new home in the City of
ShelterCare to gain a
Waterloo and has successfully received $8.5M from
permanent home
the Provincial Government.
15
Work with the Region
ACHIEVED
All projects listed here have been completed with
and operators to
varying levels of support from the City.
facilitate development
of:
• OneROOF
supportive
housing for
youth
• YWCA
supportive
housing for
women
• A transition
plan for A
Better Tent
City to move
to an alternate
location and
provide
innovative
supportive
housing that
meets
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resident's
need
• Indwell
redevelopment
of St. Marks
Church for
supportive
housing
• Housing for
people in
encampments,
in shelters and
leaving
homelessness
16
Advocate for the
ONGOING
This will be an iterative process with no definitive end.
Region to address
City staff have been part of a pan -Regional working
encampments
group focused on updating encampment protocols.
incorporating a human
Additionally, City staff are part of The Region's Plan
rights -based approach
to End Chronic homelessness Co -Creator's group.
17
Support the Region
ONGOING
Through engagement with the Regional Plan to End
and Service Providers
Chronic Homelessness, continued work with LEWG,
to improve and
and the forthcoming Housing Needs Assessment, the
enhance the quality of
City has remained engaged in understanding the
people centered
different types of supportive housing required by local
information and
residents.
Coordinated Access
System to gain further
insight into the diverse
types of supportive
housing needed
Priority 4: Help secure community, affordable rental and affordable ownership housing
18
Facilitate development
ONGOING
Through the support of non-profit affordable housing
of Kitchner's share of
development and a planning framework that allows
options for households
for the development of all forms of housing, the City
on the community
has supported the creation of a wide range of housing
housing waiting list
options. Through the Housing Needs Assessment
and resulting Official Plan, the City will continue to
emphasize housing options across the housing
spectrum.
19
Identify city lands
ACHIEVED
Beginning with the YWKW Block Line development,
suitable for others to
the City has continued to engage with non -profits to
develop for affordable
develop and support affordable housing on City -
housing and seek to
owned lands, most recently with three forthcoming
incorporate community
projects on City lands.
housing, below market
Staff have reviewed city owned lands that are suitable
rental and below
for housing.
market ownership
units
20
Pilot 2 city sites
ACHIEVED
The City has supported the development of affordable
involving community
housing on City -owned property through the donation
housing in proximity to
of property to Habitat for Humanity KW Region
transit/major transit
(River/Ottawa) and the YWCA Block Line
station areas
development.
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21
Help connect
ACHIEVED /
The City continues to dialogue with the non-profit
Kitchener's
ONGOING
housing sector and private developers on
experienced non-profit
collaboration opportunities.
housing sector with
developers, through
partnerships and
creative solutions, to
make the needed
substantive and long-
lasting changes to
help make housing
more affordable
Priority 5: Advocacy
22
Jointly develop a
ONGOING
City staff are part of The Region's Plan to End
Region/City Charter to
Chronic homelessness Co -Creator's group which
ensure collaboration
provides an ongoing opportunity for continued
and opportunities to
collaboration.
identify and address
housing challenges in
Kitchener
23
Request the Region of
ONGOING
The City was a recipient of the Housing Accelerator
Waterloo, in
Fund program through CMHC which contains multiple
collaboration with local
projects related to affordable housing. City Staff are
municipalities, non-
also currently working with the Region on the
profit housing, support,
implementation and monitoring of the Plan to End
and philanthropic
Chronic Homelessness.
organizations and the
private sectors, to
develop a funding
strategy to end
homelessness through
a reimagined shelter,
supportive and
community housing
plan.
24
Jointly advocate for
ACHIEVED /
The City has supported the following:
Provincial and Federal
ONGOING
House of Friendship has received funding and a
funding for housing for
permanent location in the City of Waterloo for
community building,
ShelterCare. Staff continue to work with the
sustainability and
House of Friendship on other transitional and
economic recovery,
supportive housing projects.
including:
• the YWKW in the Block Line project is complete
• House of
and occupied
Friendship
• the Working Centre in the Water Street
seeking 2 sites
development is in progress
and funding for
The City continues to explore opportunities for
the ShelterCare
Kitchener Housing Inc. to create new community
integrated health
housing
and transitional
OneROOF has developed supportive housing
housing concept
units on their Sheldon site
(80 units) and for
A Better Tent City was successfully relocated
supportive
Habitat for Humanity Waterloo Region has
housing project
secured a city property for affordable housing
(60 units)
development.
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• YWCA -KW
• The Indwell St. Mark's redevelopment is
seeking a site
occupied. Additionally, the city continues to work
and funding for
with Indwell on more projects
approximately 50
• The City assisted Menno homes in securing
one -bedroom
funding for a development on Lancaster Street
units of affordable
0 KW Habilitation was one of the first recipients of
supportive
Kitchener's Not-for-profit affordable rental and
housing for
co-op housing incentive pilot. Through this grant
women
program, KW Habilitation is proceeding with a
• The Working
new development.
Centre to acquire
0 Reception House was also successful in its
and renovate a
construction of a new Refugee Services Hub.
second site
• Thresholds Homes and Supports has completed
(Water Street 2.0)
2 supportive housing projects and are currently
and add 40 units
working on a 3rd.
of housing to their
KW Urban Wigwam project was successful in
portfolio
developing an affordable housing site. Other
• Kitchener
aspects of this proposal remain ongoing.
Housing Inc (KHI)
. The City is assessing the use of institutional sites
seeking a site
for residential uses through its ongoing work on
and working in
Kitchener 2051.
partnership with a
developer to
create new
community
housing and to
purchase
buildings to
preserve
affordable
housing
• OneROOF has a
Roof's proposal
to develop
approximately 58
units of
supportive
housing for youth
who are
homeless on their
site
• A Better Tent City
moving e to an
alternate location
with innovative
supportive
housing that
meets resident's
needs
• Waterloo Region
Habitat for
Humanity seeking
sites for
affordable home
ownership
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Indwell St Mark's
Redevelopment
and 2-3 more
sites in Kitchener
for approximately
120 to 180
supportive
housing units
Menno Homes
seeking funding
to complete
project under
development
Habilitation
seeking funding
for a supportive
housing project
Reception House
Waterloo Region
seeking a site
and funding for
the development
of a Refugee
Services Hub.
Thresholds
Homes and
Supports is
seeking to
develop 2
supportive
housing sites
KW Urban Native
Wigwam is
seeking to
develop a site for
unites of
affordable
housing
John Howard
Society Waterloo-
Wellington
seeking funding
for a full-time staff
to help develop a
housing
strategy/model
Church and
Religious
Institutions within
the City have
expressed
interest in
redeveloping their
surplus lands to
accommodate
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affordable
housing and need
capital funds and
development
expertise
• Private Sector
Affordable
Housing
developers have
expressed
interest in
developing more
affordable
housing units, but
face barriers
around acquiring
sites and capital
funds.
25
Request the Region to
ACHIEVED /
The City continues to support the Region's Plan to
revise its Housing and
ONGOING
End Chronic Homelessness and actively collaborate
Homelessness Plan to
with multiple non-profit organizations in support of
further incorporate
affordable housing. Additionally, the City is currently
local municipal input
updating its Housing Needs Assessment.
based on local needs
identified through the
City's Needs
Assessment and
continue to develop
future plans in
collaboration with local
municipalities, non-
profit housing and
service providers,
philanthropic
organizations and the
private sector.
26
Request (through
ACHIEVED /
Since 2020, Council has passed the following
AMO) that the
ONGOING
advocacy motions:
Government of Ontario
On October 5, 2020, Council requested that the
develop and adopt a
Province reinstate the Planning Act provisions
provincial housing
enabling a municipality to apply Inclusionary
strategy including
Zoning provisions within its entire jurisdiction, or
measurable targets
at minimum, enable Inclusionary Zoning along
and sufficient funds for
Major Transit bus routes throughout the City,
ending homelessness
rather than only in Major Transit Station Areas
and ensuring access
(MTSAs). In March 2024, Council approved an
of all Ontarians,
inclusionary zoning framework for Kitchener
including those of
within its MTSAs as is currently permitted under
limited income, to
Provincial law.
housing of an
On October 18, 2021, Council passed a
adequate standard
resolution to take additional and meaningful
without discrimination.
steps to address the ever-increasing problem of
It should also take into
"Renovictions" and that the motion be sent to the
consideration the
Association of Municipalities of Ontario, the
needs of Indigenous
Premier of Ontario, the Ministry of Municipal
people, LGBTQ
Affairs and housing, the Region of Waterloo and
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people, people with
other Municipalities in Ontario for their
disabilities including
consideration and possible endorsement.
mental illness, women
On September 25, 2023, Council called on the
experiencing domestic
Provincial Government to double current social
violence, Ione parents,
assistance rates for ODSP and OW recipients to
immigrants and
reflect the cost of living and to tie these new
newcomers and other
rates to inflation so that people can afford to live
people living in poverty
a dignified life in the Province of Ontario.
or with low incomes.
On September 25, 2023, Council called on the
Provincial Government to support Feed
Canada's recommendation to stop the
clawbacks meaning OW and ODSP will allow
recipients their first $1000 earned without
penalty and to exempt benefits such as CPP,
WSIB, EI and the upcoming CDB from
clawbacks as well.
• On January 30, 2023, Council directed staff to
provide recommendations on how the City can
support the transitioning of displaced residents
including the review of rental replacement by-
laws in Ontario. In June 2024 Council approved
a Rental Replacement By-law for the City.
• On October 16, 2023, Council directed staff to
propose a zoning by-law amendment that would
permit "as -of -right" permissions for up to four
(4) residential units on a property wherever
zoning permits single detached, semi-detached
or street townhouse dwelling units on sufficient
lot sizes and report back to Council in Q1 2024.
In March 2024 Council approved Official Plan
and Zoning By-law amendments to enable 4
residential units are across the City.
• On August 26, 2024, Council resolved that the
Province amend the Residential Tenancies Act
on matters related to vacancy control and rent
control and strengthening process requirements
for evictions
27
Report to Council on
ACHIEVED
• The City has passed Inclusionary Zoning policies
the feasibility and
and by-laws and in the process of determining
implications of the
their implementation date.
following potential
• A Lodging House Review was completed, and
policies:
zoning and Official Plan changes are now in
• Inclusionary
place permitting lodging homes city-wide.
Housing Policy
0 Parkland dedication no longer required for
and implementing
affordable housing development in accordance
Zoning Bylaw
with Provincial legislation
(Underway)
• The City passed a Rental Replacement By -Law
• Lodging House
providing compensation to displaced tenants and
Policy and
preserving the stock of affordable housing.
implementing
• A new Community Improvement Plan focused on
Zoning Bylaw
housing provision is Currently being explored.
(Underway)
• Parking Waiver
Policy and
implementing
Zoning Bylaw for
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affordable
housing
developments
(Underway)
• Parkland
Dedication
Waiver Policy for
affordable
housing
developments
(Underway)
• Tenant
Assistance Policy
and implementing
Bylaw to mitigate
impacts from
redevelopment of
rental apartments
on current
tenants, including
consideration of
developers
providing
advanced notice
and assistance to
residents
including
relocation plans
• Community
Improvement
Plan for
affordable
housing
28
Continue improving
ACHIEVED /
The City has made tremendous strides in
the development
ONGOING
streamlining its development approvals process. This
approvals process with
work is ongoing and iterative. Additionally, 2 project
input from the
manager positions have been created whose
development industry
mandate is to provide a concierge service for
and the community
development applications that contain affordable
housing.
29
Consider fast tracking
ACHIEVED
The City now provides a concierge service for non -
non -profit and
profit and affordable housing development proposals
affordable housing
that assists proponents through the development
developments through
process.
city processes
30
Continue the fee
ACHIEVED
The fee waiver remains in effect.
waiver policy for non-
profit organizations
and consider
expanding its
application to
affordable housing
units provided in
private sector
development
applications
Page 37 of 187
31
Consider
ACHIEVED
A reserve fund was established, funding projects
establishment of an
such as the affordable housing grant program, which
Affordable Housing
has provided $2.6 million towards non-profit grants.
Reserve Fund to
support affordable
housing initiatives
32
Develop a strategy for
ACHIEVED
A land acquisition and disposition strategy has been
the use of city lands
developed and is part of Kitchener's Housing
for affordable housing
Accelerator Fund initiatives.
and play a leadership
role in advancing
innovative mixed
housing communities,
as a model for other
Canadian communities
to replicate.
33
Assess the feasibility
ONGOING
The City continues to explore opportunities for
of including affordable
incorporating affordable housing on city owned sites,
housing in the
including community centers.
development of new or
redeveloped City
facilities, e.g.
community centres.
34
Request the Region to
ACHIEVED
The boundaries of Kitchener's protected major transit
prioritize collaborative
station areas were delineated through the Region's
determination and
Official Plan - Regional Official Plan amendment 6.
designation of Major
These same boundaries were established in
Transit Station Areas
Kitchener's Official Plan through Growing Together
in the Regional Official
including land uses for 7 of the PMTSAs.
Plan
35
Request the Region
ACHIEVED
Provincial legislation requires the collection of
and School Boards to
education development charges for all housing
consider reviewing
development. Further, due to changes in Provincial
with the City the
legislation, development charges are not collected by
feasibility and
the Region for affordable housing developments.
implications of
reducing the Regional
and School Board
shares of
Development Charges
for affordable housing
development
36
Request Region to
ACHIEVED
Due to changes in Provincial legislation, development
consider feasibility and
charges are not collected for affordable housing
implications of funding
developments.
for growth related
(future) affordable
housing developments
in creating
development charge
policies
37
Provide regular
ACHIEVED /
A housing needs assessment is in progress through
updates to Council,
ONGOING
Kitchener 2051.
the public and staff on
housing needs
assessments
Page 38 of 187
38
Provide regular public
ACHIEVED
A progress report on Housing for All was provided in
reports on the success
March 2022. Additionally, quarterly reports are
and challenges in
provided through the planning divisions on all
implementing Housing
planning initiatives, including Housing for All,
for All
development applications, affordable housing
applications/initiatives, and the Housing Accelerator
Fund initiatives.
39
Undertake additional
ONGOING
The City has placed considerable emphasis on the
work to assess
development of a Housing Needs Assessment that
housing needs for:
examines housing need through the lens of different
• Indigenous people
identities. This work has commenced as part of
• LBGTQ+
Kitchener 2051.
community
• People earning the
minimum wage
• People who are
homeless —
especially for
people with mental
health and
addiction
challenges
• People with
disabilities with low
to moderate
incomes
• Recent immigrants
• Seniors, especially
those in rental
housing or
requiring care.
(The population
aged 65 years and
older increased by
35% from 2006 to
2016 and is
expected to almost
double (increase
by 94%) by 2041.
• Single parents
• Students and
youth
40
Track and monitor
ACHIEVED
Rental Replacement By-law now provides the City
renovictions, where
with a legal mechanism to require tenant
tenants are displaced
compensation where existing occupied residential
from their homes
rental units are demolished. Additionally, the City, in
collaboration with the LEWG developed an online
eviction survey where residents can self report their
experiences with eviction.
41
Use City's Social
ACHIEVED
Kitchener continues to use its social media platforms
Media Platforms to
and EngageKitchener platform to share information
engage and inform the
with and have conversations with the community
public on addressing
about housing matters. Specifically, conversations
housing issues in the
about housing occurred through Growing Together
city.
and are occurring through Kitchener 2051.
Page 39 of 187
42
Develop an annual
ACHIEVED
Staff provided regular updates to Council on the
work plan to
progress of Housing for All and continues to inform
implement Housing for
Council about progress on other housing related
All including timing
initiatives such as the Housing Accelerator Fund on a
and responsibilities, to
quarterly basis.
be used to inform
annual budgets
43
Recommend an
ACHIEVED
An operating budget has been established for the
annual operating
implementation of Housing for All and housing related
amount to support
initiatives. Additionally, a Senior Planner for Housing
housing initiatives
position was created to support housing initiatives.
44
Provide staffing to
ACHIEVED
A full time permanent Senior Planner (Housing)
support
position was created in 2024.
implementation of the
Affordable Housing
Strategy
Page 40 of 187
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Rosa Bustamante, Director, Planning & Housing Policy/City Planner,
(519) 783-8929
PREPARED BY: John Zunic, Senior Planner, Policy & Research, (519) 783-8952
Tim Donegani, Senior Planner, Policy & Research, (519) 783-8932
WARD(S) INVOLVED: All Wards
DATE OF REPORT: March 7, 2025
REPORT NO.: DSD -2025-091
SUBJECT: Kitchener 2051 — What We Heard in Fall 2024 and Upcoming
Engagement on Approaches to Growth
RECOMMENDATION:
For information.
REPORT HIGHLIGHTS:
• The purpose of this report is to highlight community and collaborator engagement that
has occurred throughout Phases 1 and 2 of Kitchener 2051, including key takeaways and
findings. Additionally, this report outlines community and collaborator engagement that
will occur as part of the "Growth Scenarios Study" introduced as part of DSD -2025-084.
• There are no financial implications arising from this Report.
• Kitchener 2051 includes a robust 4 -phase community engagement process that builds
on the Strategic Plan. Kitchener 2051 is moving into the third phase of engagement
starting in March 2025 as outlined in this report.
• This report supports Building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting around
easily, sustainably and safely to the places and spaces that matter.
BACKGROUND:
As Kitchener grows to become a city of up to 450,000 residents by 2051 (reflecting an
average annual growth rate of 1.5 per cent, lower annual growth than what has been
experienced over the past few years), a new Official Plan is needed. A new Official Plan will
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 41 of 187
guide where people live and work and shape the way that neighbourhoods evolve and change
over time. It will be ambitious and intentional as we plan for the Kitchener of 2051.
On February 10, 2025, a Council Strategic Session (DSD -2025-061) was held to present the
Community Values and seek Council's input on the draft Big Ideas and Focus Areas which
will help shape Kitchener's new Official Plan.
This Report is being brought forward to Council alongside Report DSD -2025-084
"Evaluating Approaches to Growth (Kitchener 2051)".
REPORT:
Community and Collaborator Engagement
Through meaningful community and collaborator engagement, the new Official Plan and
elements of the planning process such as data analysis, forecasting, and the work of policy
experts, will be anchored in and shaped by the voices and experiences of those who live,
work, and play here.
What We Heard in Phases 1 and 2
Phase 1 of Kitchener 2051 engagement was focused on developing the engagement
approach, gaining a deeper understanding of community demographics, building
relationships, and enhancing collaboration between City staff undertaking other city -building
initiatives. Staff had conversations with representatives from Conestoga Students Inc., the
Coalition of Muslim Women of Kitchener -Waterloo, the Kitchener -Waterloo Multicultural
Centre, as well as Kitchener's Equity and Anti -Racism Advisory Committee and Lived
Expertise Working Group, amongst others. This early foundational work prepared the
Project Team to foster productive discussions, integrate diverse perspectives, and create a
transparent and inclusive process in the Community Engagement Plan.
A call for applications to join the Kitchener 2051 Community Working Group was put out in
July 2024, with over 140 applications being received. Applications were carefully reviewed
by community members and City staff, with 32 residents being selected to join. The CWG
meets monthly with City staff and consultants supporting Kitchener 2051 which provides
opportunities to learn about city planning, shape the project process and outcomes,
generate ideas based on personal experiences, and act as champions for the project in their
communities. To -date, the CWG has helped identify community groups to engage with,
shape Community Parameters, and inform keys messages around approaches to growth.
Phase 2 of Kitchener 2051 engagement was focused on publicly launching the project in a
big way, sharing information on the role of a new Official Plan with the community, and
seeking input and ideas on how the changes unfolding in our community over the next 25
years can benefit everyone.
A "What We Heard Report" (Attachment A) has been prepared by Urban Strategies — the
Kitchener 2051 community engagement consultant, to summarize the extensive
Page 42 of 187
engagement completed and input received to -date. Kitchener 2051 has taken bold steps to
reach new audiences, equity denied communities, and residents from all wards of the city
including:
• Hosting a day -long Gaukel Block Party launch event in October which was attended
by over 1,200 residents who shared their ideas and aspirations through game -based
learning throughout the day;
• Hosting 7 Community Working Group Meetings, and finding opportunities for members
to support community engagement by attending events in their neighbourhood;
• Holding 20 additional engagement opportunities City-wide with the community and
collaborators, including advisory committee meetings, one-on-one meetings with
community groups, and industry meetings;
• Starting the Kitchener 2051 Speaker Series, with the first event being hosted in
collaboration with KW Habilitation to discuss topics around ability and mobility,
attended by over 100 community members;
• Receiving over 1,300 comments, ideas, and survey responses; and
• Promoting Kitchener 2051 on the cover of the "Kitchener Life" magazine, which is
sent to over 60,000 households, and reaching an additional 20,000 residents via
social media, posters, and radio advertisements.
Distilled from the thoughts, ideas, and suggestions gathered during Phase 2, the Community
Values illustrate a shared desire for a future Kitchener that is equitable, connected, and
resilient, with a deep sense of care for its people and environment.
What's to Come in Phase 3
Building on what was shared and heard in Phases 1 and 2, Phase 3 will focus on
conversations about approaches to growth through a series of Community Parameters and
sharing the Big Ideas and Focus Areas. Key components of Phase 3 engagement include:
• Continued monthly conversations with the Community Working Group;
• Continued dialogue with First Nations;
• Launching the Community Conversation Kits; and
• Hosting interactive in-person and online community engagement and the second
event in the Kitchener 2051 Speaker Series.
Phase 3 of engagement will communicate where changes have been made to the process
and connecting what we learned to the development of new content in the introduction of
Big Ideas and Focus Areas (DSD -2025-084) and Approaches to Growth.
During the Council Strategic Session on February 10, 2025 (DSD -2025-061), members of
Council shared comments as they related to the Big Ideas and Focus areas, as well as
general comments for consideration in the new Official Plan. Attachment B provides
responses to many of the questions raised during the Council Strategic Session.
Page 43 of 187
Conversation Kits
Accessible and interactive Conversation Kits will introduce and gather feedback on the Big
Ideas and Focus Areas through community -led discussions facilitated by members of the
Community Working Group and other communities in Kitchener. These kits aim to build
knowledge, provide opportunities for community connection, and generate ideas and
conversations about the directions of Kitchener's new Official Plan. The Community
Conversation Kits will be available digitally online and in -print at City facilities.
Approaches to Growth Engagement & Speaker Series Event
An interactive and engaging public event is being designed to have conversations about
Kitchener's future and approaches to growth. This will begin with the second Speaker Series
session that will get the audience thinking about Kitchener's future and about the types of
disruptions and opportunities that exist as we write a new Official Plan. Following the
speaker, the event will continue with activities based on the Community Parameters to help
attendees better understand the trade-offs and opportunities that need to be considered as
we plan for growth.
Three approaches to growth (Attachment C) as well as the community parameters will be
the focus of the conversations held at this in-person engagement event, as well as a parallel
engagement online. As outlined in report DSD -2025-085, the community parameters will be
used by participants to understand the community's priorities. The input gathered at this
event as well as online, together with all input gathered to date, and technical
studies/evaluation will be considered by the Project Team in developing a recommended
composite approach to growth.
Modelling Approaches to Growth
To enable the assessment of different ways of distributing housing and job growth, the City
undertook a modelling exercise to evaluate three potential approaches to growth.
Attachment C details the approach to developing these models, including the background
and core assumptions.
STRATEGIC PLAN ALIGNMENT:
This report supports Building a Connected City Together: Focuses on neighbourhoods;
housing and ensuring secure, affordable homes; getting around easily, sustainably
and safely to the places and spaces that matter.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
PREVIOUS REPORTS/AUTHORITIES:
Page 44 of 187
• Planning Act
• Provincial Planning Statement, 2024
DSD -2024-077 — Building a Connected City Together: New Official Plan Launch
• DSD -2025-061 — Council Strategic Session — Kitchener 2051
REVIEWED BY: Natalie Goss, Manager, Policy & Research
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A — Kitchener 2051 Phases 1 and 2 What We Heard Report
Attachment B — Reporting Back on the February Council Strategic Session
Attachment C — Approaches to Growth Brief
Page 45 of 187
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Reporting Back on the February Council Strategic Session
Question / Comment Summary
City Staff Response / Action
How can the new Official Plan consider
• The Housing Needs Assessment
changing family demographics (e.g.,
will explore ways to expand
multi -generational households)?
housing choice for Kitchener's
forecasted population growth.
The Big Ideas and Focus Areas should
. City staff have refined and will
reflect the following topics:
continue to refine the Big Ideas
and Focus Areas which will form
• Innovation
part of the upcoming "Conversation
• Emerging Technologies (e.g.,
Kits" in Phase 3 community
artificial intelligence)
engagement.
• Human Connection
• The forthcoming new
"Transportation and Mobility Plan"
project includes scope to consider
emerging transportation
technologies.
How is the new Official Plan considering
. The "Non -Residential Uses
market trends such as e-commerce?
Technical Study" has analyzed
trends in the market and retail
landscape and provided policy
recommendations that allow the
city and developers to respond to
topics like e-commerce.
How can the Official Plan address
. While transit service is delivered by
matters such as transit and
other orders of government (e.g.,
environmental initiatives which are the
Provincial, Regional) and private -
responsibility of other orders of
sector providers, the Official Plan
government?
can direct new growth to locations
best served by transit today and in
the future.
Page 120 of 187
Question / Comment Summary
City Staff Response / Action
• The Official Plan can reflect our
commitment to building A Green
City alongside other corporate
initiatives and commitments (e.g.,
tree canopy targets, stormwater
management initiatives etc.).
How can the Official Plan enable
• The Official Plan will explore ways
flexibility in developing different housing
to increase housing diversity in
types in neighbourhoods? Is there an
neighbourhoods.
opportunity to review minimum lot sizes
through the Official Plan?
• Future projects, such as
comprehensive Zoning By-law
reviews following completion of the
new Official Plan, can explore a
wide range of lot and building
requirements which shape
development.
How can the Official Plan address gaps
. The Non -Residential Study as part
in shops and retail offerings in existing
of Kitchener 2051 has studied
neighbourhoods?
gaps in non-residential uses
across the city, and the new
Official Plan will set out policies to
address these gaps.
How can the Official Plan support the
. The Non -Residential and Growth
introduction of new facilities such as
Scenarios Studies are exploring
hotels and convention centres?
ways that Kitchener can grow to
accommodate the needs of our
evolving community, including new
urban centres.
Page 121 of 187
Kitchener
Winter 2025
Policies in our new Official Plan will guide how Kitchener continues to grow into the future. The
following brief summarizes the approaches to growth that have been tested to help us
understand how best to accommodate the City's future population. The intent of this work is not
to choose one approach over the other, but to understand the benefits and impacts of each, to
help best evolve the City's plan for Kitchener in 2051.
The It
Just as they always have, Kitchener's neighbourhoods are growing to meet'
the changing needs of our community members, both existing and new.
Responsible, equitable strategies to accommodate growth will lead to a
more vibrant, sustainable Kitchener with more to offer to more people,�l��pl�y��
including homes for all, and shops, services and community spaces that can
meet all our needs.
Directing most of our future growth toward a mix of uses in already built-up areas of the city will
help limit sprawl and protect farmland and natural areas, make public transit more accessible to
more people, create more opportunities to shop locally, and allow people to spend more time in
more vibrant spaces in all our neighbourhoods.
It will enable more housing choice, with the goal of providing a home within every neighbourhood
that meets the needs of anyone or any family among our diverse and diversifying community.
II[Ad you know?
I The Kitchener 2051 Approaches to Growth build on the work of the Growing
� Together project for Kitchener's Major Transit Station Areas - the areas
surrounding the ION Light Rail Transit line. Growing Together prioritizes housing
supply and choice in low, mid and high-rise forms, with carefully designed regulations
to ensure that all kinds of housing are viable. It also broadly enables a mix of uses in
all zones to bring more shops and services to all neighbourhoods, helps boost new
small businesses, and creates more opportunities for innovation. Kitchener 2051 is
exploring ways to apply lessons learned through Growing Together to other areas of
the city outside of our Major Transit Station Areas.
Page 122 of 187
How will Kitchener accommodate projected growth?
Kitchener is forecasted to grow by approximately 150,000 residents and 57,000 new jobs by 2051.
Prior to the early 2000s, the city focused on growing outwards in new suburbs. Starting in the
early 2000s, City Planners created the "Kitchener Growth Management Strategy" to shape
growth within the existing built-up area. This informed the City of Kitchener's 2014 Official Plan
which focuses on new growth in "nodes" such as major intersections or commercial areas, and
along "corridors" being streets served by transit. The City is exploring ways to complement this
approach by allowing different types of housing growth and directing civic investment in other
parts of the city. This will support more complete communities for current and future residents.
Through community engagement, we have heard about important community values such as
affordability, thoughtful & resilient growth, and mutual care & belonging. Through our technical
analysis, we have learned that there are changes that we need to make to how and where we
grow to foster complete communities, where residents are never far from places to pick up
groceries, grab a coffee, or meet up with friends.
Page 123 of 187
To enable us to assess different ways of distributing housing and job growth, the city undertook a
modelling exercise to be able to evaluate three potential approaches to growth. Each approach
includes the same core assumptions:
Core Assumptions
What does this mean?
Maintain Growth within the
. Growth to 2051 is planned within our existing urban
Existing Urban Area Boundary
area boundary.
• Plan for new and more compact greenfield
development, primarily within Southwest Kitchener.
• Direct at least 60% of new growth to already built-
up areas.
Be Future Focused
• Accommodate a future population of 450,000
residents by 2051.
Plan for Change Across the City
• Plan for change across the city's neighbourhoods in
ways that support current and future residents by
dispersing 5,000 units of future residential growth
broadly throughout Kitchener's existing low-rise
neighbourhoods.
Greater Integration of Places,
• Plan for significant growth within our Major Transit
Systems, and Networks
Station Areas by carrying forward the Growing
Together planning framework.
• Connect more people and jobs to mobility networks
such as transit and complete streets.
Conserve and Protect the Natural
. Protect and enhance our natural areas including
Heritage System
greenspaces and waterways, by carrying forward
the natural heritage and floodway mapping.
Support Kitchener's Economy
. Protect existing and plan for new jobs by assuming
15% growth in jobs within Kitchener's employment
areas.
• Foster economic development by supporting job
growth outside of employment areas.
Page 124 of 187
The following describes how each approach to growth was developed
and its key features that make it unique.
All three approaches would accommodate the same number of residents
and jobs by 2051 and continue to protect important areas such as
industrial parks, natural areas, and parks.
;Approach.
What if your local retail strip plaza could be transformed into a neighbourhood hub? This would
mean new buildings with more housing and jobs, new restaurants and shops, and more of the
things you need and want, closer to where you live. It also means new public spaces for you to
spend your time outside of your home or job, connect with your neighbours, and attend local
events and celebrations.
It means access to frequent and reliable public transit for new and existing residents that
connects you to other neighbourhood hubs, downtown Kitchener, and beyond. You can easily
connect to a network of bike routes and trails, for all ages and abilities.
Key Fea Lu res
This approach would:
• Emphasize growth generally within the City's existing Mixed -Use Nodes & Corridors
structure from the 2014 Official Plan.
• Update development permissions within these Nodes & Corridors to promote more
housing supply and choice, support a greater variety of uses, and better match what is
being built today.
• Continue to encourage low-density commercial properties to evolve overtime into
higher -density neighbourhood focal points.
Page 125 of 187
A
MCIFO, PbpYLjj]jU",n and
EITIployrnent Growth
Page 126 of 187
(IIII�IIIIIIII����� "'�t��ii�ii�m1,11I
What if you could spend time on a new main street in Stanley Park? And another in Country Hills?
And one in Forest Heights? This approach brings new urban centres to different areas of the city.
It is similar to the `Supporting Transit' approach but would concentrate more growth within a
smaller number of specific locations.
It means adding more housing and jobs around important existing amenities such as community
centres and parks, so that more people have more equitable access to parks, libraries and community
centres. It would focus investment in these amenities, benefiting everyone who uses them. It would
help unlock tools for new affordable housing opportunities in more areas of Kitchener.
Key Features
This approach focuses on growth within new urban centres, generally at the intersections of:
• Ottawa St. N. & River Rd. E.
• Strasburg Rd. & Block Line Rd.
• Highland Rd. W. & Fischer -Hallman Rd.
These areas were chosen based partially on their capacity to grow, as well as their proximity to
important community features such as parks, trails, frequent transit (e.g., Npress routes),
schools, community centres and libraries.
This approach also examines growth in transit -supportive neighborhoods on the periphery of
Kitchener's Major Transit Station Areas, generally within Kitchener's central neighbourhoods
north and west of the expressway and in growing main streets already seeing new mixed-use
development, such as near Weber St. E. and Franklin St. N.
Did you Iknow?
The City is also completing a separate project to plan for a new community in
god Southwest Kitchener, known as the Dundee Secondary Plan. The Secondary Plan
will provide a road map for new urban uses over the long-term such as homes,
parks, natural areas, shops, and schools - connected by trails, transit, streets, and
sustainable infrastructure. As part of the Dundee Secondary Plan, an additional
new urban centre is being envisioned to benefit this growing part of Kitchener.
Page 127 of 187
New UrbCentres
Less Population and
Employment, Grcmth
'MMM More Population and
Emiployri'�& A Growth
MIND
Page 128 of 187
i
Approach
What if a diversity of homes, shops and services were found more evenly throughout Kitchener's
neighbourhoods? This approach adds different types of homes, as well as jobs, shops and services
to all areas of Kitchener, with rather than concentrating growth in specific centres or nodes.
It means that all of Kitchener's neighbourhoods will add some more housing options for all types
of families and all stages of life, making it possible to meet their needs within any neighbourhood
they choose, and to stay their neighbourhood long term. It means future generations will have
more equitable access to more homes across all neighbourhoods, but also a greater number of
existing parks, schools, and community resources.
Key Features
This approach enables growth on properties within neighbourhoods where it can fit comfortably
from a built -form perspective and without the need to assemble too many lots to make a new
building happen. Examples include:
• Allowing places of worship to develop with a mix of uses. These often have large surface
parking lots and can offer opportunities to add affordable or supportive housing.
• Small commercial plazas.
• Wider and/or deeper residential lots that back onto parks, open spaces, natural areas,
school grounds and other non-residential properties, which provide greater opportunities
to achieve built -form transition.
Page 129 of 187
Evolving
Neighbourhoods
r""klimli
Moro N.)pulatjon aod
Page 130 of 187
Staff Report
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Rosa Bustamante, Director, Planning and Housing Policy/City
Planner, 519-783-8929
PREPARED BY: Gaurang Khandelwal, Planner (Policy), 519-783-8937
WARD(S) INVOLVED: ALL
DATE OF REPORT: February 25, 2025
REPORT NO.: DSD -2025-101
SUBJECT: Kitchener Growth Management Strategy: Annual Monitoring Report
2024
RECOMMENDATION:
For Information
REPORT HIGHLIGHTS:
• The purpose of this report is to highlight key growth trends in the City in 2024, track the
developable land supply and measure progress against density and intensification
targets.
• The key findings of this report are that:
o Although the Province is yet to confirm housing starts for 2024, it appears that
Kitchener has achieved at least approximately 95% of the provincially assigned
2024 housing starts target under the Building Faster Fund.
o Kitchener is on track to achieve the municipal housing target of 35,000 new units
by 2031. In 2024, City Council has approved 3,916 units through site specific
applications and staff issued final site plan approval of 1,624 units.
o Growth remained strong in the last year with 2,558 dwelling units created.
o A broad range of housing types were developed in 2024 with 67% as multiple
dwelling types (86% of multiple dwelling units were in the form of low to mid rise
buildings — representing 58% of the total units created), and 33% in single -
detached, semi-detached, townhouses, duplex, triplex and detached additional
dwelling types.
o Kitchener is on track to contribute towards, and in some years exceed, its minimum
annual intensification target of 60%, with 57% of residential growth within the Built-
up area in 2024.
o With comprehensive updates to land uses and zoning within Kitchener's protected
major transit station areas through Growing Together West and as of right
permissions for 4 units in residential areas across Kitchener as well as future
opportunities to accommodate growth through land use changes as part of
Kitchener 2051: Kitchener's new Official Plan, and ongoing secondary planning
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 131 of 187
work in the Dundee area of southwest Kitchener, there continues to be sufficient
opportunities to accommodate planned residential growth to 2051.
• There are no financial implications arising from this report.
• Community engagement included posting the report on City's website with the agenda
in advance of the Council / Committee meeting. In addition, the monitoring report
information will be presented to the Kitchener Developers Liaison Committee in March.
• This report supports the delivery of core services.
BACKGROUND:
The purpose of this report is to provide Committee and Council with the Kitchener Growth
Management Strategy: Annual Monitoring Report 2024 (Monitoring Report). The Monitoring
Report is an action item of the 2009 Kitchener Growth Management Strategy (KGMS), which
requires tracking of the general supply of land and the achievement of intensification and
density targets on an annual basis.
REPORT:
The KGMS provides a long-term framework for planning where and how future residential
and employment growth should occur in Kitchener. To ensure that growth contributes
positively to the quality of life, the KGMS coordinates the provision of infrastructure and
services with new development.
The KGMS introduced a number of goals, one of which was to develop and facilitate an
ongoing growth management program to manage growth -related change in an effective and
co-ordinated manner (Goal 6). One of the action items of this goal is to prepare an annual
monitoring report to track the supply of development opportunities and the achievement of
intensification and density targets. Monitoring reports have been prepared since 2010.
This is the 15th edition of the Monitoring Report and reflects the recent changes to Provincial
legislation and to the Regional Official Plan (ROP) (i.e., ROP amendment 6). It includes
statistics for Protected Major Transit Station Areas and other primary intensification areas
that were established in Kitchener's 2014 Official Plan. This report also tracks progress
towards the City of Kitchener's housing pledge that was approved in response to a request
from the Minister of Municipal Affairs and Housing, on March 20, 2023 supporting the
building of 35,000 homes in Kitchener by 2031.
Highlights of the 2024 Monitoring Report are:
Municipal Housing Targets
• Kitchener's Housing Pledge is 35,000 new housing units between March 2023 and
2031.
• Council approved development applications for 3,916 units in 2024, a cumulative total
of 24,414 units have received Council approvals since 2022.
• Building permits were issued for 2,558 units in 2024, accounting for a total of 8,846
units since 2022.
• The Province's evaluation of the housing target is based on new housing and
additional residential unit starts as provided by the Canada Mortgage and Housing
Corporation (CMHC) and the new or upgraded beds in long-term care homes as
provided by the Ministry of Long -Term Care. Kitchener's annual housing starts
target, under the Building Faster Fund is 2,917 for 2024. Although the Province is
Page 132 of 187
yet to confirm housing starts for 2024, it appears that Kitchener has achieved at
least approximately 95% of the provincially assigned 2024 housing starts target
under the Building Faster Fund.
• Kitchener has set the stage to achieve and potentially exceed its 2031 housing
target through its planning approvals, efficient processes, investments in supporting
infrastructure and updates to its planning framework.
Residential Development Rates
• The number of new dwelling units created in 2024 (2,558) is the second lowest figure
in the last five years (2020-2024) after 2022 (2,303). This was expected given the
state of not only the local but national and global economy.
• 67% (1,715) of the new residential units in 2024 were in the form of multiple dwellings.
This was a considerable decrease compared to that in 2023 of 77% (3,068) of the
new residential units in the form of multiple dwellings.
• 1,477 multiple dwelling units created in 2024 were in the form of low to mid rise
multiple dwellings, representing about 58% of the total new units created.
• 594 duplex dwelling units were created in 2024, higher than the last five year average
of 500 duplex dwelling units. The number of triplex dwelling units has also increased
from 29 units in 2023 to 40 units in 2024.
• 22 permits were issued for Detached Additional Dwelling Units (also referred to as
backyard homes) in 2024, a slight decrease compared to 2023 (27 permits) but
indicating a steady increase in the last four years (2021-2024) since detached
Additional Dwelling Units were first permitted in 2021.
Development within Built Up Area and Designated Greenfield Area
• Building permits issued for new residential units within the Designated Greenfield
Area continue to provide a varied and balanced supply of dwelling types.
• The number of multiple dwelling building permits issued in the Built -Up Area exceed
those that were issued within the Designated Greenfield Area. This is expected as
higher density multiple dwellings are focused within intensification areas (e.g.,
Protected Major Transit Station Areas, nodes, and corridors).
• The residential intensification level (new residential construction that occurs within
the Built-up Area) saw a dip in 2024 (57%). In contrast, the residential intensification
level saw a spike in 2023 (69%).
• The City's 5 -year average residential intensification level is 57%, which continues to
be an indication that the City is on track to contribute towards, and in some years
exceed, its intensification target of 60%.
Urban Growth Centre (UGC) Density
• The estimated density of the Urban Growth Centre (UGC) is 220 residents and jobs
per hectare. Kitchener is on track to achieve the City's Official Plan minimum density
target of 225 residents and jobs per hectare by 2031.
Protected Major Transit Station Area (PMTSA) Density
• Of Kitchener's 10 PMTSAs, the Queen and Frederick PMTSA is currently estimated
to have a density of 194 residents and jobs per hectare, exceeding its minimum
density target of 160 residents and jobs per hectare.
Page 133 of 187
• All of Kitchener's PMTSAs will be well positioned to achieve the prescribed minimum
density targets based on the current or updated zoning through the Growing Together
project.
Capacity for Growth
• The City continues to have the potential to accommodate its allocated employment
growth to 2051 within its urban area.
• With comprehensive updates to land uses and zoning within Kitchener's protected
major transit station areas through Growing Together West and as of right
permissions for 4 units in residential areas across Kitchener as well as future
opportunities to accommodate growth through land use changes as part of
Kitchener 2051: Kitchener's new Official Plan, and ongoing secondary planning
work in the Dundee area of southwest Kitchener, there continues to be sufficient
opportunities to accommodate planned residential growth to 2051.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the Council / Committee meeting. In addition, monitoring report information will be presented
to the Kitchener Developers Liaison Committee in March.
PREVIOUS REPORTS/AUTHORITIES:
DTS-09-011 Kitchener Growth Management Strategy
2010-2024 Annual Monitoring Reports and Biennial Plans available at
https://www.kitchener.ca/en/strategic-plans-and-protects/growth-management.aspx
REVIEWED BY: Natalie Goss, Manager, Policy and Research
Tim Donegani, Senior Planner
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS: Attachment A — Kitchener Growth Management Strategy (KGMS)
Annual Monitoring Report 2024
Page 134 of 187
Kitchener Growth Management Strategy
Annual Monitoring Report 2024
Page 135 of 187
EXECUTIVE SUMMARY
In 2009, Kitchener approved its Growth Management Strategy (KGMS). Kitchener is
expected and planned to accommodate a relatively significant amount of residential
and employment growth by 2051. The City has also been assigned a housing target
by the Province to achieve the building of 35,000 homes in Kitchener by 2031 -
known as Kitchener's municipal housing pledge. As part of tracking progress on
Kitchener's housing pledge, the Province requires municipal planning data to be
reported on a quarterly and annual basis.
Kitchener tracks and monitors specific growth data in a dynamic manner. A snapshot
of the data is contained within this report.
The results of the 2024 growth management data continue to be encouraging.
Kitchener has set the stage to achieve and potentially exceed its 2031 housing target
through its planning approvals, efficient processes, investments in supporting
infrastructure and updating to our planning framework. Building these housing units
falls primarily to the private sector. While the number of housing starts is yet to be
confirmed by the Province, it appears that at least approximately 95% of the housing
target was met in 2024. However, economic and market headwinds put the
achievement of the City housing starts in the next couple of years in question.
The number of residents and jobs per hectare (RJs/ha) in the Urban Growth Centre
(Downtown) is 220 RJs/ha, surpassing the provincially mandated minimum target of
200 RJs/ha by 2031, and approaching the City's higher Official Plan minimum target
of 225 RJs/ha by 2031. Further, the estimated density of the Queen and Frederick
Protected Major Transit Station Area is 194 RJs/ha, exceeding its density target of
160 RJs/ha.
The City's 2024 intensification level and the 5 -year average intensification level is
57% indicating that the City is on track to contribute towards, and in some years
exceed, the minimum intensification target of 60%.
In 2024, building permits were issued for a total of 2,558 new residential units. 86%
of new multiple dwelling units developed in 2024 were in the form of low to mid rise
multiple dwellings - a substantial increase compared to that in 2023 (32%). Although
the development of duplex dwelling units and detached ADUs has declined in 2024
compared to 2023, the development of triplexes has seen an increase.
It is anticipated that the City's growth management program, including the strategy,
framework and dynamic tracking and monitoring system, will be updated in future
years to reflect changes to provincial legislation and the City's new Official Plan.
2
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CONTENTS
Executive Summary....................................................................................... 2
1 Evolution of Growth Management............................................................... 5
2 Municipal Housing Target........................................................................... 7
2.1 Tracking Progress on Kitchener's Municipal Housing Target ...................... 7
2.1.1 Council Approved Units.................................................................. 7
2.1.2 Residential Development Rates ....................................................... 8
2.1.3 Provincial Evaluation of the Housing Target .................................... 10
3 Growth Forecasts & Targets..................................................................... 13
3.1 Intensification Targets....................................................................... 13
3.1.1 Intensification Level Progress........................................................ 14
3.2 Density Targets................................................................................ 17
3.2.1 Tracking Growth in Intensification Areas ......................................... 19
3.2.1.1 Existing Measures................................................................ 19
3.2.1.2 Capacity for New Growth ...................................................... 20
3.3 Estimated Land Supply...................................................................... 23
3.4 Population and Employment Allocation ................................................. 23
4 Conclusion.............................................................................................25
LIST OF FIGURES
Figure 1. Kitchener's Municipal Housing Target and Council Approved Units, since
2022............................................................................................................ 8
Figure 2. Annual Residential Development Rates in Kitchener, 2010-2024 .............8
Figure 3. Kitchener's Municipal Housing Target and Building Permits Issued, since
2022.......................................................................................................... 10
Figure 4. New Housing Starts as per CMHC, 2010-2024 .................................... 11
Figure 5. New Housing and ARU Starts, Long-term Care Beds, and Annual Housing
Target for Kitchener, 2010-2031.................................................................... 12
Figure 6. Kitchener's progress towards the Municipal Housing Target, 2024......... 12
Figure 7. Urban Area Boundary, Built-up Area, and Designated Greenfield Area for
Kitchener.................................................................................................... 13
Figure 8. Annual Residential Intensification Levels, 2010-2024 ......................... 15
Figure 9. 2024 Intensification Levels.............................................................. 16
Figure 10. Intensification Areas in Kitchener, Kitchener Official Plan 2014 ........... 18
3
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LIST OF TABLES
Table 1. Annual Housing Target for the City of Kitchener ..................................... 7
Table 2. Annual Residential Development Rates by Dwelling Type, 2023-2024....... 9
Table 3. Annual Residential Development Rates for Multiple Dwellings, 2023-2024.9
Table 4. Annual Residential Development Rates in the BUA and DGA by Dwelling
Type, 2023 and 2024................................................................................... 14
Table 5. Minimum DGA Density Target, Kitchener and Region of Waterloo DGA ... 17
Table 6. Minimum Density Targets for Urban Growth Centre and Protected Major
Transit Station Areas.................................................................................... 19
Table 7. Existing Measures for Primary Intensification Areas .............................. 20
Table 8. Additional Capacity Measures for Primary Intensification Areas .............. 21
Table 9. Total Measures (Existing + Additional Capacity) for Primary Intensification
Areas......................................................................................................... 22
Table 10. Estimated Land Supply (capacity of lands within the urban area boundary)
................................................................................................................. 23
Table 11. Population and Employment Forecasts Allocation ............................... 23
Table 12. Population Allocation vs. Estimated Capacity ..................................... 24
Il
Page 138 of 187
1 EVOLUTION OF GROWTH MANAGEMENT
In the 1960s, population growth and expectations for the future in Kitchener were
soaring. The population of 100,000 was expected to more than double in 20 years.
Kitchener proactively undertook and participated in several long-range studies aimed
at guiding the future growth of Kitchener and the surrounding area.
One of these studies from 1964 entitled, Kitchener 2000 - A Regional Concept,
suggested an approach for a 'Staging of Development' program. It was thought that
given the predicted rapid growth, a logical economic means for developing the city
was needed that would closely relate to the financial ability of the City to provide
infrastructure services for an area. Following work on a new Official Plan in 1968,
annual Lot Levies Reports were prepared. This report coordinated the provision of
engineering services with the timing of approving new subdivisions. At the time, the
annual Council -approved report led the way as an effective tool for managing growth
and after several years the process became known as the 'Staging of Development'.
The Staging of Development paved the way for coordinating subdivision growth in
Kitchener. It was nearly 30 or more years later that many other municipalities in
Ontario implemented a formal staging program.
As with all processes, the need to evolve arises. After 40 years, the growth
management landscape significantly changed. Kitchener became part of a provincial
Growth Plan for the Greater Golden Horseshoe. The Regional Municipality of Waterloo
(the Region) adopted a Regional Growth Management Strategy (RGMS). Social,
environmental and economic objectives became more complex. These changes saw
the Staging of Development program evolve and make way for the new Kitchener
Growth Management Strategy (KGMS), along with its implementation tools.
Approved by Kitchener Council in 2009, the KGMS provides a framework for planning
where and how future residential and employment growth can be accommodated in
Kitchener while positively contributing to the City's quality of life. The KGMS worked
alongside the Growth Plan for the Greater Golden Horseshoe, 2006 (the Growth Plan,
2006) which was in effect at that time and the RGMS. One of the goals (Goal 6) of
the KGMS introduced an ongoing growth management program to manage growth -
related change in an effective and coordinated manner. A biannual Kitchener Growth
Management Plan (KGMP) and an annual Growth Management Monitoring Report
(Monitoring Report) were identified as important components for the growth
management program.
The KGMP establishes priority levels for development and infrastructure projects for
each growth area within the City. It includes the prioritization and allocation of
resources towards completing initiatives that are required to move lands from the
draft approval stage to registration, construction and developing complete
communities.
The Monitoring Report, historically, has tracked the supply of development, and the
achievement of intensification and density targets for Kitchener. Monitoring Reports
5
Page 139 of 187
have been prepared and presented to Council and the development industry since
2010. The previous Monitoring Report iterations are available on the .��.ai.:ty's Girow tlh
...p .....g..ii:::..ii::::............l pa. ge. These Monitoring Reports have included a summary of
Planning Act applications, residential development rates within the delineated Built-
up Area (BUA) and the Designated Greenfield Area (DGA), and potential capacity to
accommodate growth in the City.
Kitchener has been on the leading edge with respect to the ability to track and
monitor specific growth data in a dynamic manner. As part of Kitchener's ongoing
growth management program the intent is to continually refine the data, improve the
dynamic capabilities and provide information to help support numerous corporate
studies and infrastructure projects.
The Province implemented .irk.:taii"Ii............II .e..rAallatlioir� 323 I air liclip...IL............ IPII....lr:..ir:..li..ir..g............. II;; ..: .
1 :..p..rL.Jaru...q in April of 2023 and further amended it in January of 2025. The regulation
complements the Province's initiative of developing standards and achieving
consistency for the reporting of data required for development applications. The City
of Kitchener is required, under this regulation, to report Planning Act application
information on a quarterly basis and additional information on an annual basis. The
City of Kitchener has submitted quarterly Planning Act application data to the
Province for each quarter in 2024.
The provincial legislation and the regional planning landscape have significantly
changed in the last year. In May 2024, Bill 162, Get it Done Act reinstated
modifications to Regional Official Plan Amendment 6 which included additional lands
in southwest Kitchener to the urban area. A new Provincial Planning Statement (PPS),
2024 came into effect on October 20, 2024, integrating both the Provincial Policy
Statement, 2020 and A Place to Grow: Growth Plan for the Greater Golden Horseshoe,
2020 (the Growth Plan, 2020). Further, the Region became an upper -tier municipality
without planning responsibilities as of January 1, 2025. The Regional Municipality of
Waterloo Official Plan (the Regional Official Plan) in effect is now deemed to be part
of Kitchener's Official Plan as per Section 70.13 (2) of the Act, until the time City
revokes or amends it to provide otherwise. These changes have and will continue to
influence how the City plans, manages, and monitors growth.
This is the 15th edition of the Monitoring Report and reflects the recent changes to
provincial legislation and to the Regional Official Plan (ROP). It includes statistics for
Protected Major Transit Station Areas and other primary intensification areas that
were established in Kitchener's 2014 Official Plan. This report also tracks progress
towards the City of Kitchener's .Ir::i..o u.:.liii.i.g........lp.11_ d. e that was approved in response to a
request from the Minister of Municipal Affairs and Housing, on March 20, 2023
supporting the building of 35,000 homes in Kitchener by 2031.
C.
Page 140 of 187
2 MUNICIPAL HOUSING TARGET
In October 2022, the Minister of Municipal Affairs and Housing provided individual
housing targets for 29 municipalities across Ontario and requested that each
municipality submit a municipal housing pledge to the Province. 21 additional
municipalities were assigned housing targets in 2023 as part of Ontario's plan to build
at least 1.5 million homes by 2031.
On March 20, 2023, the City of Kitchener approved aIh.ouu..j[in..g plledcle supporting the
building of 35,000 homes in Kitchener by 2031. Further annual targets were assigned
as each municipality's proportion of the overall 1.5 million housing goal and applying
that proportion against province -wide annual targets. Table 1 summarizes the annual
and overall housing target for Kitchener. These targets are independent from the
intensification and density targets in the former Growth Plan and the new PPS.
Table 1. Annual Housing Target for the City of Kitchener
Province 110,000 125,000 150,000 175,000 1,500,000
City of Kitchener 2,567 2,917 3,500 4,083 35,000
Note - No housing targets have been assigned for 2022. However, the overall housing target of 35,000
for Kitchener is from 2022 to 2031.
2.1 TRACKING PROGRESS ON KITCHENER'S MUNICIPAL HOUSING TARGET
2.1.1 COUNCIL APPROVED UNITS
Plan of subdivisions, Official Plan amendments, Zoning By-law amendments, and Part
Lot Control applications require approval by Council. The number of units that are
approved by Council indicate how many units are anticipated to be built in future
years. It is important to note that there is a time lag between Council approval and
actual development of units. The length of time it takes to get from Council approval
to the start of construction varies dramatically and is highly influenced by market
conditions.
Figure 1 compares the municipal housing target with the number of units that Council
has approved since 2022. In 2022, Council approved 37 applications with a total of
8,271 units. In 2023, Council approved 65 applications with a total of 12,227 units.
In 2024, Council approved 55 applications with a total of 3,916 units. A cumulative
24,414 units have been approved since 2022. This accounts for approximately 70%
of Kitchener's municipal housing target.
7
Page 141 of 187
Figure 1. Kitchener's Municipal Housing Target and Council Approved Units, since 2022
Kitchener's Municipal I iousing Farget
0ouncil Alzl'. roved Units 8,271
2022 2023 1112024
2.1.2 RESIDENTIAL DEVELOPMENT RATES
Figure 2 illustrates the total number of new units for which building permits were
issued annually from 2010 to 2024 and a 5 -year moving average. In 2024, building
permits were issued for a total of 2,558 new residential units. This was a decrease
compared to 2023. The 5 -year moving average, although steadily grown over the
years, has also declined last year.
Figure 2. Annual Residential Development Rates in Kitchener, 2010-2024
4500 3500
M 4000 3672 3000
3500 3143
3(.i(. 0 y
2!::x00
Fa
,;1-2417 2417
2500 2363 2558cu 20002000",
v 2000 7.!4x00
1606 a
1434
a) 1,500 12y� 1323 1302
1028 1070
7.000
1000
iv
!x00 500
::::5
2.
2010 2011 2012 201.3 2014 2015 2016 2.07.7 107.8 2019 2020 2021. 2022 2023 2024
IIIIIIIIIIIIIIIIIIIII111111Total New Unr�.s G.reated -5 Year Moving Average
Table 2 provides the number of new units for which building permits were issued by
the type of dwelling in 2023 and 2024 and the average of the last 5 -years (2020-
2024). The development of single detached, semi-detached street townhouse and
cluster townhouse dwellings has been steady since since 2023. The development of
Page 142 of 187
townhouses (both street townhouse and cluster townhouse) has been low in the last
two years. Although the development of duplex dwelling units and detached ADUs
has declined in 2024 compared to 2023, it is still higher than the 5 -year average.
The development of triplexes has seen an increase. 2024 has been slow for
development of multiple dwellings compared to 2023 which a record year for the
number of multiple dwelling units for which building permits were issued.
Table 2. Annual Residential Development Rates by Dwelling Type, 2023-2024
Single Detached
148
131
365
Semi -Detached
7
8
22
Street Townhouse
1815
Total Multiple Dwellings
141
Duplex'
688 _
594
500
Triplex'
29
40
20
Fourplex',2
_
33
_
Detached ADU'
27
22
17
Cluster Townhouse
0
0
27
Multiple DwellingS2,1
3,068
1,715
1,910
Total New Units
3,985
2,558
3,005
Notes:
1. In association with single detached, semi-detached and street townhouse dwelling types
2. Fourplexes have been reported as multiple dwellings in the previous
years
3. Includes stacked townhouse dwellings
A further breakdown of multiple dwellings is illustrated in Table 3. In 2024, building
permits for nine (9) mid rise multiple dwellings were issued with a total of 1,002
units. This was up from four (4) mid rise multiple dwellings with a total of 420 units
issued in 2023. The predominant form of housing created in 2024 was low to mid rise
multiple dwellings representing approximately 86% of the total multiple dwelling
units for which building permits were issued for. There was only one (1) high rise
multiple dwellings for which building permit was issued with a total of 202 units in
2024.
Table 3. Annual Residential Development Rates for Multiple Dwellings, 2023-2024
Stacked Townhouse
423(14%)
Low Rise Multiple (3 storeys or fewer)
121 (4%)
Mid Rise Multiple (4 to 8 storeys)
420(14%)
High Rise Multiple (9 storeys or higher)
1,906(62%
Additions/Conversions
198(6%) .........
Total Multiple Dwellings
3,068
Notes:
(value) represents percentages of column totals
434(25%)
41 (2%)
1,002(59%
202(12%)
36 (2%0)___.
1.715 .
Page 143 of 187
Figure 3 compares the municipal housing target with the number of units for building
permits issued since 2022. In 2022, building permits were issued for 2,303 units. In
2023, building permits were issued for 3,985 units. In 2024, building permits were
issued for 2,558 units. Building permits have been issued for a total of 8,846 units
since 2022. This accounts for 25% of Kitchener's municipal housing target.
Figure 3. Kitchener's Municipal Housing Target and Building Permits Issued, since 2022
Kitchener's Municipal Iiousing Iarget
3,985 2,558
Bi..dlding f'awi rnits Issued 2 303
2022 2023 111 2024
2.1.3 PROVINCIAL EVALUATION OF THE HOUSING TARGET
The Province evaluates performance against the housing targets based on housing
starts and additional residential units (for example, laneway, garden and basement
suites) as provided by the Canada Mortgage and Housing Corporation (CMHC); and
other institutional housing types (such as long-term care beds) as provided by the
Ministry of Long -Term Care, created in a given calendar year. CMHC defines a housing
start as the beginning of construction work on a building. This is usually when the
concrete has been poured for the footings or basement.
Figure 4 illustrates the number of new housing starts annually since 2010 and 5 year
moving average. The trend generally follows the number of building permits that are
issued in Kitchener.
10
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Figure 4. New Housing Starts as per CMHC, 2010-2024
4„000 3,615
3,500
3,000
2,504 2,094
2,442
2,000 1,744
1,482 •rr. ••`•
1,500 1,302 1,086 1,263 `
®®®®
1..„000 924
500
0
201..0 201..1.. 201.2 201.3 2014 2015 201..6 201..7 201..8 201.9 2020 2021 2022 2023 2024
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII New Iioi.a,sing Starts ...... 5 year moving average
To evaluate performance against the municipal housing target, the Province has
started reporting a cumulative number of additional residential units (ARUs - this is
similar to Kitchener's nomenclature of additional dwelling units and duplexes) and
new or upgraded beds in long-term care homes. These have not been reported and
are not available for the years prior to 2022.
Figure 5 illustrates new housing starts from 2010 to 2024, ARU starts and long-term
care beds in 2022 to 2024, a 5 -year moving average of total units, and annual
housing targets from 2023 to 2031. A multi-year average provides a better indication
of progress towards the housing target. The compounded annual growth rate of the
5 -year moving average for a 5 year period (2010 to 2024) is 7%. Kitchener exceeded
its 2023 assigned housing target by 39%. While the number of housing starts in 2024
is yet to be confirmed by the Province, it appears that at least approximately 95% of
the assigned housing target was met in 2024. This indicates that Kitchener is on track
to achieve and potentially exceed its assigned housing target and receive provincial
Building Faster Fund.
11
Page 145 of 187
Figure S. New Housing and ARU Starts, Long-term Care Beds, and Annual Housing Target
for Kitchener, 2010-2031
4, 500
r.},000
am
3,615 3,579
3500
3,356 1016
4083 4083 4083 4083 4083 4083
f" ousIng Tal'Ne't IIWMEEM New i lousing Stal'ts IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ARL) starts 4LTC: beds • • • • • • 5 -}Peal" fn oving avel"age
Notes:
• Total units in the figure above includes number of new housing and ARU starts as provided by CMHC, and
new or upgraded beds in long-term care homes as provided by the Ministry of Long -Term Care for 2022 and
2023 only. ARU starts and new or upgraded beds in long-term care homes is not available for years prior to
2022.
Figure 6 illustrates Kitchener's progress towards its provincially assigned housing
target of 35,000 by 2031. Since 2022, Kitchener has seen a total of 9,293 units
created, which includes new housing starts as reported by CMHC, additional
residential units, and new or upgraded beds in long-term care homes. This represents
approximately 26.5% of the housing target. 25,707 units are needed to meet the
housing target by 2031, an average of approximately 3,672 units every year.
Figure 6. Kitchener's progress towards the Municipal Housing Target, 2024
Kitchener's IVlunicipal Housing I arget
2 9'lll^w
NeW Iiousing Starts, AIRU Starts and I...FC Beds
2022 2023 1112024
12
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3 GROWTH FORECASTS & TARGETS
3.1 INTENSIFICATION TARGETS
The Growth Plan, 2006 defined the limits of the Region's Urban Area, including the
delineated Built -Up Area (BUA), and the Designated Greenfield Area (DGA). Figure 7
shows the Urban Area Boundary, the BUA, and the DGA for Kitchener. It should be
noted that in May 2024, Bill 162, Get it Done Act reinstated modifications to the
Regional Official Plan Amendment 6. This included an expansion of Kitchener's Urban
Area Boundary and DGA. Figure 7 reflects these modifications.
Figure 7. Urban Area Boundary, Built-up Area, and Designated Greenfield Area for Kitchener
The Built-up Area (BUA) represents the lands that were developed with urban uses
as of 2006 and does not change year over year. Lands within the BUA have been
used to implement and measure minimum residential intensification targets.
Intensification refers to the development of a property, site or area at a higher density
than currently exists. The residential intensification targets have been a key
component to create more compact development patterns, promote energy
13
Page 147 of 187
efficiency, provide a greater variety of housing options, and better integrate transit
and land use planning.
Kitchener's residential intensification targets have changed overtime since they were
first introduced through the 2006 Growth Plan as a Region of Waterloo intensification
target. Kitchener's current minimum residential intensification target, established
through the Region's Official Plan amendment number 6 (ROPA 6), is 60%.
It should be noted that the PPS 2024 does not carry forward the concepts of BUA,
the DGA, and the Urban Growth Centre. Further, there are no minimum residential
intensification targets established in the PPS 2024. Kitchener's current Official Plan
includes these concepts. The PPS 2024 does not preclude planning authorities from
establishing intensification targets. The intensification target as established through
ROPA 6 is in effect.
3.1.1 INTENSIFICATION LEVEL PROGRESS
Annual residential development rates by dwelling type in the BUA and DGA are
indicated for 2023 and 2024 in Table 4. The intensification level in 2023 was 69%
and in 2024 was 57%. The City expects to see "spike" (such as in 2023) and "dip"
(such as in 2024) years with respect to intensification levels as the timing of multiple
dwelling developments can affect the reported development rates in a given year for
a municipality the size of Kitchener. As we have seen in recent years, when there is
a substantial number of multiple dwelling units created in the BUA, the City's
intensification level is higher.
Table 4. Annual Residential Development Rates in the BUA and DGA by Dwelling Type, 2023
and 2024
Single Detached
137
11
148
125
6
131
Semi -Detached
4
3
7
0
8
8
Street Townhouse
18
0
18
15
0
15
Duplex'
356
332
688
264
330
594
Triplex'
029
29
0
40
40
Fourplex' 2
-
-
-
0
33
33
Detached ADU'
1
26
27
0
22
22
Cluster Townhouse
0
0
0
0
0
0
Multiple Dwellings2,3732
2,336
3,068
708
1,007
1,715
Total New Units (3)
1,248
2,737
3,985
1,112
1,446
2,558
(31%)
(69%)
(100%)
(43%)
(57%)
(100%
Notes:
1. In association with single detached, semi-detached
and street townhouse dwelling
types
2. Fourplexes have been
reported as multiple
dwellings
in the previous years
3. Includes stacked townhouse dwellings
Figure 8 illustrates the historic annual intensification levels and 5 -year average
intensification levels for the City. A multi-year average provides a better
14
Page 148 of 187
understanding, for growth monitoring purposes, of whether the City is on track to
achieve the required intensification level. This continues to indicate that the City is
on track to contribute towards, and in some years exceed, the minimum
intensification target of 60%.
Figure S. Annual Residential Intensification Levels, 2010-2024
90%
80Y.,
70%
60%
50%
40%
'AO%
20%
10%
0%
20.1.0 20LL 2.012 2013 2014 2015 2016 20.1.7 20.1.8 20L9 2020 2021 2022 2023 2024
-Intensffication Level 43% 56% 25% 58% 54% 49% 41% 44% 53% 78% 69% 58% 32% 69% 57%
5 year average I ntensi fication Level 39% 41% 39% 45% 47% 48% 45% 49% 48% 53% 57% 60% 59% 61% 57%
-Intensification Level (%) -5 year average lintensifficadon I evel
15
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Figure 9 illustrates the location of new units created in 2024 within Kitchener's BUA,
DGA and built boundary line. The figure shows that location of new units created in
2024 were spread out across the BUA and the DGA.
Figure 9. 2024 Intensification Levels
16
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3.2 DENSITY TARGETS
Kitchener's Official Plan establishes a density target of 55 residents and jobs
combined per gross hectare for areas serving primarily a residential function and 40
residents and jobs combined per gross hectare for areas serving primarily an
employment function within the Designated Greenfield Area (DGA). Designated
greenfield area (DGA) are lands within the urban area but outside of delineated built-
up areas that are designated for development and are required to accommodate
forecasted growth. Through ROPA 6, the minimum DGA density target for Kitchener
and the Region have been revised to 65 and 59 residents and jobs combined per
gross hectare by 2051, respectively (Table 5).
Table S. Minimum DGA Density Target, Kitchener and Region of Waterloo DGA
Kitchener DGA
Region of Waterloo
65
59
It is to be noted the PPS 2024 does not establish minimum density targets for DGA
but rather encourages large and fast-growing municipalities, including Kitchener, to
plan for a target of 50 residents and jobs combined per gross hectare in designated
growth areas.
Intensification areas are identified throughout the City in both the BUA and the DGA
as key locations where growth is to be focused. Kitchener's primary intensification
areas include the Urban Growth Centre (UGC), Protected Major Transit Station Areas
(PMTSA's), City Nodes, Community Nodes, and Urban Corridors. The Secondary
intensification areas include Neighbourhood Nodes, Arterial Corridors and other site-
specific opportunities. Figure 10 shows the primary and secondary intensification
areas.
17
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Figure 10. Intensification Areas in Kitchener, Kitchener Official Plan 2014
The Growth Plan, 2020 provided a minimum density target of 200 residents and jobs
combined per hectare to be achieved for Kitchener's UGC (Downtown) by 2031.
Although the Regional Official Plan notes the same density for Kitchener's UGC
(Downtown) as the Growth Plan, the Kitchener Official Plan sets a minimum density
target of 225 residents and jobs combined per gross hectare. The PPS 2024 did not
maintain the concept of an UGC and therefore does not establish a minimum density
target for Kitchener's UGC.
The Growth Plan, 2020 has further established a minimum density of 160 residents
and jobs combined per hectare for PMTSA's that are served by light rail transit or bus
rapid transit, as is the case in Kitchener. There is no timeline associated with density
Page 152 of 187
targets for PMTSA's. The density targets established for PMTSA's are carried forward
in the PPS 2024. ROPA 6 sets the same minimum target for all of the PMTSA's in
Kitchener except for the Block Line PMTSA which is to achieve a minimum density
target of 80 residents and jobs combined per hectare. Table 6 summarizes the
minimum density targets established for the UGC and the PMTSA's in Kitchener.
Table 6. Minimum Density Targets for Urban Growth Centre and Protected Major Transit
Station Areas
PMTSAs (no timing noted)
NA
Grand River Hospital
160
Central Station
160
Victoria Park and Kitchener City Hall
160
Queen plus Frederick
_
160
Kitchener Market
160
Borden
160
Mill
160
Block Line
80
Fairway
160
SDortsworld
160
3.2.1 TRACKING GROWTH IN INTENSIFICATION AREAS
3.2.1.1 Existing Measures
Table 7 quantifies the existing number of dwelling units, residents, non-residential
floor area, jobs and density measure (residents and jobs per hectare) for the primary
intensification areas within Kitchener's BUA and DGA. The non-residential floor area
and job estimates have not been adjusted to account for changes in office and work
from home trends brought on by the COVID-19 pandemic. The Region has
undertaken a workplace count survey in 2024 and it is expected that the results from
this survey (unavailable at the time of writing this report) will inform updates to the
non-residential floor area and job estimates that reflect pandemic related changes to
employment.
Interest in residential development has remained robust. The estimated density of
the Urban Growth Centre (UGC), Queen and Frederick PMTSA, and Victoria Park and
Kitchener City Hall PMTSA is 220 RJs/ha, 194 RJs/ha, and 137 RJs/ha respectively in
2024. The Queen and Frederick PMTSA has already met its density target of 160
RJs/ha.
19
Page 153 of 187
Table 7. Existing Measures for Primary Intensification Areas
11
Urban
1 s
Growth
Centres z
107
5,169
8,349
0
841,264
1
15,233
220
PMTSAs
715
14,523
29,460
1,685,926
25,189
76
Grand River Hospital
84
1,621
3,474
203,964
3,964
88
Central Station
68
1,235
2,646
278,132
3,456
89
Victoria Park and
Kitchener City Hal 12
59
2,040
3,791
502,413
4,311
137
Queen and Frederick
45
2,160
4,29
164,523
4,588
194
Kitchener Market
49
1,463
3,138
58,385
838
81
Borden
51
537
1,236
105,864
1,181
48
--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Mill
89
1,131
2,736
161,240
1,000
42
Block Line
99
1,803
3,484
46,193
717
42
Fairway
92
2,342
4,286
101,782
2,913
78
Sportsworld
79
191
540
63,430
2,220
35
City Y
165
792
1,451
63,604
3,248
28
Community Nodes
234
3,868
6,933
87,665
3,813
46
Urban Corridors
280
2,143
4,026
248,338
6,636
38
Total for Primary
Intensification Areas2
1 394
21 326
41 869
2 085 533
38 886
'
58
Notes:
1. UGC Data is provided by the Region based on Census, building permit and workplace count statistics. Job
estimate for the UGC is for 2021 and is based on Census 2016. The estimate has not been adjusted because
of accuracy concerns for employment data with Census 2021 undertaken during Provincial lockdown.
2. Boundary for the Urban Growth Centre overlaps with the boundary of the Central Station, Victoria Park and
Kitchener City Hall, and the Queen plus Frederick PMTSA boundaries. Therefore, Urban Growth Centre data
has not been included in the subtotal for primary intensification areas.
3.2.1.2 Capacity for New Growth
Table 8 explores the estimated potential for accommodating new development within
the primary intensification areas based on existing zoning only.
The primary intensification areas are well positioned with the existing zoning in place
to accommodate some of the projected growth in Kitchener. New development
applications and land use/zoning reviews such as the Growing Together project and
on-going secondary planning work will continue to refine the planning framework and
add to the capacity to accommodate growth in these areas.
20
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Table 8. Additional Capacity Measures for Primary Intensification Areas
50% Scenario
The maximum amount of development permitted in the as -of -right zoning represents the
City's total capacity to accommodate growth given current planning tools. It is anticipated
that only some parcels within intensification areas will be redeveloped within the short or
medium term for a variety of reasons. Some parcels will be developed at lower densities than
the maximum permitted by zoning. Still others will receive zoning by-law amendments to
exceed these maximums. In order to account for these factors, this report evaluates 50% of
the maximum permitted by zoning as a reasonable estimate or proxy of opportunities for
growth. As -of -right zoning permissions do not include any changes to zoning proposed
through Growing Together project as it is under appeal.
Urban
Growth
INN=
Centre' 107 1,811 3,200 233,936
9,216
116
Major Transit Station
Area S2 715 12,065 22,614 824,915
27,128
70
Grand River Hospital 84 1,394 2,554 76,317
2,893
65
Central Station' 68 1,608 3,069 142,058
4,867
116
Victoria Park and
Kitchener City Hall' 59 1,148 2,073 52,229
3,306
91
Queen plus Frederick' 45 945 1,894 124,370
4,295
138
Kitchener Market 49 1,104 1,970 59,130
1,946
80
Borden 51 1,593 2,848 102,1232,980
115
Mill 89 2,158 3,981 32,122
1,879
66
Block Line 99 1,332 2,511 143,397
2,959
55
Fairway 92 390 1,012 18,703
695
19
Sportsworld 79 393 703 74,465
1,308
26
City Y 165 4,011 7,193 603,950
12,874
122
Community Nodes 234 9,026 16,686 655,141
17,937
148
Urban Corridors 280 5,150 9,526 395,065
10,097
70
Total for Primary 1,394 30,251 56,019 2,479,071
Intensification Areas'
68,036
89
Notes:
1. Boundary for the Urban Growth Centre overlaps with the boundary of the Central Station, Victoria Park and
Kitchener City Hall, and the Queen plus Frederick PMTSA boundaries. Therefore, Urban Growth Centre data
has not been included in the subtotal for primary intensification areas.
2. Additional capacity measures for MTSAs do not account as -of -right zoning permissions through the Growing
Together project as it is under appeal.
Table 9 provides an account of the total number of dwelling units,
residents, non-
residential floor area, jobs and density measure (residents and jobs
per hectare) for
the primary intensification areas within Kitchener's BUA and DGA.
Given the additional opportunities for redevelopment, based on existing zoning, there
is capacity and potential to accommodate more people and jobs within
Kitchener's
primary intensification areas.
21
Page 155 of 187
The UGC is well positioned to achieve its density target of 225 residents and jobs per
hectare. Further, six (6) PMTSAs (Central Station, Victoria Park and Kitchener City
Hall, Queen plus Frederick, Kitchener Market, Borden, and Block Line) are also well
positioned to meet the prescribed minimum density targets based on the current
zoning. However, four (4) PMTSAs (Grand River Hospital, Mill, Fairway, and
Sportsworld) may not be able to achieve their prescribed density target of 160
residents and jobs per hectare. These estimates are based on current zoning and do
not take into account the zoning framework for the PMTSAs through the Growing
Together project. Growing Together West has been approved but is not yet in effect
and at this time Council's consideration of updated land use and zoning for Growing
Together East is expected in early Q2 2025. When new zoning regulations come into
effect, the City will be well positioned to meet or exceed its minimum density targets
for all of the PMTSAs.
Other primary intensification areas do not have assigned density targets but add
considerable population and employment to contribute to Kitchener's growth
allocation.
Table 9. Total Measures (Existing + Additional Capacity) for Primary Intensification Areas
Urban
Growth
Centre'
107
6,980
11,549
mom
1,075,200
24,449
336
Major Transit Station
Areas2715
26,588
52,074
2,510,841
52,317
146
Grand River Hospital
84
3,015
6,028
280,281
6,858
153
Central Station'
68
2,843
5,715
420,190
8,323
205
Victoria Park and
Kitchener City Hall'
59
3,188
5,864
554,642
7,616
228
Queen plus Frederick'
45
3,105
6,023
288,893
8,883
332
Kitchener Market
49
2,567
5,108
117,515
2,784
160
Borden
51
2,130
4,085
207,987
4,161
162
Mill
89
3,289
6,717
193,362
2,880
108
Block Line
99
3,135
5,994
189,590
3,676
97
Fairway
92
2,732
5,298
120,485
3,608
97
Sportsworld
79
584
1,243
137,895
3,528
61
City Nodes
165
4,803
8,645
6671554
16,122
150
Community Nodes
........Urban
234
12,894
23,618
742,806
21,750
194
Corridors
280
7,293
13,552
643,403
16,733
108
Total for Primary
Intensification Areas''
- 11.
1,394
51,577
97,888
4,564,604
106 922
. .
147
Notes:
1. Boundary for the Urban
Growth Centre overlaps with
the boundary of the Central Station,
Victoria Park and
Kitchener City Hall, and
the Queen plus
Frederick PMTSA boundaries. Therefore, Urban
Growth Centre data
has not been included in the subtotal for primary intensification
areas.
2. Additional capacity measures
for MTSAs
do not account
as -of -right zoning permissions through
the Growing
Together project as it is
under appeal.
22
Page 156 of 187
3.3 ESTIMATED LAND SUPPLY
The estimated land supply for Kitchener is a total of the potential capacity within the
primary or secondary intensification areas, and the potential supply from registered,
draft approved and in -circulation subdivisions. As development moves from raw land
through the development approvals stage and eventually to construction, the land
supply estimates become more accurate.
Table 10 illustrates that the City's land supply includes a potential capacity of
approximately 45,810 dwelling units and 2.97 million square metres of non-
residential floor space.
The estimated supply of dwelling units and non-residential floor space is further
anticipated to increase once zoning is updated based on land use/zoning reviews such
as the Growing Together project comes into effect and on-going secondary planning
work. Timing of development from the estimated supply of units, however, is
influenced by many factors including infrastructure timing, landowner priorities and
market forces.
Table 10. Estimated Land Supply (capacity of lands within the urban area boundary)
3.4 POPULATION AND EMPLOYMENT ALLOCATION
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (the Growth
Plan, 2020) provided population and employment forecasts for all upper -tier and
single -tier municipalities in the Greater Golden Horseshoe area (GGH). The growth
forecasts are further allocated to area municipalities by the Region.
The Region's and Kitchener's population and employment allocation as per Regional
Official Plan Amendment No. 6 (ROPA 6), is identified in Table 11. Kitchener is
forecast to grow to 409,200 people and 170,500 jobs by 2051 representing an
increase of about 52 percent and 54 percent respectively between 2021 and 2051.
Population and employment forecasts are being updated as part of City of Kitchener's
new Official Plan. These forecasts will be used as the basis for planning and managing
growth to 2051.
Table 11. Population and Employment Forecasts Allocation
Notes:
23
Page 157 of 187
2021 2051 2021 2051
City of Kitchener 269,100 409,200 111,000 170,500
Other Area Municipalities 347,900 513,800 191,000 299,500
Region of Waterloo 617,000 923,000 302,000 470,000
1. Population figures in this table show census -based population plus four percent under coverage. As such, it
does not include university and college students who temporarily reside in the Region (either in student
residences or other accommodation) to study at post -secondary institutions.
2. All population and employment in this table represent mid -year figures.
Table 12 compares the current population and employment capacity with the
population and employment allocations provided by the Region of Waterloo.
Kitchener's 2024 mid -year population estimated by the Region is now 283,606 with
approximately 2,700 more people than reported in mid -year 2023. Table 12 also
estimates that the City has an existing supply/capacity of developable land to
accommodate more jobs than the 2051 employment allocation by the Region.
However, it shows that there is a shortfall with respect to 2051 population allocation
by the Region.
As previously discussed in this report, the estimated capacity for Kitchener is based
on existing zoning. It does not include zoning updates anticipated through land use
/ zoning reviews such as the Growing Together West project (under appeal), Growth
Together East (Council consideration expected early Q2 2025) and on-going
secondary planning work. Further, this report is based on intensification areas
established as per the 2014 Official Plan that uses a 2031 planning horizon. There is
sufficient zoned capacity to meet the City's 2031 population forecast of 319,500.
Additionally, updated planning permissions will occur as part of Kitchener's new
Official Plan project: Kitchener 2051, and ongoing secondary planning work in the
Dundee area of southwest Kitchener and Hidden Valley. This ongoing work will ensure
that there are sufficient opportunities to accommodate planned residential growth
within the urban area boundary to 2051.
Table 12. Population Allocation vs. Estimated Capacity
24
Page 158 of 187
Existing' 283,606
108,234
Capacity 90,118
77,372
Total 373,724
185,606
2051 Allocation 409,200
170,500
Difference (shortfall) (35,476)
15,106
Notes:
1. Unofficial interim population and employment estimate as of mid -year
2024, Region of Waterloo
24
Page 158 of 187
4 CONCLUSION
Kitchener has set the stage to achieve and potentially exceed its 2031 housing target
through its planning approvals, efficient processes, investments in supporting
infrastructure and updating to our planning framework. Building these housing units
falls primarily to the private sector. While the number of housing starts is yet to be
confirmed by the Province, it appears that at least approximately 95% of the housing
target was met in 2024. However, economic and market headwinds put the
achievement of the City housing starts in the next couple of years in question.
In 2024, building permits were issued for a total of 2,558 new residential units. A
broad range of housing types have been developed in 2024 with 67% as multiple
dwelling types (86% of multiple dwelling units were in the form of low to mid rise
buildings - representing 58% of the total new units), and 33% in single -detached,
semi-detached, townhouses, duplex, triplex and detached additional dwelling types.
Although the development of duplex dwelling units and detached ADUs has declined
in 2024 compared to 2023, the development of triplexes has seen an increase.
The City's 2024 intensification level and the 5 -year average intensification level is
57% indicating that the City is on track to contribute towards, and in some years
exceed, the minimum intensification target of 60%.
The number of residents and jobs per hectare (RJs/ha) in the Urban Growth Centre
(Downtown) is 220 RJs/ha, surpassing the provincially mandated minimum target of
200 RJs/ha by 2031, and approaching the City's higher Official Plan minimum target
of 225 RJs/ha by 2031. Further, the estimated density of the Queen and Frederick
Protected Major Transit Station Area is 194 RJs/ha, exceeding its minimum density
target of 160 RJs/ha.
It is anticipated that the City's growth management program, including the strategy,
framework and dynamic tracking and monitoring system, will be updated in future
years to reflect: changes to provincial legislation; and, the City's new Official Plan.
With updates to land uses and zoning within Kitchener's protected major transit
station areas, land use reviews that will occur as part of Kitchener's new Official Plan,
and ongoing secondary planning work in the Dundee area of southwest Kitchener and
Hidden Valley, there continues to be sufficient opportunities to accommodate planned
residential and employment growth to 2051.
25
Page 159 of 187
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 17, 2025
SUBMITTED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
PREPARED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Natalie Goss, Manager Policy & Research, 519-783-8933
Janine Oosterveld, Manager Customer Experience & Project
Management, 519-783-8942
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
WARD(S) INVOLVED: All
DATE OF REPORT: March 3, 2025
REPORT NO.: DSD -2025-089
SUBJECT: Quarterly Report (Q1) - Planning and Housing Policy Division &
Development and Housing Approvals Division - Significant
Planning Applications, Policy Projects, Affordable Housing
Projects, and Housing Pledge Update
RECOMMENDATION:
For information.
REPORT HIGHLIGHTS:
The purpose of this report is to provide an update of significant development applications, policy
projects, affordable housing projects and significant projects to streamline and remove barriers
as well as our housing pledge update. Not all work that is currently being undertaken by the
Planning and Housing Policy, and Development and Housing Approvals Divisions is captured
in this report, rather a snapshot of significant work is captured.
Planning staff provide a quarterly update report every March, June, September, and December
of each year of all current significant development applications. It is important to be providing
greater transparency on significant development applications with the community and Council.
The key findings of this report include:
o Since signing the Housing Pledge in March 2023, Kitchener Council has approved
Official Plan Amendment and/or Zoning By-law Amendment applications for projects
which propose 15,386 dwelling units (43.96% of housing pledge), Planning staff have
issued final site plan approval for 5,034 dwelling units and building staff have issued
building permits for 5,432 dwelling units.
o Five initiatives associated with the Housing Accelerator Fund (HAF) have received a
Council decision: Growing Together, Inclusionary Zoning, Enabling 4 Units, the
Affordable Rental and Co-op Housing Incentives Pilot Program, and endorsement of
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 160 of 187
the land transaction to donate a City -owned parcel at River Road and Ottawa Street
North for affordable owner occupied units. The other four initiatives are underway with
various milestones anticipated over the coming months.
o The Affordable Rental and Co-op Housing Incentives Pilot Program has awarded $1.4
million in funding among five projects to date.
o Extensive work continues to streamline development approvals, meet provincially
mandated timelines and support excellent customer service with the current priority
as site plan folder updates and preparation for the public portal.
There are no financial implications with this report.
Community engagement is undertaken for each development application and project, which
varies for each.
This report supports the delivery of core services.
REPORT:
Since December of 2021, Planning staff have provided a quarterly update report every March, June,
September, and December of all current significant development applications. This report, and future
quarterly reports, include the following:
• Progress and next steps for Kitchener's Housing Accelerator Fund initiatives;
• Progress and next steps for major planning policy projects;
• A summary of development applications that include affordable housing;
• Updates on significant initiatives to remove barriers and streamline processes to support the
development of housing;
• Housing Pledge reporting - Development application data required to be reported under a
new Provincial regulation — Ontario Regulation 73/23 — Municipal Planning Data Reporting.
It is important to be providing greater transparency on significant development applications with the
community and Council. Attached to this report, the Significant Planning Applications Quarterly
Report (Q1 2025) provides a summary of the current Planning applications under review at the time
of the preparation of this report (Attachment A).
The current significant development applications section includes Subdivision, Official Plan
Amendment, and Zoning By-law Amendments that have not received final approval. These are the
bulk of the applications that Planning staff consult with the community on an application specific
basis. Significant development applications include property specific proposals as well as new
greenfield communities (subdivisions). Additional details on the development applications can be
found using the online mapping tool available at www.kitchener.ca/planningapplications.
Kitchener's Housing Accelerator Fund Initiatives
In November 2023 Kitchener was awarded $42.4 million, payable in 4 annual installments, as part
of the Federal government's Housing Accelerator Fund to help deliver more affordable housing in
our community. Nine action plan initiatives are part of Kitchener's Housing Accelerator Fund and
they include the delivery of:
• Growing Together West: planning framework updates in Kitchener's western protected
major transit station areas;
• Growing Together East: planning framework updates in Kitchener's eastern protected
major transit station areas;
• Growing Together West Inclusionary Zoning;
• Affordable Housing Construction Offset on City -Owned Lands Incentive
• Not -for -Profit Affordable Rental and Co-op Housing Incentive Pilot;
• Enabling 4 Units — additional dwelling unit implementation;
• Strategic land acquisition and supporting infrastructure;
• A climate adaptation plan as an input into Kitchener's new Official Plan; and,
• A housing needs assessment
Page 161 of 187
Attachment B provides a description of each initiative, status, next steps and target completion.
Major Planning Projects
There are currently 12 planning projects underway or that have been recently completed spanning
a wide range of topics. These include:
• Comprehensive Zoning By-law Review
• High Performance Development Standards
• Housing for All implementation
• Kitchener 2051 -New Official Plan
• Review of Provincial legislation, policies and plans
• Tree Conservation Tools Review
• Urban Design Manual Review
• Hidden Valley Secondary Plan
• Growing Together (Major Transit Station Area) Planning Framework review — West MTSAs
and East MTSAs
• Dundee Secondary Plan
• Inclusionary Zoning
Attachment C provides a description of each project, status, next steps, and target completion.
Development Applications — Affordable Housing
With a strong focus on the housing crisis, this report also includes a summary of the 2025 current
projects that include affordable housing, that are either under review, have received approvals this
year to start construction or are under construction. To address provincial directives, streamline
development approvals and support excellent customer service, the report also provides an update
on significant process improvements underway in 2025 (Attachment D).
Housing Pledge Reporting
As part of the More Homes for Everyone Act, 2022 (Bill 109), the Planning Act was amended to give
the Minister of Municipal Affairs and Housing the authority to require municipalities to report
information on planning matters (Section 64). On April 6 2023, the Province implemented Ontario
Regulation 73/23 - Municipal Planning Data Reporting requiring Ontario's largest and fastest-
growing municipalities, which includes the City of Kitchener, to report development application
information on a quarterly basis (as per Schedule 2 of the regulation) and additional information on
an annual basis (as per Schedule 3 of the regulation). In January 2025, the province amended
Ontario Regulation 73/23 introducing new reporting requirements, including a new quarterly
summary report (as per Schedule 4 of the regulation) which is required to be posted and maintained
on a municipality's website for five years.
The City's quarterly report data includes the following development application types:
• Official Plan Amendments,
• Zoning By-law Amendments,
• Site Plan Applications,
• Minor Variances,
• Land Severances (Consents),
• Plan of Subdivisions,
• Plan of Condominiums,
• Community Infrastructure and Housing Accelerator Orders, and
• Minister's Zoning Orders
The report data must include the following:
• application identifiers (application ID and address);
Page 162 of 187
application details, as applicable (date application submitted, date application deemed
complete, application status, date of withdrawal, date of decision, date of adoption/passing,
date of registration, number of suggested future residential units/lots);
heritage information for the subject property as applicable (listed under section 27 (3) of the
Ontario Heritage Act, designated to be of cultural heritage value or interest, subject to
easement or covenant under Section 37 of the Ontario Heritage Act, within a heritage
conservation district area); and,
appeal information if applicable (third party appeal, type of appeal, date of appeal, date of
appeal decision).
The data gathered by the Province is being used to measure progress towards various Housing
Supply Action Plan commitments and will also provide the information needed to support informed,
evidence -based decisions around housing and planning policy. The regulation also complements
the Province's initiative of developing standards and achieving consistency for exchange of data
required for development applications.
The City of Kitchener has submitted quarterly development application data to the Province since
June 2023. The Q4 2024 quarterly planning data reports to the Province are attached to this report
(Attachment E).
On an annual basis, each year by March 31 It, Kitchener is required to report geospatial data for the
following areas:
• Strategic Growth Areas
• Employment Areas
• Employment Area conversions
• Major Transit Station Area boundaries
• Settlement Area boundaries, and
• Designated Serviced Land Supply
This information will be submitted to the Province as required and new reporting requirements will
be reflected in quarterly and annual reports for 2025.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting.
CONSULT — Significant development application specific engagements are undertaken for Official
Plan Amendment, Zoning By-law, and Subdivision applications. Engagement includes mailing
postcards to property owners and occupants of all buildings within 240 metres of the subject lands,
publishing a newspaper notice when the application is first circulated and when the statutory public
meeting is scheduled, as well as informal community meetings including Neighbourhood Meetings
and/or site walks. A large plain language sign is also posted on the property.
Page 163 of 187
For planning policy projects, community engagement plans are developed and implemented to
ensure fulsome, tailored engagement occurs early and throughout each project at a level
commensurate with the scope of the project.
PREVIOUS REPORTS/AUTHORITIES:
There are no previous reports/authorities related to this matter.
APPROVED BY: Justin Readman — General Manager, Development Services
ATTACHMENTS:
Attachment A — Significant Planning Applications Quarterly Report (Q1 2025)
Attachment B — Housing Accelerator Fund Projects (Q1 2025)
Attachment C — Significant Planning Projects (Q1 2025)
Attachment D — Affordable Housing and Significant Streamlining Projects (Q1 2025)
Attachment E — Provincial O. Reg 73/23 Q4 2024 Quarterly Planning Data Report
Page 164 of 187
Attachment A — Significant Planning Applications Quarterly Report (Q1 2025)
Current Significant Development Applications
Subdivision (SA), Official Plan Amendment (OPA), Zoning By-law Amendment (ZBA)
WARD 1
26 STANLEY AVENUE & 31 SCHWEITZER STREET
Proposal: A Draft Plan of Vacant Land Condominium to develop the vacant lands containing 62 semi-
detached and 51 townhouse dwelling units. Each dwelling unit area will have a garage and driveway and there
are 47 surface visitor parking spaces. Surface parking, amenity area, and private roadway comprise the
common element areas.
File Number: 30CDM-24215 Description: A vacant land plan of condominium consisting of semi-
detached and townhouse dwellings.
Application Type: CD Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA21/19/S/BB Description: To rezone the lands from R-4 and R-5 in By-law 85-1 to
RES -5 in By-law 2019-051.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman Neighbourhood Meeting Date: May 31, 2022. October 15, 2024
Owner: Newo Holdings Limited Applicant: GSP Group Inc.
Update Since Last Quarterly Report: The subdivision application was withdrawn and a vacant land plan of
condominium is now proposed. A second Neighbourhood Meeting was held on October 15, 2024 outlining the
revised proposal. Planning Staff and the Applicant are considering input provided at the Neighbourhood
Meeting.
WARD 2 New Application
468 TRUSSLER RD
Proposal: A three and a half storey building containing 16 dwelling units. Access to the development is
proposed off Arlington Boulevard, which will lead to a surface parking area containing a total of 8 parking
stalls.
File Number: OPA24/016/A/BB
Description: To permit a Floor Space Ratio (FSR) of 0.84.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA24/031/A/BB
Description: To rezone the subject lands from `RES -2' to `RES -5' with
site-specific regulations to allow a multiple dwelling (stacked
townhouses) with an interior side yard setback of 2.34 metres, a FSR
of 0.84 and 8 parking spaces inclusive of visitor.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman
Neighbourhood Meeting Date: February 5, 2025
Owner: 2597316 ONTARIO CORP
Applicant: K. Smart Associates
Update Since Last Quarterly Report:
This is a new application and is under review.
Page 165 of 187
WARD 3
808 & 836 COURTLAND AVE E
Proposal: A mixed-use development containing 3 high-rise residential towers (22, 27 and 30 storeys),
situated on a shared podium (977 dwelling
units). The podium contains commercial uses (532.1m2). 509
parking spaces and 733 bicycle parking
spaces are proposed.
File Number: OPA24/011/C/AP
Description: The Official Plan Amendment is proposing the change
to high rise residential, designate a future park area as open space,
the land use designation from Commercial and General Industrial
and to adjust the limits of wooded areas designated as open space.
Employment to High Density Residential with a Site Specific Policy
Status: This application has been circulated and Planning staff are
to permit a Floor Space Ratio of 7.0.
Application Type: OPA
Status: This application has been circulated and Planning staff are
Description: To change the zoning from Restricted Business Park (B-
accepting and reviewing comments.
File Number: ZBA24/023/C/AP
Description: The Zoning By-law Amendment proposes to change the
Status: This application has been circulated and Planning staff are
zoning from C-6, 1 R, 73R, 76U & M-2, 29R (By-law 85-1) to RES -7
accepting and reviewing comments.
with a Site Specific Provision to permit restaurant and retail use,
Description: The plan of subdivision includes single detached, street
reduce certain setbacks, allow a Floor Space Ratio of 7.0, increase
townhouses & multiple dwellings along with parkland open space &
the maximum building height to 102.6 metres / 30 storeys, and add
stormwater management facilities.
certain design -related regulations (By-law 2019-051).
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
accepting and reviewing comments.
Staff Contact: Eric Schneider
Neighbourhood Meeting Date: October 23, 2024
Owner: 808 Courtland GP Inc.
Applicant: Zehr Group
Update Since Last Quarterly Report: New Application. This application has been circulated and Planning staff
are accepting and reviewing comments.
WARD 5
ROCKCLIFFE DR (FREURE SOUTH)
Proposal: A new community with 471
new residential units including single detached, street townhouses &
multiple dwellings. Parkland open space
& stormwater management facilities are also proposed.
File Number: OP16/001/R/KA
Description: To change the designation of the easterly portion of land
to high rise residential, designate a future park area as open space,
and to adjust the limits of wooded areas designated as open space.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZC16/009/R/KA
Description: To change the zoning from Restricted Business Park (B-
2) to residential and natural heritage conservation zones.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: 30T-16201
Description: The plan of subdivision includes single detached, street
townhouses & multiple dwellings along with parkland open space &
stormwater management facilities.
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: TBD
Owner: FREURE DEVELOPMENTS
Applicant: MHBC PLANNING LTD
LIMITED
Update Since Last Quarter) Report: No update. Archeological assessment work continues.
Page 166 of 187
WARD 5 New Application
468 TRUSSLER RD
Proposal: To remove Official Plan policies and Zoning By-law regulations which requires Minimum Distance
Separation (MDS) standards from
a nearby equestrian centre to permit the lands to be developed with low
rise multiple residential development.
File Number: OPA24/015/T/AP
Description: To delete Specific Policy Area 24 and associated Site
Industrial Employment to a Neighbourhood Node
Specific Policy 15.D.12.24, which says, "Any development within the
Status: This application has been circulated and Planning staff are
identified area will comply with the Minimum Distance Separation
accepting and reviewing comments.
Formulae for any equestrian facility located west of Trussler Road in
Description: To amend the zoning from EMP -1 (177) to MIX -1 with
Wilmot Township."
Application Type: OPA
Status: This application has been circulated and Planning staff are
of visitor parking.
accepting and reviewing comments.
File Number: ZBA24/010/T/AP
Description: An application for a Zoning By-law Amendment has
accepting and reviewing comments.
been received to remove Holding Provision 30H which require MDS
Neighbourhood Meeting Date: January 9, 2025
compliance related to odours generated by the nearby equestrian
Applicant: Up Consulting Ltd.
centre.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell
Neighbourhood Meeting Date: TBD
Owner: Activa Holdings Inc.
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report:
This is a new application and is under review.
WARD 8 New Application
288 — 292 LAWRENCE AVE
Proposal: A 3 -storey multiple dwelling with 18 units and 18 parking spaces
File Number: OPA24/014/L/BB
Description: An Official Plan Amendment is required from General
Industrial to Mixed Use along with changing the Urban Structure from
Industrial Employment to a Neighbourhood Node
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA24/030/L/BB
Description: To amend the zoning from EMP -1 (177) to MIX -1 with
a site-specific regulation to allow 1 parking space per unit inclusive
of visitor parking.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman
Neighbourhood Meeting Date: January 9, 2025
Owner: MSEE INC.
Applicant: Up Consulting Ltd.
Update Since Last Quarterly Report:
This is a new application and is under review.
Page 167 of 187
WARD 9
50 BORDEN AVE S
Proposal: a mixed-use development consisting of two towers (57 storeys and 51 storeys in height) having
1,224 dwelling units and 7,240 m2 of commercial and institutional space.
File Number: OPA23/004/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
Description: The applicant is now proposing to amend the
(FSR) of 16.1, a reduced rear yard setback, and a parking reduction
designation to High Density Commercial Residential with a Special
to permit 618 parking spaces
Application Type: OPA
Status: This application has been circulated and Planning staff are
Status: Under appeal
accepting and reviewing comments.
File Number: ZBA22/008/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
Residential Three (CR -3) in Zoning By-law 85-1. The applicant is
(FSR) of 16.1, a reduced rear yard setback, and a parking reduction
proposing the same base zone with site specific special regulations
to permit 618 parking spaces
Application Type: ZBA
Status: This application has been circulated and Planning staff are
Space Ratio to 7.8, To require a minimum ground floor fagade height
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: June 6, 2023
Owner: Woodhouse Investments Inc
Applicant: IBI Group
Update Since Last Quarterly Report: No update. This application has been circulated and Planning staff are
accepting and reviewing comments.
parking spaces.
WARD 10
22 WEBER ST W
Proposal: A 19 -storey multiple residential building with 162 units, including 25 barrier free units. A total of 24
parking spaces are proposed at grade.
File Number: OPA20/005/W/JVW
Description: The applicant is now proposing to amend the
designation to High Density Commercial Residential with a Special
Policy Area in order to permit a floor space ratio (FSR) of 7.8.
Application Type: OPA
Status: Under appeal
File Number: ZBA20/013/W/JVW
Description: The subject lands are currently zoned Commercial
Residential Three (CR -3) in Zoning By-law 85-1. The applicant is
proposing the same base zone with site specific special regulations
to permit; an increase in height to 19 storeys, an increase in Floor
Space Ratio to 7.8, To require a minimum ground floor fagade height
of 4.5m, to reduce the required minimum landscaped area required
from 10% to 8%, to reduce front and rear yard setbacks, and to
reduce the required on-site parking to 24 spaces, including 8 visitor
parking spaces.
Application Type: ZBA
Status: Under appeal
Staff Contact: Garett Stevenson
Neighbourhood Meeting Date: Sept. 8, 2021 & March 3, 2022.
Owner: 30 DUKE STREET LIMITED
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: A hearing has been scheduled for April 22 — May 6, 2025.
Page 168 of 187
WARD 10 New Applications
20 VICTORIA MARIE COURT VICTORIA COMMON
Proposal: The final phase of the `Victoria Common' development, consisting of 3 towers, with building heights
of 21, 33, and 35 storeys (maximum 110m). The proposal would add approximately 1,151 dwelling units,
ranging from studios to 3 -bedroom units. A Floor Space Ratio of 5.21 is proposed for the subject lands, which
would result in 2.0 FSR for the overall development. An outdoor, linear amenity space of approximately
1,737m2 is proposed, along with 1,747m2 of indoor amenity space across the subject lands. Predominantly
underground parking is proposed.
File Number: OPA25/001/V/AP Description: To amend the existing Specific Policy Area that applies
to the subject lands.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: Description: To amend the existing Site Specific Provision that
applies to the subject lands
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: March 25, 2025
Owner: i2 Developments (Victoria Applicant: MHBC PLANNING LTD
Common) Inc.
Update Since Last Quarterly Report: This is a new application. A neighbourhood information meeting is
planned for March 25, 2025. This application has been circulated and Planning staff are accepting and
reviewing comments.
924-944 KING STREET EAST
Proposal: A high-density, mixed-use development with 341 dwelling units, two commercial units, and a height
of 28 -storeys.
File Number: ZBA25/001/K/EW
Description: To amend the Zoning By-law from Mixed Use Corridor
(MU -2) to Mixed Use Corridor (MU -3) with site specific provisions in
Zoning By-law 85-1, or amend from SGA -2 to SGA -3 in Zoning By-
law 2019-051 should it come into force and effect during the review
process. Site-specific provisions are requested for an increased
Floor Space Ratio, increased height, parking requirement reduction,
and rear yard setback.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Evan Wittmann
Neighbourhood Meeting Date: February 19, 2025
Owner: 1000100206 and 1000187534
Applicant: GSP Group Inc.
Ontario Inc..
Update Since Last Quarterly Report: This is a new application. This application has been circulated and
Planning staff are accepting and reviewing comments.
Page 169 of 187
Attachment B — Housing Accelerator Fund Projects
Current Housing Accelerator Fund Projects Quarter 1, 2025 Update
CITY-WIDE
Affordable Housing Construction Offset on City -owned Lands
Description: This initiative involves looking for new opportunities to provide lands for below-market rental and
ownership housing and working directly with affordable housing providers to access the lands and collaborate
on the delivery of affordable or supportive housing projects.
Current Status: In April 2024, Council agreed to donate a property at 1035 Ottawa St
IN PROGRESS to be used as part of the Build Now Initiative and achieve at least 63
units for affordable home ownership.
In late 2024, Council agreed to lease a parcel of land on Wellington
Street to a non-profit housing provider.
Next Steps. Staff plan to bring a report to Council on next steps in Q2 2025.
Project Lead: Target Completion: 2026
Rosa Bustamante — Director of
Planning and Housing Policy
Affordable Rental & Co-op Housing
Incentive Pilot Program
Description: With the support of Kitchener's Housing Accelerator Fund, this project aims to establish a
financial incentives pilot program to
assist with the predevelopment costs of building new not-for-profit
affordable rental and co-op housing units.
Current Status:
In April 2024, Council approved this grant program which formally
IN PROGRESS
launched in June 2024. The first 5 projects have been approved
totalling 140 units, with $1.4M now allocated.
Next Steps:
There are currently 2 applications in progress. Staff are preparing
additional external communications to ensure that there is strong
uptake for the program.
Project Lead:
Target Completion:
Oluseyi Ojurongbe — Project Manager
Q3 2026 Conclusion of the pilot program
Enabling 4 Units
Description: In response to Council's motion at the October 16, 2023 Council meeting, staff are undertaking
a review of zoning bylaw amendments that would enable up to four units on a lot which currently permit a
single detached, semi-detached or street fronting townhouse dwelling for a Council decision in Q1 2024.
Current Status: On March 25, 2024, Council approved an Official Plan amendment
COMPLETE and Zoning By-law amendment to enable 4 units as -of -right city-
wide which is now in effect. With the support of the Housing
Accelerator Fund, a staff working team undertook an
implementation strategy that included streamlining processes, and
fall education and awareness campaign that included a Guide to
Addition Dwelling Units coupled with a social media campaign,
information webinars and a pop-up Planning and Building service
counter at the Kitchener Farmers Market. The Guide and webinar
are available on the City's website: „Iklitclrieirieir..ca/Alf'.)Us
............................................................................................................................
Next Steps: This project is now complete. Staff will continue to monitor building
permit applications and seek ways to support uptake of these units
through streamlining processes and public education and
awareness.
Project Lead: Completed in 03 2024 (including post -decision implementation)
Katie Anderl — Project Manager
Page 170 of 187
Strategic Land Acquisition and Supporting Infrastructure
Description: This initiative will involve acquiring lands for the purposes of affordable housing development
with a focus on lands within the major transit station areas and working with affordable housing provides to
collaborate on the delivery of affordable housing and necessary related community infrastructure.
Current Status: Staff are reviewing potential opportunity sites that would satisfy the
IN PROGRESS criteria for affordable housing projects.
Next Steps: Staff will continue to explore potential land acquisition opportunities.
Project Lead: Target Completion: Ongoing
Rosa Bustamante — Director of
Planning and Housing Policy
Climate Adaptation Plan
Description: This initiative includes the development of a climate adaptation plan that will be used in the short
term to inform land use policy updates for the next Official Plan.
Current Status:
As part of the Official Plan project, the project team is working closely
IN PROGRESS
with the retained consultants to complete this initiative.
Next Steps:
The project team will continue to work closely with the retained
The project team has worked closely with consultants to advance
consultants throughout 2024 and 2025 to complete this initiative.
Project Lead:
Target Completion: Q2 2026
Janine Oosterveld — Manager,
Customer Experience and Project
Project Lead:
Management
Lucas Van Meer -Mass — Senior
Housing Needs Assessment
Description: This initiative includes the preparation of a Housing Needs Assessment for the City of Kitchener
which will be used to inform housing
-related initiatives and land use policy updates for the next Official Plan.
Current Status:
The project team has been established as part of the Official Plan
IN PROGRESS
project and consultants have been retained to help deliver this work.
The project team has worked closely with consultants to advance
work on this initiative.
Next Steps:
The final report is expected to be delivered in support of the Official
Plan in Q2 2025.
Project Lead:
Target Completion: Q4 2025
Lucas Van Meer -Mass — Senior
Planner (Housing)
WARD 1 — There are no Ward 1 specific projects at this time.
WARD 2 — There are no Ward 2 specific projects at this time.
WARD 3
Growing Together East Major Transit Station Area Planning Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major Transit Station Areas.
Current Status: Draft land use and zoning were tabled for community and
IN PROGRESS collaborator conversations in February 2025.
Next Steps: An Official Plan and Zoning By-law amendments will be considered
by Council for decision in April 2025.
Project Lead: Target Completion: Q2 2025
Adam Clark — Senior Urban Designer
(Architecture & Urban Form)
Page 171 of 187
WARD 4 — There are no Ward 1 specific projects at this time.
WARD 5 — There are no Ward 2 specific projects at this time.
WARD 6 — There are no Ward 1 specific projects at this time.
WARD 7 — There are no Ward 2 specific projects at this time.
WARD 8 — There are no Ward 1 specific projects at this time.
WARDS 9 & 10
Growing Together West (Protected Major Transit Station Area) Planning Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the 7
Major Transit Station Areas west of the Conestoga Expressway.
Current Status: Council approved Official Plan and Zoning By-law amendments for
COMPLETE Growing Together West in March 2024. The Official Plan
amendments have been approved by the Region of Waterloo The
Zoning By-law amendment for the Protected Major Transit Station
areas is under appeal.
Next Steps. Staff continue to work with the appellant on the matters under appeal.
Project Lead: With Council's approval in March 2024, the City of Kitchener's portion
Adam Clark — Senior Urban Designer of work on Growing Together West is complete.
Architecture & Urban Form
Inclusionary Zoning
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region,
Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning
within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status:
In December Council approved an amendment to the Official Plan
COMPLETE
and Zoning By-law to commence Kitchener's inclusionary zoning
framework in 2026 rather than 2025. Council also directed that staff
report back by the end of 2025 on the economic conditions in
Kitchener including whether any refinements on specific inclusionary
zoning parameters should be adjusted.
Next Steps:
In continued coordination with the cities of Cambridge and Waterloo,
and Region of Waterloo, an updated economic assessment including
any refinements on specific inclusionary zoning parameter will occur
throughout 2025.
Project Lead:
The scope of work for this HAF initiative is complete. Council directed
Tim Donegani — Senior Planner
staff to do further work outside the HAF initiative with a report back
by the end of 2025.
Page 172 of 187
Attachment C — Significant Planning Projects (Q1 2025)
CITY WIDE
Comprehensive Zoning By-law Review
Description: Review of Kitchener's Zoning By-law 85-1. Approved in phases with the latest phase (residential
zones) being approved in 2022. Final phase includes specific properties previously deferred.
Current Status: PAUSED Zoning updates since 2023 have focused on Major Transit Station
Areas which is occurring through Growing Together.
Next Steps: As the only areas that remain in Zoning By-law 85-1 include
geographic specific areas that require a land use review which is
occurring through Kitchener 2051 — Official Plan update, a new
comprehensive zoning by-law review will occur post decision on
Kitchener 2051.
Project Lead: TBD Target Completion: 2026/27
High Performance Development Standards
Description: Establish a harmonized
high performance development standard for new development,
partnering with municipalities in Waterloo Region, under the leadership of WR Community Energy.
Current Status: ONGOING
Engagement on the discussion draft including staff, development
An information report on the status of the Housing for All Strategy
industry, Climate Change and Environment Committee, and the
action items is being presented to committee of Council on March
community is underway Februar /March .
Next Steps:
Refining the draft standard based on engagement with the next
Housing for All 2.0.
phase of engagement later this year.
Project Lead:
Target Completion: 2025
Janine Oosterveld, Manager
Customer Experience & Project
Project Lead:
Management
Lucas Van Meer -Maas
Housing for All Implementation
Description: Kitchener Housing for All Strategy was approved in 2020 and identifies actions for the City to
address homelessness and housing
issues in Kitchener.
Current Status: ONGOING
An information report on the status of the Housing for All Strategy
action items is being presented to committee of Council on March
17th. This report also includes an overview of the scope of work of
Housing for All 2.0.
Next Steps:
Work will advance on Housing for All 2.0. Additionally, staff are
working towards reports back to Council on Kitchener's Rental
Replacement By-law, and "renovictions" by-laws for June 2025.
Project Lead:
Target Completion: 2025+ for Housing for All implementation.
Lucas Van Meer -Maas
Partial Housing Accelerator Fund Initiative - Kitchener 2051 - New Official Plan
Description: A comprehensive review of Kitchener's Official Plan to, among other things, align with changes
in Provincial legislation, policies, and plans and the Region of Waterloo's Official Plan Amendment No. 6.
Current Status: The following was accomplished through Kitchener 2051 in Q1 2025
ONGOING • The community working group met in January and February
to learn and share thoughts and feedback on the draft big
ideas and focus areas
• Community pop ups at community centers occurred in
January throughout the city with a focus on reaching equity
denied groups
• A strategic session of Council was held to hear from Council
on the draft gib ideas and focus areas
• All technical studies are nearing completion
Page 173 of 187
Partial Housing Accelerator Fund Initiative - Kitchener 2051 - New Official Plan
Next Steps: In 2025 work will continue to advance on:
• Development of and engagement on different ways
Kitchener can accommodate its growth to 2051.
• Development of and engagement on a draft new Official
Plan.
• Continued dialogue with Indigenous treaty partners.
• Continuation of a speaker's series.
Project Lead: Target Completion: 2026
Tim Donegani — Senior Planner
John Zunic — Senior Planner
Provincial legislation, policies, plans review
Description: A significant number of Provincial legislative and policy changes have occurred throughout 2022
and 2023. The Planning Division has formally added this review to their workplan due to the significant time
and resources that have been required to review changes and provide comments.
Current Status: ONGOING There were no Provincial legislative and policy changes posted as of
the date of this report that required the review/comment by planning
staff.
Project Lead: Target Completion: N/A
Planning Management Team
Tree Conservation Tools Review — Phase 2
Description: With Council's approval of Kitchener's tree canopy target in January 2022, Council directed staff
to review existing tree conversation processes within the City to explore opportunities for strengthened
measures. This work includes a review of Kitchener's Tree Bylaw and Tree Conservation Bylaw, tree planting
requirements within the Development Manual, and Tree Management Policy.
Current Status: Development of updates on Kitchener's Public Tree By-law.
ONGOING
Next Steps: At this time it is anticipated that an updated public tree by-law will be
presented to Council for their consideration in Q2 2025. Additionally,
staff continue to review tree conservation tools that can and do apply
to private properties. Conversations with the community about the
tools available to and currently used by Kitchener are planned for
02/03 2025. Updates to private tree tools is expected to be
presented to Council in Q4 2025.
Project Lead: Target Completion: 2024/2025
Gaurang Khandelwal — Planner
(Policy)
Urban Design Manual Review — Part C
Description: A comprehensive
review of Kitchener's Urban Design Manual which has been occurring in
phases. The last phase was approved
in 2019. Final phase includes the urban design standards Part C).
Current Status: ONGOING
Internal review of existing standards to understand opportunities for
improvement.
Next Steps:
Draft updates to urban design standards and stakeholder
engagement.
Project Lead:
Target Completion: Post Kitchener 2051
Gaurang Khandelwal — Planner
(Policy)
WARD 1 — There are no Ward 1 specific projects at this time.
WARD 2 — There are no Ward 2 specific projects at this time.
Page 174 of 187
WARD 3
Hidden Valley Secondary Plan
Description: Development of updated land uses and Official Plan policies, including technical studies to
inform them to implement the land use master plan approved by Council in 2019.
Current Status: IN PROGRESS
An Official Plan and Zoning By-law amendment were considered by
Current Status: ONGOING
Committee of Council in January 2025 and was subsequently
deferred for a decision to May 2025.
Next Steps:
Staff will be reporting back to Committee of Council by May 2025 on
the matters raised through the deferral.
Project Lead:
Target Completion: Q2 2025
Carrie Musselman — Senior
conversations are planned for Q2 2025.
Environmental Planner
Target Completion: Q2/Q3 2025
Housing Accelerator Fund Initiative - Growing Together East (Major Transit Station Area) Planning
Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and Sportsworld Major Transit Station Areas.
Current Status: Draft land use and zoning were tabled for community and
IN PROGRESS collaborator conversations in February 2025.
Next Steps: An Official Plan and Zoning By-law amendments will be considered
by Council for decision in April 2025.
Project Lead: Target Completion: Q2 2025
Adam Clark — Senior Urban Designer
Architecture & Urban Form
WARD 4 and WARD 5
Dundee Secondary Plan
Description: Development of a
new secondary plan (land use, transportation, natural heritage system,
complete community) for lands in south-west Kitchener. The project will also fulfill the requirements for an
environmental assessment and will recommend infrastructure to service the area.
Current Status: ONGOING
City staff continue to work with landowners to advance a new land
use planning framework for lands within southwest Kitchener. A full
community, stakeholder, and Indigenous engagement process is
occurring.
Next Steps:
Draft land use scenarios are in progress and community
conversations are planned for Q2 2025.
Project Leads:
Target Completion: Q2/Q3 2025
Carrie Musselman — Senior
Environmental Planner
Gaurang Khandelwal — Planner
(Policy)
WARD 6 — There are no Ward 6 specific projects at this time.
WARD 7 — There are no Ward 7 specific projects at this time.
WARD 8 — There are no Ward 8 specific projects at this time.
Page 175 of 187
WARDS 9 & 10
Housing Accelerator Fund Initiative - Growing Together West (Protected Major Transit Station Area)
Planning Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the 7
Major Transit Station Areas west of the Conestoga Expressway.
Current Status:
Council approved Official Plan and Zoning By-law amendments for
COMPLETE
Growing Together West in March 2024. The Official Plan
amendments have been approved by the Region of Waterloo The
Zoning By-law amendment for the Protected Major Transit Station
areas is under appeal.
Next Steps.
Staff continue to work with the appellant on the matters under appeal.
Project Lead:
With Council's approval in March 2024, city of Kitchener's portion of
Adam Clark — Senior Urban Designer
work on Growing Together West is complete.
(Architecture & Urban Form)
Housing Accelerator Fund Initiative - Inclusionary Zoning
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: In December Council approved an amendment to the Official Plan
IN PROGRESS and Zoning By-law to commence Kitchener's inclusionary zoning
framework in 2026 rather than 2025. Council also directed that staff
report back by the end of 2025 on the economic conditions in
Kitchener including whether any refinements on specific inclusionary
zoning parameters should be adjusted.
Next Steps: In continued coordination with the cities of Cambridge and Waterloo,
and Region of Waterloo, an updated economic assessment including
any refinements on specific inclusionary zoning parameter will occur
throughout 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
Tim Donegani — Senior Planner beyond HAF initiative)
Elyssa Pompa - Planner
Page 176 of 187
Attachment D — Affordable Housing and Projects to Streamline Approvals (Q1 2025)
2025 Active Affordable Housing Development Status
Address and
Total Units
Affordable
Status
City incentives
applicant
Units
83-97 Victoria St N,
44
44
Under construction
Project manager
The Working Centre
Planning and building
application fees waived
82 Wilson Ave,
123
32 (net
Under construction
Planning and building
Region of Waterloo
(existing)
increase)
application fees waived
49 Queen St N,
41
41
Under construction
Planning and building
Indwell Community
application fees waived
Homes and St. Peter's
Lutheran Church
137 Queen St S,
57
21
Clearing conditions of
Project manager
St Paul's Lutheran
site plan approval,
Planning and building
Church
shoring permit issued,
application fees waived
Committee of
Adjustment application
approved
210 Duke St E,
100
40
Final site plan approval
Project manager
Knossos Housing
issued, foundation
Planning and building
permit issued, full
application fees waived
building permit under
review
47 Charles St. E
160
160
Clearing conditions of
Project manager
House of Friendship
site plan approval
Planning and building
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
15-105 Mooregate
378
378
Clearing conditions of
Project manager
Cres
site plan approval,
Planning and building
Region of Waterloo
Committee of
application fees waived
Adjustment application
approved
878 Frederick St
18
18
Building permit issued,
Planning and building
KW Habilitation
under construction
application fees waived;
Services
NFP Affordable Rental
and Co-op Housing
Incentive
59 Franklin St N
55
22
Site Plan approval
NFP Affordable Rental
Eleven Housing Corp.
granted, building permit
and Co-op Housing
pending
Incentive
667 Victoria St S
30
30
Site Plan application
Project manager
Thresholds Homes and
under review
Planning and building
Supports
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
1035 Ottawa St N
71
71
Committee of
Project manager, HAF
Habitat for Humanity
Adjustment application
City property donation
approved
Page 177 of 187
887 Frederick St
20
20
Site Plan application
Project manager
Beyond Housing
under review
Planning and building
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
Total New Units:
974
877
Projects to Streamline Development Approvals
Site Plan folder updates
Description: Updating the file management software (AMANDA) for site plan applications to continue
process improvements and prepare for the public portal which will allow applicants to submit applications,
make payment and monitor progress.
Current Status: Underway
Updated site plan folders in use internally went live as of December 2024. A multi -disciplinary team of
development review staff are working with the technology project manager to identify workflow
improvements to integrate into folder updates.
Next Steps:
Review module to allow external agencies to provide comments and sign -offs under development. Final
phase with public portal integration to be completed in 2025.
Project Lead: Oluse i O'uron be, Project Manager(Planning)
Completion date: Q4 2025
Page 178 of 187
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