HomeMy WebLinkAboutDSD-2025-101 - Kitchener Growth Management Strategy: Annual Monitoring Report 2024Staff 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
Page 136 of 187
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
Page 137 of 187
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
Page 144 of 187
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
Page 146 of 187
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
Page 149 of 187
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
Page 150 of 187
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
Page 151 of 187
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
Page 154 of 187
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