HomeMy WebLinkAboutDSD-2025-089 - Quarterly Report - Planning and Housing Policy Division and Development and Housing Aprovals DivisionStaff 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 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.
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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
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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);
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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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