HomeMy WebLinkAboutPSI Agenda - 2025-05-12Planning & Strategic Initiatives Committee
Agenda
Monday, May 12, 2025, 7:00 p.m. - 8:00 p.m.
Council Chambers
City of Kitchener
200 King Street W, Kitchener, ON N2G 4G7
People interested in participating in this meeting can register online using the delegation registration
form at www.kitchener.ca/delegation or via email at delegation kitchener.ca. Please refer to the
delegation section on the agenda below for in-person registration and electronic participation
deadlines. Written comments received will be circulated prior to the meeting and will form part of the
public record.
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Chair: Councillor P. Singh
Vice -Chair: Councillor D. Chapman
Pages
1. Commencement
2. Disclosure of Pecuniary Interest and the General Nature Thereof
Members of Council and members of the City's local boards/committees are
required to file a written statement when they have a conflict of interest. If a
conflict is declared, please visit www.kitchener.ca/conflict to submit your written
form.
3. Consent Items
The following matters are considered not to require debate and should be
approved by one motion in accordance with the recommendation contained in
each staff report. A majority vote is required to discuss any report listed as
under this section.
3.1 None.
4. Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address
the Committee for a maximum of five (5) minutes. All Delegations where
possible are encouraged to register prior to the start of the meeting. For
Delegates who are attending in-person, registration is permitted up to the start
of the meeting. Delegates who are interested in attending virtually must register
by 5:00 p.m. on May 12, 2025, in order to participate electronically.
4.1 None at this time.
5. Public Hearing Matters under the Planning Act (advertised)
This is a formal public meeting to consider applications under the Planning Act.
In accordance with the Ontario Planning Act, only the applicant or owner of land
affected by the planning applications, a specified person, or a public body, and
or the Minister may appeal most decisions. If you do not make a verbal
submission to the Committee or Council, or make a written submission prior to
City Council making a decision on the proposal, you may not be entitled to
appeal the decision of the City of Kitchener to the Ontario Land Tribunal (OLT),
and may not be added as a party to the hearing of an appeal before the OLT. To
understand your right of appeal, if any, or for further clarification regarding
appeals, please see the Ontario Land Tribunal website (https.//olt.gov.on.ca/).
5.1 Official Plan Amendment Appliccation 30 m 3
OPA24/16/ABB, Zoning By-law Amendment
Application ZBA24/031/A/BB, 2597316 Ontario
Corp., 44-50 Arlington Boulevard, DSD -2025-
203
(Staff will provide a 5 -minute presentation on this matter.)
6. Discussion Items
6.1 None.
7. Information Items
7.1 None.
8. Adjournment
Mariah Blake
Committee Coordinator
Page 2 of 56
Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: May 12, 2025
SUBMITTED BY: Garett Stevenson, Director of Development & Housing
Approvals, 519-783-8922
PREPARED BY: Brian Bateman, Senior Planner 519-783-8905
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: April 16, 2025
REPORT NO.: DSD -2025-203
SUBJECT: 44 and 50 Arlington Boulevard
Official Plan Amendment Application (OPA24/16/A/BB)
Zoning By-law Amendment Application (ZBA24/031/A/BB)
2597316 Ontario Corp. and Brandon Robert Corman
RECOMMENDATION:
That Official Plan Amendment Application OPA24/016/A/BB for 44 and 50 Arlington
Boulevard for 2597316 Ontario Corp. and Brandon Robert Corman be approved, in
the form shown in the Official Plan Amendment attached to Report DSD -2025-203 as
Attachment `A'; and
That Zoning By-law Amendment Application ZBA24/031/A/BB requesting to amend
Zoning By-law 2019-051 for 44 and 50 Arlington Boulevard for 2597316 Ontario
Corp. and Brandon Robert Corman be approved in the form shown in the `Proposed
By-law' and `Map No. 1' attached to Report DSD -2025-203 as Attachment `B'.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding Official Plan and Zoning By-law Amendment Applications for the subject
property located at 44 and 50 Arlington Boulevard.
• It is Planning staff's recommendation that the Official Plan Amendment and Zoning
By-law Amendment Applications be approved. The proposed applications represent
an opportunity to provide new missing middle housing that addresses a need in the
community.
• Community engagement included:
o Circulation of a preliminary notice to residents and property owners within 240
metres of the subject lands;
o Installation of a large billboard notice sign on the property;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 3 of 56
o Follow up one-on-one correspondence with members of the public who
responded to the circulation or saw the billboard sign;
o Neighbourhood Meeting held on February 5, 2025;
o Notice advertising of the statutory public meeting was circulated to all residents
and property owners within 240 metres of the subject site, and those who
responded to the preliminary circulation, and
o Notice of the public meeting was published in The Record on April 17, 2025.
This report supports the delivery of core services.
The applications were deemed complete on December 27, 2024, and can be
appealed for non -decision as of April 26, 2025.
EXECUTIVE SUMMARY:
The owner of the subject lands is proposing a site-specific amendment to the Low Rise
Residential land use designation in the Official Plan and to change the zoning from `RES -
2' to `RES -5' with Site Specific Provision (429) in Zoning By-law 2019-051 to permit
stacked townhomes (a multiple dwelling) with reduced on-site parking, a minor increase in
Floor Space Ratio (FSR), and a reduced interior side yard setback. Holding Provision
(112H) is proposed to require final approval of a detailed Noise Study. Staff are
recommending that the applications be approved.
BACKGROUND:
The City of Kitchener has received applications from 2597316 Ontario Corp. to amend the
City's Official Plan and Zoning By-law 2019-051 for a development concept that proposes
a stacked townhouse development (a multiple dwelling) with sixteen (16) residential
dwelling units and 8 parking spaces. The subject lands are made of up two (2) properties,
being 44 and 50 Arlington Boulevard, and each property is currently developed with a
single detached dwelling which are proposed to be demolished. They are currently leased
as one household each and rented out to students who will be leaving at the end of the
term in Spring 2025. The Rental Replacement By-law does not apply. The subject lands
are located at the northeast corner of Weber Street East (a Regional Road) and Arlington
Boulevard.
The subject lands are identified as `Community Area' on the City's Urban Structure (Map 2
- City of Kitchener Official Plan) and designated as `Low Rise Residential' (Map 3 - City of
Kitchener Official Plan). They are zoned `Low Rise Residential Two Zone (RES -2)' in
Zoning By-law 2019-51.
Site Context
The subject lands are municipally addressed as 44 and 50 Arlington Boulevard. The
subject lands are a corner lot, with frontage onto Weber Street East and Arlington
Boulevard. The lots currently contain two detached dwellings (see Figure 2). The property
is flanked by low-rise detached and multiple dwellings (see Figure 1). Nearby commercial
uses are located on the opposite side Weber Street East, including a drug store and
grocery stores (see Figure 1). At this location, Weber Street East is a higher order bus
transit route that connects directly to the Fairway and downtown ION Stations.
Page 4 of 56
ill "AAA/
Figure 1 - Location Map: 44-50 Arlington Boulevard
Figure 2 — Existing Dwellings
Development Proposal
The development proposes the demolition of existing single -detached structures to
construct a multiple dwelling. The proposed Site Plan and Building Elevations are shown
below in Figures 3 and 4. The proposed multiple dwelling will contain 16 dwelling units,
with a proposed concrete walkway fronting on Weber Street East. A parking lot is
proposed at the rear of the property, comprising eight (8) parking spaces. Access to the
rear parking lot is from Arlington Boulevard.
Page 5 of 56
Figure 3 — Development Concept
Figure 4 — Building Elevations (Front View)
Page 6 of 56
REPORT:
Provincial Planning Statement, 2024:
The PPS 2024 provides municipalities with the tools and flexibility they need to build more
homes. Some examples of what it enables municipalities to do are; plan for and support
development and increase the housing supply across the province; and align development
with infrastructure to build a strong and competitive economy that is investment ready.
Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and
directs planning authorities to support general intensification and redevelopment while
achieving complete communities by accommodating an appropriate range and mix of land
uses, housing options, transportation options with multimodal access, employment, public
service facilities and other institutional uses, recreation, parks and open space, and other
uses to meet long-term needs. Policies further promote, improving accessibility and social
equity, and efficiently using land, resources, and existing infrastructure.
Planning staff is of the opinion that the requested amendments will facilitate the
intensification of the subject property with a `missing middle' form of housing that is
compatible with the surrounding community, is transit -supportive, and will make use of
existing infrastructure. No new public roads would be required for the proposed
development and Engineering Services staff has confirmed there is capacity in the
sanitary sewer to facilitate intensification with the proposed development concept. Staff
are of the opinion that the requested amendments are consistent with the PPS 2024.
Regional Official Plan (ROP):
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the
Regional Official Plan (ROP). Urban Area policies of the ROP identify that the focus of the
Region's future growth will be within the Urban Area and the proposed development
conforms to Policy 2.F of the ROP as the proposed development will support the
achievement of the minimum intensification targets within the delineated Built -Up Area.
Growth is directed to the Built -Up Area to make better use of infrastructure that can assist
in transitioning the Region into an energy efficient, low carbon community. Furthermore,
intensification within the Built -Up Area assists the gradual transition of existing
neighbourhoods within the Region into 15 -minute neighbourhoods that are compact, well-
connected places that allow all people of all ages and abilities to access the needs for
daily living within 15 minutes by walking, cycling or rolling. The Region of Waterloo have
indicated they have no objections to the proposed applications. (Attachment `C'). Planning
staff are of the opinion that the applications conform to the Regional Official Plan.
The proposed development conforms the ROP, since the proposed development helps to
achieve the planned intensification target. Moreover, the proposed built form provides a
mix of unit types and is appropriately located along a corridor in which growth can be
located close to transit and active transportation services and infrastructure. In addition,
Chapter 3 of ROPA 6 establishes policies for housing in the region. The proposed
development meets the intent of these policies.
Page 7 of 56
City of Kitchener Official Plan (OP)
Urban Structure
The subject lands are identified as `Community Areas' in the City's Urban Structure (Map
2). The planned function of Community Areas is to provide residential uses as well as non-
residential supporting uses intended to serve the immediate residential areas. Community
Areas may have limited intensification with development being sensitive and compatible
with the character, form, and planned function of the surrounding context.
Land Use Designation
The subject lands are designated `Low Rise Residential' in the City's Official Plan (Map 3).
Low Rise Residential areas are intended to accommodate a full range of low-density
housing types including single detached, semi-detached, townhouse, and low-rise multiple
dwellings (such as stacked townhouses and other forms of missing middle housing). The
Low Rise Residential designation states that the City will encourage and support the
mixing and integrating of innovative and different forms of housing to achieve and maintain
a low-rise built form. Site-specific increases to allow up to a maximum Floor Space Ratio
(FSR) of 0.75 may be permitted without an amendment to the Official Plan, provided the
development meets the general intent of Official Plan policies and is compatible (Section
15.D.3.1 1).
The owner is proposing a FSR of 0.84, which requires a site-specific Official Plan
Amendment to the Low Rise Residential designation. Staff are supportive of the increased
FSR for the following reasons:
1. Stacked townhomes are a compatible low-rise built form and the additional floor
space proposed reflects basement units raised slightly above ground level to provide
natural lighting into those units. Any floor area aboveground counts towards the FSR.
The raised basement units result in all four floors being included in the FSR
calculation, notwithstanding that the building appears to be 3.5 storeys in height.
2. The building will address Weber Street East where additional massing is encouraged.
3. It is a corner property and not mid -block and therefore the additional massing will not
create visual impact onto the neighbourhood nor disrupt the Arlington Boulevard
streetscape.
4. Due to the location of the surface parking area at the rear of the property, there will be
separation (buffer) between the proposed building and the existing building
addressed as 54 Arlington Boulevard. The proposed building height is less than 11
metres and designed as 3.5 storeys, even though existing Low Rise residential land
use policies permit a maximum building height of 14 metres along a Regional road.
5. The adjacent property to the west, being 11 Pinecrest Drive, is a 3 unit multiple
dwelling (see Figure 5). It is 2.5 storeys in height and features a three -car garage that
is immediately adjacent to the subject lands. The triplex building is similar in massing
to what is being proposed for the subject lands.
Page 8 of 56
Figure 5 — Existing 3 Unit Multiple Dwelling at 11 Pinecrest Drive
Planning staff is of the opinion that the requested Official Plan Amendment will facilitate a
low-rise housing form that conforms with the Low Rise Residential land use designation in
the City's Official Plan. The proposal provides an additional low density housing type
within the neighbourhood with a maximum FSR of 0.84.
Transportation
The City's Official Plan contains policies to develop, support, and maintain a complete,
convenient, accessible and integrated transportation system that incorporates active
transportation, public transit, and accommodates vehicular traffic.
In regard to alternate modes of transportation, objectives of the Official Plan include
promoting land use planning and development that is integrated and conducive to the
efficient and effective operation of public transit and encourages increased ridership of the
public transit system. The City shall promote and encourage walking and cycling as safe
and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served well
by public transit, with access to Grand River Transit Routes 8 and 28. The proposed
development is required to provide safe, secure indoor bicycle storage to encourage active
transportation. Staff is of the opinion that the requested Official Plan and Zoning By-law
Amendment conforms with the transportation policies of the City's Official Plan.
Parking
The applicant has requested a reduced parking rate of 0.5 parking spaces per dwelling
unit (8 parking spaces for 16 dwelling units) whereas 1.1 parking spaces per dwelling unit
are required. Policy 13C.6.2 of the Official Plan states, "the City may consider adjustments
to parking requirements for properties within an area or areas, where the City is satisfied
that adequate alternative parking facilities are available, where developments adopt
transportation demand management (TDM) measures or where sufficient transit exists or
is to be provided." In support of a reduced parking rate, the applicant has submitted a
Parking, Access and Circulation Review study prepared by Paradigm. It has been
reviewed by Transportation staff. The study indicates the proposed parking rate of 0.5
parking spaces per dwelling unit could be supported given location next to bus routes and
shopping, policies that support alternate modes of travel and implementation of (TDM)
Page 9 of 56
measures. Staff can support the requested parking reduction as outlined in Transportation
Planning staff comments found in Attachment `E'
Urban Design
The City is committed to achieving a high standard of urban design, architecture and
place -making to positively contribute to quality of life, environmental viability and economic
vitality. Urban design is a vital component of city planning and goes beyond the visual and
aesthetic character of individual buildings and also considers the functionality and
compatibility of development as a means of strengthening complete communities.
Urban Design policies in the Official Plan support creating visually distinctive and
identifiable places, structures and spaces that contribute to a strong sense of place and
community pride, a distinct character and community focal points that promote and
recognize excellence and innovation in architecture, urban design, sustainable building
design and landscape design. The City requires high quality urban design in the review of
all development applications through the implementation of the policies of the Official Plan
and the City's Urban Design Manual.
The proposed development concept includes stacked townhomes that are oriented
appropriately to Weber Street East within the existing context of the neighbourhood.
Pedestrian connectivity throughout the site is provided through pedestrian walkways from
the parking area to the unit entrances. On-site amenity area is achieved through
balconies.
Housing
The City's primary objective with respect to housing in the Official Plan is to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure and
affordability to satisfy the varying housing needs of our community through all stages of
life. This low rise multiple dwelling proposal is a low-rise "missing middle" housing type
and provides an option that bridges the gap between high density residential towers and
single detached dwellings. The proposed housing type is an important segment in
Kitchener's housing continuum.
Policy 4.C.1.9. Residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high degree of sensitivity
to surrounding context is important in considering compatibility.
Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full
range of housing types and styles both across the city as a whole and within
neighbourhoods.
Policy 4.C.1.22: The City will encourage the provision of a range of innovative housing
types and tenures such as rental housing, freehold ownership and condominium
ownership including common element condominium, phased condominium and vacant
land condominium, as a means of increasing housing choice and diversity.
Based on the above housing policies, staff is of the opinion that the applications conform
to the Official Plan.
Page 10 of 56
Zoning By-law Amendment
A Zoning By-law Amendment Application has been requested to amend the zoning of the
subject lands from `RES -2' to the `RES -5' to permit a multiple dwelling with 16 dwelling
units. It is also requested that relief be granted for two `RES -5' regulations in Table 7-7
and a parking reduction in Section 5 of By-law 2019-051. While the proposal meets the
general intent of the `RES -5' category, relief is required from two regulations in the `RES -5'
Zone to decrease the minimum interior side yard to 2.2 metres and to increase the
maximum FSR to 0.84. Further, a 0.5 parking space per dwelling unit parking rate has
been requested to permit 8 parking spaces for 16 dwelling units.
Proposed Parking Reduction
Weber Street East is designated as a Planned Transit Corridor. This proposal is transit -
oriented development as it discourages the use of private vehicles and encourages
alternative modes of transportation such as cycling, walking and public transportation. For
sites that are on Planned Transit Corridors, Official Plan policies contemplate parking
reductions where justification is provided. In support of the reduction, a Parking,
Circulation and Access Review Study was submitted by Paradigm Transportation
Solutions Limited. Planning staff agree with the findings of the study and can therefore
support a parking reduction at this location.
Increase in maximum FSR
The increase in FSR due to massing has been deemed acceptable and appropriate.
Stacked townhomes are a form of low-rise `missing middle' housing that is encouraged
within existing residential neighbourhoods to increase density, often referred to as gentle
density. The fact it is located on a corner property on a Regional road that backs onto an
existing multiple dwelling with similar height and massing confirms the proposal is not only
characteristic of the neighbourhood but that impacts are negligible.
Reduced interior side yard setback
A setback of 2.2 metres, rather than 3 metres, is supported by Planning staff. Impact is
negligible and will not affect private space. Where the setback is proposed, the side of the
proposed multiple dwelling will abut an attached 3 car garage of the adjacent triplex
dwelling located at 11 Pinecrest Drive.
Department and Agency Comments:
Circulation of the Official Plan Amendment and Zoning By-law Amendment Applications
were undertaken to all applicable City departments and other review authorities. No major
concerns were cited. Copies of the comments are found in Attachment `D' of this report.
Community Input & Staff Responses
Staff received written responses from two (2) residents with respect to the proposed
development. These are included in Attachment `E'. A virtual Neighbourhood Meeting was
held on February 5, 2025. A summary of what we heard, and staff responses are noted
below.
Page 11 of 56
WHAT WE HEARD
Two (2) people provided written comments.
A City -led virtual Neighbourhood Meeting held on February 5,
2025, and 8 different users logged on.
l 350 households (occupants and property owners) were
circulated and notified.
What We Heard
Staff Comment
Traffic congestion
This is a corner property at the edge of the residential
neighbourbood. Traffic will not filter into the
neighbourhood. Therefore, in the opinion of staff, 16
additional units and 8 parking spaces will not cause
traffic congestion on Arlington Boulevard.
Reduction of Property Values.
Assessing the impacts to property values is not a
planning consideration. Planning applications are
reviewed based on the principles of `good planning' in
the public interest which includes policy direction,
serviceability, and functionality of the proposal.
Concerns with the grading and
A functional servicing and storm water management
drainage.
report was submitted as part of a complete application
and was reviewed by City and Regional Engineering
staff. Staff have no concerns and final design details
will be determined at the site plan review. There are no
concerns with supporting the ZBA.
Parking will be insufficient.
The City's Official Plan policies encourage transit
supportive development in location such as the subject
lands. This includes providing for less than 1 parking
space per dwelling unit to encourage transit use, as
well as other forms of transportation including active
transportation and providing unbundled parking. The
Page 12 of 56
)roposed parking rate of the proposed development
ielps the City achieve its goals for a modal shift from
automobile dependence. These measures are outlined
n a Parking Report that has been reviewed and
approved by Transportation and Planning staff.
Planning Conclusions
Development and Housing Approvals staff recommends approval of the Official Plan and
Zoning By-law Amendment Applications to permit the subject property to be developed
with 16 unit stacked townhome development. The proposal will facilitate redevelopment of
the lands with a "missing middle" housing, in a low-rise built form. The proposal is not
subject to the City's Rental Replacement By-law. Staff are of the opinion that the subject
applications are consistent with policies of the Provincial Policy Statement (2024), the
Regional Official Plan, and the City of Kitchener Official Plan. Moreover, staff opines the
proposal represents good planning and is in the public interest. In that regard, staff
recommends that the Official Plan and Zoning By-law Amendment Applications be
approved.
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. A large notice sign was posted on the property and
information regarding the application was posted to the City's website in January 2025.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, those responding to the preliminary circulation and who
attended the Neighbourhood Meeting. Notice of the Statutory Public Meeting was also
posted in The Record on April 17, 2025 (a copy of the Notice may be found in Attachment
`C'
CONSULT — The proposed Official Plan Amendment and Zoning By-law Amendment were
circulated to residents and property owners within 240 metres of the subject lands in
January 2025. In response to this circulation, staff received written responses from two
members of the public. One virtual neighbourhood meeting was held.
REVIEWED BY: Malone -Wright, Tina — Manager of Development Approvals,
Development and Housing Approvals Division
Page 13 of 56
APPROVED BY: Readman, Justin— General Manager, Development Services Department
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
ATTACHMENTS:
Attachment A —
Proposed Official Plan Amendment
Attachment B —
Proposed Zoning By-law Amendment
Attachment C
— Newspaper Notice
Attachment D
— Department and Agency Comments
Attachment E —
Public Comments
Page 14 of 56
AMENDMENT NO. X TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
44 and 50 Arlington Boulevard
Page 15 of 56
mjnFx
AMENDMENT NO. X TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
44 and 50 Arlington Boulevard
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic
Initiatives Committee of April 17, 2025
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee — May 12, 2025
APPENDIX 3 Minutes of the Meeting of City Council — May 26, 2025
Page 16 of 56
Attachment "A" Proposed Official Plan Amendment
AMENDMENT NO. X TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. X to the Official Plan of the City
of Kitchener (2014). This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of this amendment is to add a site-specific Policy to the 2014 Official Plan to
increase the maximum permitted density on the subject lands.
SECTION 3 — BASIS OF THE AMENDMENT
Planning Analysis:
Provincial Planning Statement, 2024:
The PPS 2024 provides municipalities with the tools and flexibility they need to build
more homes. Some examples of what it enables municipalities to do are; plan for and
support development and increase the housing supply across the province; and align
development with infrastructure to build a strong and competitive economy that is
investment ready.
Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promotes planning for people and homes
and directs planning authorities to support general intensification and redevelopment
while achieving complete communities by accommodating an appropriate range and
mix of land uses, housing options, transportation options with multimodal access,
employment, public service facilities and other institutional uses, recreation, parks and
open space, and other uses to meet long-term needs. Policies further promote,
improving accessibility and social equity, and efficiently using land, resources, and
existing infrastructure.
Planning staff is of the opinion that the requested amendments will facilitate the
intensification of the subject property with a `missing middle' form of housing that is
compatible with the surrounding community, is transit -supportive, and will make use of
existing infrastructure. No new public roads would be required for the proposed
development and Engineering Services staff has confirmed there is capacity in the
sanitary sewer to facilitate intensification with the proposed development concept. Staff
are of the opinion that the requested amendments are consistent with the PPS 2024.
Regional Official Plan (ROP):
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP). Urban Area policies of the ROP identify that the focus
of the Region's future growth will be within the Urban Area and the proposed
development conforms to Policy 2.F of the ROP as the proposed development will
support the achievement of the minimum intensification targets within the delineated
Built -Up Area.
Page 17 of 56
Attachment "A" Proposed Official Plan Amendment
Growth is directed to the Built -Up Area to make better use of infrastructure that can
assist in transitioning the Region into an energy efficient, low carbon community.
Furthermore, intensification within the Built -Up Area assists the gradual transition of
existing neighbourhoods within the Region into 15 -minute neighbourhoods that are
compact, well-connected places that allow all people of all ages and abilities to access
the needs for daily living within 15 minutes by walking, cycling or rolling. The Region of
Waterloo have indicated they have no objections to the proposed application.
(Attachment `C'). Planning staff are of the opinion that the applications conform to the
Regional Official Plan.
The proposed development conforms the ROP, since the proposed development helps
to achieve the planned intensification target. Moreover, the proposed built form provides
a mix of unit types and is appropriately located along a corridor in which growth can be
located close to transit and active transportation services and infrastructure. In addition,
Chapter 3 of ROPA 6 establishes policies for housing in the region. The proposed
development meets the intent of these policies.
City of Kitchener Official Plan (OP)
Urban Structure
The subject lands are identified as `Community Areas' in the City's Urban Structure
(Map 2). The planned function of Community Areas is to provide residential uses as well
as non-residential supporting uses intended to serve the immediate residential areas.
Community Areas may have limited intensification with development being sensitive and
compatible with the character, form, and planned function of the surrounding context.
Land Use Desianation
The subject lands are designated `Low Rise Residential' in the City's Official Plan (Map
3). Low Rise Residential areas are intended to accommodate a full range of low-density
housing types including single detached, semi-detached, townhouse, and low-rise
multiple dwellings (such as stacked townhouses and other forms of missing middle
housing). The Low Rise Residential designation states that the City will encourage and
support the mixing and integrating of innovative and different forms of housing to
achieve and maintain a low-rise built form. Site specific increase to allow up to a
maximum Floor Space Ratio (FSR) of 0.75 may be permitted without an amendment to
the Official Plan, provided the development meets the general intent of Official Plan
policies and is compatible (Section 15.D.3.11).
The owner is proposing an FSR of 0.84, which requires a site-specific Official Plan
Amendment to the Low Rise Residential designation. Staff are supportive of the
increased FSR for the following reasons:
Stacked townhomes are a compatible low-rise built form and the additional floor
space proposed reflects basement units raised slightly above ground level to
provide natural lighting into those units. Any floor area aboveground counts
towards the FSR. The raised basement units result in all four floors being included
in the FSR calculation, notwithstanding that the building appears to be 3.5 storeys
in height.
4
Page 18 of 56
Attachment "A" Proposed Official Plan Amendment
2. The building will address Weber Street East where additional massing is
encouraged.
3. It is a corner property and not mid -block and therefore the additional massing will
not create visual impact onto the neighbourhood nor disrupt the Arlington
Boulevard streetscape.
4. Due to the location of the surface parking area at the rear of the property, there will
be separation (buffer) between the proposed building and the existing building
addressed as 54 Arlington Boulevard. The proposed building height is less than 11
metres and designed as 3.5 storeys, even though existing Low Rise residential
land use policies permit a maximum building height of 14 metres along a Regional
road.
5. The adjacent property to the west, being 11 Pinecrest Drive, is a 3 unit multiple
dwelling (see Figure 5). It is 2.5 storeys in height and features a three -car garage
that is immediately adjacent to the subject lands. The triplex building is similar in
massing to what is being proposed for the subject lands.
Figure 5 — Existing 3 Unit Multiple Dwelling at 11 Pinecrest Drive
Planning staff is of the opinion that the requested Official Plan Amendment will facilitate
a low-rise housing form that conforms with the Low Rise Residential land use
designation in the City's Official Plan. The proposal provides an additional low density
housing type within the neighbourhood with a maximum FSR of 0.84.
Transportation
The City's Official Plan contains policies to develop, support, and maintain a complete,
convenient, accessible and integrated transportation system that incorporates active
transportation, public transit, and accommodates vehicular traffic.
In regard to alternate modes of transportation, objectives of the Official Plan include
promoting land use planning and development that is integrated and conducive to the
efficient and effective operation of public transit and encourages increased ridership of
the public transit system. The City shall promote and encourage walking and cycling as
safe and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served
well by public transit, with access to Grand River Transit Routes 8 and 28. The
Page 19 of 56
Attachment "A" Proposed Official Plan Amendment
proposed development is required to provide safe, secure indoor bicycle storage to
encourage active transportation. Staff is of the opinion that the requested Official Plan
and Zoning By-law Amendment conforms with the transportation policies of the City's
Official Plan.
Parking
The applicant has requested a reduced parking rate of 0.5 parking spaces per dwelling
unit (8 parking spaces for 16 dwelling units) whereas 1.1 parking spaces per dwelling
unit are required. Policy 13C.6.2 of the Official Plan states, "the City may consider
adjustments to parking requirements for properties within an area or areas, where the
City is satisfied that adequate alternative parking facilities are available, where
developments adopt transportation demand management (TDM) measures or where
sufficient transit exists or is to be provided". In support of a reduced parking rate, the
applicant has submitted a Parking, Access and Circulation Review study prepared by
Paradigm. It has been reviewed by Transportation staff. The study indicates the
proposed parking rate of 0.5 spaces per unit could be supported given location next to
bus routes and shopping, policies that support alternate modes of travel and
implementation of (TDM) measures. Staff can support the requested parking reduction
as outlined in Transportation Planning staff comments found in Attachment `E'
Urban Design
The City is committed to achieving a high standard of urban design, architecture and
place -making to positively contribute to quality of life, environmental viability and
economic vitality. Urban design is a vital component of city planning and goes beyond
the visual and aesthetic character of individual buildings and also considers the
functionality and compatibility of development as a means of strengthening complete
communities.
Urban Design policies in the Official Plan support creating visually distinctive and
identifiable places, structures and spaces that contribute to a strong sense of place and
community pride, a distinct character and community focal points that promote and
recognize excellence and innovation in architecture, urban design, sustainable building
design and landscape design. The City requires high quality urban design in the review
of all development applications through the implementation of the policies of the Official
Plan and the City's Urban Design Manual.
The proposed development concept includes stacked townhomes that are oriented
appropriately to Weber Street East within the existing context of the neighbourhood.
Pedestrian connectivity throughout the site is provided through pedestrian walkways
from the parking area to the unit entrances. On-site amenity area is achieved through
balconies.
Housing
The City's primary objective with respect to housing in the Official Plan is to provide for
an appropriate range, variety and mix of housing types and styles, densities, tenure and
affordability to satisfy the varying housing needs of our community through all stages of
life. This low rise multiple dwelling proposal is a low-rise "missing middle" housing type
and provides an option that bridges the gap between high density residential towers and
Page 20 of 56
Attachment "A" Proposed Official Plan Amendment
single detached dwellings. The proposed housing type is an important segment in
Kitchener's housing continuum.
Policy 4.C.1.9. Residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high degree of
sensitivity to surrounding context is important in considering compatibility.
Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full
range of housing types and styles both across the city as a whole and within
neighbourhoods.
Policy 4.C.1.22: The City will encourage the provision of a range of innovative housing
types and tenures such as rental housing, freehold ownership and condominium
ownership including common element condominium, phased condominium and vacant
land condominium, as a means of increasing housing choice and diversity.
Based on the above housing policies, staff is of the opinion that the application
conforms to the Official Plan.
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan (2014) is hereby amended as follows:
1. Part D, Section 15.D.12 Area Specific/Site Specific Policy Areas, is amended by
adding new 15.D.12.82 thereto as follows:
"15.D.12.82. 44 and 50 Arlington Boulevard
Notwithstanding the Low Rise Residential land use designation and
policies, on lands municipally addressed as 44 and 50 Arlington
Boulevard, the maximum permitted Floor Space Ratio will be 0.84.
2. Part F, Map 5 — Specific Policy Areas is amended by adding Site -Specific Policy Area
No. 82 to the lands municipally, known as 44 and 50 Arlington Boulevard, in the Area
of Amendment, as shown on the attached Schedule `A'. "
Page 21 of 56
Attachment "A" Proposed Official Plan Amendment
APPENDIX 1 NOTICE OF PUBLIC MEETING
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
Concept &te IP'llan
11P"I i c [ f,,� r"A
W
Hlave Your Voice Heard
Planining, & Strategic Initiatives Committee
Date: May "I2, 2025
Location: Council Chambers,
Kitchener City (Hall
200, King Street West
orViirtual Zoom Meeting
Go to kitchenerca/meetings
and select-
Cun-entagendas and reports
(posted 10 days before ii-neeting),
Appear as a dellegation
*" atch a rneeting
'fb learn rTiore about this projeCt�, i1r)CIUding
g
inforimation on YOUr appeal rights, vusit„
www.kitchener.ca/
PlanningApplications
or coritact:
Brian Bateman, Senior Ptanner
brianbateman( kitchener.ca
S183.8905
The City of Klitcheneir WH consider applications to amend the Officjall Plain and Zoning
By-law 2019-051 to facilitate the development of a 3 -storey, multiple dwelling with 16
dwelfing units, having a IFlloolr Space Ratio (FSR) of 0. 4, a redUced side yard setback, 8
parking, spacesand 8 bicyclle spaces oin the SUbject lands.
Page 22 of 56
Attachment "A" Proposed Official Plan Amendment
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee — May 12, 2025
Page 23 of 56
Attachment "A" Proposed Official Plan Amendment
APPENDIX 3 Minutes of the Meeting of City Council — May 26, 2025
10
Page 24 of 56
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follows:
Attachment "B"
PROPOSED BY — LAW
, 2025
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 2019-051, as amended, known
as the Zoning By-law for the City of Kitchener
— 2597316 Ontario Corp. and Brandon Robert Corman
— 44 and 50 Arlington Boulevard)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
Zoning Grid Schedule Number 194 of Appendix "A" to By-law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise Residential Two
Zone (RES -2) to Low Rise Residential Five Zone (RES -5) with Site Specific Provision (429) and
Holding Provision (112H).
2. Zoning Grid Schedule Number 194 of Appendix "A" to By-law Number 2019-051 is hereby
further amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
3. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (429) thereto as
follows:
"429. Notwithstanding Tables 5-5 and 7-6 of this By-law within the lands zoned Low Rise
Residential Five Zone (RES -5) and shown as affected by this subsection on Zoning
Grid Schedule Number 194 of Appendix 'A', the following site-specific regulations
shall apply:
a) The minimum number of parking spaces to be provided shall be 8 parking
spaces for a total of 16 dwelling units with 1 parking space designated for
Visitor Parking.
b) The maximum Floor Space Ratio shall be 0.84.
C) The minimum Interior Side Yard Setback shall be 2.2 metres.
d) The minimum Front Yard setback to the stairs shall be 4.5 metres."
Page 26 of 56
Attachment "B"
4. Section 20 of By-law 2019-051 is hereby amended by adding Holding Provision 112H thereto
as follows:
112H. Notwithstanding Section 7 of this By-law within the lands zoned Low Rise Residential
Five Zone (RES -5) and shown as being affected by this subsection on Zoning Grid
Schedule Number 194 of Appendix "A";
a) That a Holding Provision shall apply until a satisfactory preliminary and detailed
stationary Noise Study has been completed, approved and implementation
measures addressed to the satisfaction of the City."
5. This by-law shall become effective only if Official Plan Amendment No. (44 and50
Arlington Boulevard) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O.
1990, c. P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this day of
2025.
Mayor
Clerk
Page 27 of 56
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NOTICE OF PUBLIC MEETING
fora development in yourneighbourhood
//
44-50 Arlington Boulevard 11, , .� MF; �a "
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
.n.� Date: May 12, 2025
u
Location: Council Chambers,
a
" Kitchener City Hall
a 200, King Street West
o 'V'irtual Zoom Meeting
Go to kitchener.ca/meetings
-- - e and select:
• Current agendas and reports
Concept Site Plan (posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
www.kitchenenca/
�" "" PlanningApplications
or contact:
IIR e s li d e nrll. II a 11. , i 6 8 Ve 111 e Et
r�
Brian Bateman, Senior Planner
ta(.I<��d 1�. we111101 tg, +8 &ICY6,R brian.bateman@kitchener.ca
0 \,'t II"" 11 ,.
;„,�1 rV Q "G IIS II II "
519.783.8905
The City of Kitchener will consider applications to amend the Official Plan and Zoning
By-law 2019-051 to facilitate the development of a 3 -storey, multiple dwelling with 16
dwelling units, having a Floor Space Ratio (FSR) of 0.84, a reduced side yard setback, 8
parking spaces and 8 bicycle spaces on the subject lands.
Page 29 of 56
From: Tony Soares
Sent: Monday, February 3, 2025 12:30 AM
To: Brian Bateman
Subject: Concept Site Plan 44-50 Arlington Blvd
Follow Up Flag: Follow up
Flag Status: Flagged
You don't often get email from Learn why this is important
Hello Brian,
My Name is Tony, a neighbor of the proposed site on Arlington Avenue.
I would just like to express my thoughts on the plans proposed.
I did review and like the storm water collection plan. It seems to address my first concern of
surface water collection and flow direction. Arlington Blvd has a higher grade then the
properties to the west and continues a slope towards Pinecrest. This has created flooding into
garages and backyards during heavy rain and snow melt. With the introduction of non
permeable parking surfaces, the proposed underground storage should address any flooding.
Another site map proposal listed is the location of the waste collection bins. Is this something
that can be relocated to the end of the parking lot? (west side). I see the proposed location as
being very easy for the illegal dumping of garbage in the bin or Infront of the bins if they are
locked. These bins can not accommodate bulk items or anything that dose not fit through the
door and in most cases items are left regardless and exposed to the elements
On a street view stand point, they will also be highly exposed to car traffic and pedestrian traffic
even if scrubs are placed around them. This could also create an extra parking space in that
location if move to the back .
I also see proposed fencing placed around the perimeter of the property. The proposal states
that the fence will be placed on the property line. My understanding is when placed on the
property line the fence becomes a shared responsibility of the 2 properties. With this property
having higher usage , more vehicles, more visitors, snow removal or snow being pushing against
the fence damage will and continue to happen. Vehicle parking will also be perpendicular to the
fence, contact and bumping does happen more frequently in this case. Even with the planter
overhang, shrubs in the 800mm green space contact can happen. Only takes a pickup truck with
a trailer hitch backing in and the fence has a hole.
In this case, I would request the fence be placed within the property of the proposed site plan
to avoid my possible involvement of fence repair or insurance claims. It would also avoid
disturbing the existing curb which is 25mm from the property line with the concrete post
support holes.
Thank you for taking the time to review this email. Any feed back will be appreciated.
Page 30 of 56
Tony
Page 31 of 56
From:
Navdeep Basin
Sent:
Friday, January 31, 2025 10:55 AM
To:
Brian Bateman
Cc:
Dave Schnider
Subject: Re: Objection to Proposed Development & Request for Applicable Bylaws -
44-50 Arlington Boulevard, Kitchener
Some people who received this message don't often get email from _ Learn why this is
important
Dear Brian,
am writing to formally object to the proposed development at Project - 44-50 Arlington
Boulevard, Kitchener, and to request information regarding the bylaws and regulations
governing this proposed change. As a resident and homeowner in this community, I have
significant concerns about the potential adverse effects this development will have on our
neighborhood.
Firstly, the introduction of a high-density development will likely lead to a depreciation in
the value of existing detached homes. The character and appeal of our neighborhood are
rooted in low-density residential living, and altering this dynamic may have long-term
financial and social consequences for current homeowners.
Secondly, increased traffic congestion is a major concern. The existing infrastructure is not
designed to accommodate a substantial rise in vehicle volume, which may lead to safety
hazards, especially for pedestrians and young children. The strain on public services and
Local. amenities will further diminish the quality of life for residents.
Another major concern is the inadequacy of parking provisions. The proposed
development includes only eight parking spaces for 16 dwelling units, which is insufficient
to accommodate the potential number of residents and visitors. Any overflow of vehicles
will inevitably spill onto residential streets, creating congestion, safety issues, and
unnecessary disruption for current homeowners. The lack of proper parking planning will
exacerbate traffic conditions and lead to disputes over street parking
In light of these concerns, I respectfully request access to the applicable zoning bylaws
and municipal regulations that govern this proposed development. I would appreciate
clarification on how this proposal aligns with existing policies and whether any zoning
amendments are being considered. Additionally, I would like to be informed of any public
consultations or hearings regarding this matter.
I trust that our concerns will be given due consideration, and I look forward to your
response. Please provide the requested information at your earliest convenience.
Page 32 of 56
Sincerely,
Navdeep Kaur Bhasin
Arlington Blvd, Kitchener, N2A 2G9
Contact Information -
On Fri, Jan 31, 2025 at 10:48 AM Navdeep Basin wrote:
Dear Brian,
am writing to formally object to the proposed development at Project - 44-50 Arlington
Boulevard, Kitchener, and to request information regarding the bylaws and regulations
governing this proposed change. As a resident and homeowner in this community, I have
significant concerns about the potential adverse effects this development will have on our
neighborhood.
Firstly, the introduction of a high-density development will likely lead to a depreciation in
the value of existing detached homes. The character and appeal of our neighborhood are
rooted in low-density residential living, and altering this dynamic may have long-term
financial and social consequences for current homeowners.
Secondly, increased traffic congestion is a major concern. The existing infrastructure is
not designed to accommodate a substantial rise in vehicle volume, which may lead to
safety hazards, especially for pedestrians and young children. The strain on public
services and local amenities will further diminish the quality of life for residents.
Another major concern is the inadequacy of parking provisions. The proposed
development includes only eight parking spaces for 16 dwelling units, which is insufficient
to accommodate the potential number of residents and visitors. Any overflow of vehicles
will inevitably spill onto residential streets, creating congestion, safety issues, and
unnecessary disruption for current homeowners. The lack of proper parking planning will
exacerbate traffic conditions and lead to disputes over street parking
In light of these concerns, I respectfully request access to the applicable zoning bylaws
and municipal regulations that govern this proposed development. I would appreciate
clarification on how this proposal aligns with existing policies and whether any zoning
amendments are being considered. Additionally, I would like to be informed of any public
consultations or hearings regarding this matter.
I trust that our concerns will be given due consideration, and I look forward to your
response. Please provide the requested information at your earliest convenience.
Page 33 of 56
Sincerely,
Navdeep Kaur Bhasin
Arlington Blvd, Kitchener, N2A 2G9
Contact Information -
Page 34 of 56
From: NiaUK4e|anson
Sent: Friday, January Z4'ZUZ511:1UAM
To: Brian Bateman
Cm: ParmiTak|;Sandra Swanton
Subject: 44'5OArlington Blvd, ZBA24/O31/A/88 Engineering &KUclearance
Good morning Brian
Please be advised that Engineering and KU can provide our clearances for the ZBA application.
Cheers
Niall Me|anson, C.E.T.
Project Manager, Engineering owmon' City ofKitchener
519-783-8444
zno King St. vv, Kitchener, ON moa 4s7
Page 35 of 56
City of Kitchener
OPA & ZBA Comment Form
Project Address: 44-50 Arlington Blvd
Application Type: Official Plan Amendment & Zoning Bylaw Amendment
Comments Of: Planning- Urban Design
Commenter's Name: Rojan Mohammadi
Email: Rojan.mohammadi@kitchener.ca
Phone: 519-783-8914
Date of Comments: February 4, 2025
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
X❑ No meeting to be held.
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
• Urban Design Brief (June 2024), prepared by K. SMART Associates Limited.
• Tree Management Plan (July 2024), prepared by Hill Design.
• Site plan, prepared by EDGE Architects LTD.
• Planning Justification Report (June 2024), prepared by K. SMART Associates Limited.
2. Site -Specific Comments & Issues:
• There is a lack of at -grade amenity space on-site, and the urban design brief does not explain
why it has not been included. Please provide a justification, as on-site amenity areas are
essential for residents. Additionally, there is an opportunity to utilize the east side of the site for
this purpose. For reference, 115 Margaret Avenue includes a shade structure and seating to
meet the requirement.
• The site plan should be in city template format. Please ensure to indicate on the site plan that
snow is being shipped off-site.
• Class A bike parking storage should be shown on the site plan.
• Any existing or proposed fencing should be shown on the plan.
• For trees number 1, 10 and 11, consent letters are required for removal.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 36 of 56
0 Tree number 12 is located with ROW, its removal requires compensation, please coordinate
with Parks Planning.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 37 of 56
City of Kitchener
Parking Study comments
Application type:
Official Plan Amendment OPA24/016/A/BB
Zoning By-law Amendment ZBA24/031/A/BB
Comments of:
Transportation
Commenter's name:
Dave Seller
Email:
Dave.Seller@kitchener.ca
Phone:
(519) 783-8152
Date of comments:
April 8, 2025
Project address:
44-50 Arlington Boulevard
Preamble
Paradigm Transportation Solutions Limited was retained by the applicant and submitted a Parking Study,
Access and Circulation Review (March 2025). Transportation Services reviewed the report and offer the
following comments.
Development proposal
The applicant is proposing a three and a half storey building containing 16 dwelling units. Access to the
development is proposed via Arlington Boulevard, which provides access to a total of 8 surface parking
spaces.
Estimated parking demand analysis
The analysis includes a combination review of auto ownership, ITE rates and proxy site locations within
Kitchener/Cambridge. The results indicated a maximum residential parking demand between 0.75 and
1.10 spaces per unit (12 and 18 spaces).
The applicant proposes 0.50 spaces per unit (8 spaces) which is less than the result above. However, a
reduction in vehicle parking will not solely control vehicle parking demand. Transportation Demand
Management (TDM) strategies need to be convenient and accessible for residents. Below are TDM
strategies that are both appropriate and available and will assist in reducing vehicle demand if utilized
by residents.
Unbundling parking from the cost of a unit is an effective parking management tool. Unbundled parking
allows residents to only pay for parking that they need, rather than the cost being automatically
included with the unit.
The walkability for pedestrians accessing the site and surrounding area can easily be achieved, as
sidewalks are provided generally on both sides of roadways in the surrounding area which provide
access to commercial shopping plaza and grocery store, less than a 10 minute's walk from this
development.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 38 of 56
There are two existing Grand River Transit (GRT) stops less than 400 m from this development, GRT
routes 8 and 28. These routes provide good connectivity to a broader transit network and key
destinations within the Region of Waterloo including shopping centres, downtown areas, ION stations
and post secondary education institutions.
Site circulation analysis
The circulation analysis included the following design vehicles:
• Light Single Unit (LSU) - acceptable
• SU9 (HSU) - acceptable
• Molok garbage truck - acceptable
The city recognizes the sites limitations for the design vehicle access and therefore support the SU9 and
Molok truck reversing onto Arlington Boulevard, while the LSU can enter/exit the site in a forward
motion.
Conclusions
Transportation Services can support the proposed 0.5 spaces per unit based on Paradigms thorough
analysis provided that the following items must be part of the development.
• Parking spaces must be unbundled from the cost of a unit.
• As part of the development of this site, a concrete sidewalk must be installed by the applicant along
the entire Arlington Boulevard frontage to allow pedestrians that connectivity to the existing
sidewalk at Weber Street.
• One parking space must be allocated for visitor parking. The parking space cannot be the barrier
free parking space.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 39 of 56
Brian Bateman
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Bateman,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. reeg ionofwaterloo.ca
Will Towns: 519-616-1868
File: D17/2/24016
C14/2/24031
March 31, 2025
Re: Official Plan Amendment OPA24/016 and Zoning By-law
Amendment ZBA24/031
44-50 Arlington Boulevard
2597316 Ontario Corp. c/o K. Smart Associates Ltd.
City of Kitchener
Regional comments
Regional staff have received site-specific Official Plan amendment (OPA) and zoning
by-law amendment (ZBA) applications for a development proposal at 44-50 Arlington
Boulevard in the City of Kitchener. The applicant proposes to demolish the existing
single -detached dwellings and develop the consolidated parcel with a 16 -unit stacked
townhouse complex. Vehicular access is proposed via Arlington Blvd with pedestrian
access to Weber Street East. Eight parking spaces (one accessible) are proposed as
well, as identified in the site plan and civil package. Note that the Region provided pre-
submission comments on a similar (12 -unit) concept in August 2023.
The lands are located in the Urban Area and Delineated Built Up Area in the Regional
Official Plan (now an official plan of the City of Kitchener); designated Low Rise
Residential (Map 3) in the City's Official Plan; and zoned Low Rise Residential Two
(RES -2). The OPA seeks to permit a floor -space ratio (FSR) of 0.84 (where 0.6-0.75 is
permitted). The ZBA proposes to change the zone category to RES -5 to permit the
proposed built form (multiple dwelling building) and seeks relief from minimum interior
side -yard setback, minimum parking, and maximum FSR requirements.
The Region has had the opportunity to review the proposal and offers the following
comments.
Document Number: 4869174
Version: 2
Page 1 of 6
Page 40 of 56
Corridor Planning
Environmental Noise Study
At this location, the proposed development may encounter environmental noise sources
due to Weber Street East (Regional Road No. 8). It is the responsibility of the applicant
to ensure the proposed noise sensitive development is not adversely affected by
anticipated noise impacts. A study entitled Road Traffic and Stationary Noise Impact
Study, 44-50 Arlington Boulevard, Kitchener, Ontario dated March 21, 2024 and
prepared by JJ Acoustic Engineering Ltd. has been submitted.
Regional staff have reviewed the road traffic noise component of this study and have no
concerns with the findings, and provide the following comments related to acceptance
and implementation:
- The report indicates that the dominant source of noise impacting the site is Regional
Road #8 (Weber Street East).
- The report indicates that the acoustical impacts are above acceptable levels and
mitigation, including warning clauses and the provision for air conditioning is
required to ensure indoor noise levels do not exceed acceptable levels noted in
NPC -300 and NPC -216.
- The report notes that the requirements of the Ontario Building Code (OBC) will
provide adequate sound insulation
- Regional staff have no concern with the noise study as submitted and concur with
its findings and recommendation. Since the dominant noise source — Weber Street
East — is a roadway under the Region's jurisdiction, an agreement between the
Region and Owner/Developer to implement the recommendations of the noise study
will be required.
- Specifically, as part of a future consent or plan of condominium application, the
owner will be required to enter into an agreement with the Region of Waterloo to
ensure that the following noise warning clauses are registered on title for all
dwelling units and included in any and all agreements and offers of purchase and
sale, lease/rental agreements, and condominium declarations.
Type A:
Purchasers/tenants are advised that sound levels due to increasing road traffic may
on occasionally interfere with some activities of the dwelling occupants as the sound
levels exceed the sound level limits of the Municipality and the Ministry of the
Environment, Conservation and Parks.
Type C:
This dwelling unit has been designed with the provision for adding central air
conditioning at the occupant's discretion. Installation of central air conditioning by
the occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Municipality and the Ministry of the Environment,
Conservation and Parks.
Document Number: 4869174 Version: 2 Page 2 of 6
Page 41 of 56
Prior to the issuance of any building permits, a Professional Engineer must certify
that the noise attenuation measures are incorporated in the building plans and upon
completion of construction, a Professional Engineer should certify that the dwelling
units have been constructed accordingly.
Conditions of Future Site Plan Application Approval
Road Widening
The subject lands have direct frontage on Regional Road No. 8 (Weber Street East),
which has a designated road width of 26.213 metres as per Schedule `A' of the
Regional Official Plan (ROP). Regional staff estimate that an approximate road
widening of 2 metres will be required along the Weber Street East frontage of the
proposed development. A daylight triangle (DLT) of 7.62 by 7.62 metres will also be
required at the intersection of Weber Street East and Arlington Boulevard. The
Owner/Applicant must engage an OLS to prepare a draft reference plan which
illustrates the required road allowance widening. Prior to registering the reference plan,
the OLS should submit a draft copy of the plan to the Transportation Planner
(kfluit(a-)regionofwaterloo.ca) for review. An electronic copy of the registered plan is to be
emailed to the Transportation Planner. Further instructions will come from the Region's
Legal Assistant regarding document preparation and registration.
It is recommended that the OLS contact Regional staff to discuss the road widening
prior to preparing the Reference Plan. The land must be dedicated to the Region for
road allowance purposes and must be dedicated without cost and free of encumbrance.
All land dedications must be identified on the site plan. Please ensure the road widening
lands are excluded from any future Record of Site Condition (RSC) filing for the overall
property, if one is required.
Stormwater Management & Site Grading
Regional staff have received and reviewed the report entitled Functional Servicing
Report for 44 Arlington Boulevard, dated April 3, 2024, and the Existing Conditions and
Removals Plan, Grading Plan, and Servicing Plan dated April 26, 2024, all prepared by
K. Smart Associates Ltd. Regional staff have no concerns at this time, but note that
detailed servicing, grading, landscaping, and existing conditions/removals plans are
required for review as part of a future site plan application.
The site must be graded in accordance with the approved plan and the Regional road
allowance must be restored to the Region's satisfaction. Please be advised that any
new servicing connections or updates to existing servicing would require Regional
approval through a separate process of Municipal Consent.
Other
A pre -consultation fee of $300 and review fee of $805 will be required for the review and
approval of a future site plan application
Document Number: 4869174 Version: 2 Page 3 of 6
Page 42 of 56
Region of Waterloo International Airport
Staff from the Region of Waterloo International Airport have reviewed the application
and have no concerns with this proposed development. The lands are located within the
federal Airport Zoning Regulations area, with an allowable height of 415 metres above
sea level (ASL). The drawings demonstrate a proposed maximum building height of 11
metres. Assuming a floor elevation of 327 metres ASL, the building would have
approximately 77 metres of clearance for any cranes, which is more then sufficient.
Please note that despite the above, the developer will still need to submit a Land Use
application to Nav Canada for the building and any cranes, and obtain a letter of no
objection to the Region's satisfaction.
Source Water Protection & Risk Management
This site is located in a wellhead protection sensitivity area as identified on Map 6 of the
ROP, a Chloride Issue Contributing Area, and a source protection area subject to Part
IV of the Clean Water Act (WHPA C-4 associated with the Parkway Wellfield).
In line with Clean Water Act requirements, the Region's Risk Management Official
advises that a provisional risk management plan (RMP) has been negotiated for the
development. The Risk Management Official has confirmed that the Section 59 Notice
submitted is valid for the purposes of the OPA and ZBA applications.The
owner/applicant is advised that the provisional RMP expires prior to site plan, and
negotiation of a full RMP will be required before a Section 59 Notice valid for the site
plan application can be issued. The owner/applicant is advised to contact the Risk
Management Official (rmo(a)regionofwaterloo.ca) to do so. Please allow for sufficient
time to negotiate the full RMP, as an updated Notice will not be issued until a signed
RMP update is complete.
In addition, and in keeping with Regional Council's position within wellhead protection
areas, a prohibition on geothermal energy is required within the amending zoning by-
law for this application. The required wording for the prohibition is:
Geothermal Wells are prohibited on site. A geothermal well is defined as
a vertical well, borehole or pipe installation used for geothermal systems,
ground -source heat pump systems, geo-exchange systems or earth
energy systems for heating or cooling; including open -loop and closed-
loop vertical borehole systems. A geothermal well does not include a
horizontal system where construction or excavation occurs to depths less
than five meters unless the protective geologic layers overlaying a
vulnerable aquifer have been removed through construction or
excavation.
Document Number: 4869174 Version: 2 Page 4 of 6
Page 43 of 56
Regional staff note that infiltration of stormwater from parking surfaces is proposed. The
proponent should be advised that the Region does not support the infiltration of
chloride -laden runoff from paved areas at this location; however, infiltration of clean roof
runoff may be accepted. Similarly, permanent dewatering (passive or active) is
prohibited at this location; below -grade infrastructure requiring dry conditions (e.g.
footings, pilings, underground parking, etc.) should be waterproofed in lieu of
dewatering infrastructure.
Housing Services
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
Regional Strategic Plan, 2023-2027
o Strategic Priority 1 is "Homes for All.
10 -Year Housing and Homelessness Plan
o Outlines a target for affordable housing the Region — that 30 percent of all
new residential development between 2019 and 2041 in the Region be
affordable to low- and moderate -income households.
Building Better Futures Framework
o Demonstrates Regional plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
The Region supports the provision of a full range of housing options, including
affordable housing. Should this development application move forward, staff support the
applicant's interest in considering the provision of a number of affordable housing units
on the site. Affordable housing is defined in the Provincial Planning Statement 2024
(PPS 2024) and rent levels and house prices that are considered affordable are
identified locally in provincial bulletins. This information should be reviewed by the
applicant.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs and mechanisms to
support a defined level of affordability. Please do not hesitate to contact Housing
Services staff directly at JMaanMiedemaCa)regionofwaterloo.ca or 226-753-9593 should
you have any questions or wish to discuss in more detail.
Environmental Threats & Site Contamination (Advisory)
The Region's Threats Inventory Database does not identify any environmental threats
on the subject lands associated with past land uses. Note that the heating oil tank in the
basement of one of the existing buildings identified in Regional pre -submission
comments from 2023 is no longer considered a "medium" hazard in the Region's
Implementation Guideline for the Review of Development Applications on or Adjacent to
Known and Potentially Contaminated Sites (as per Section 2.1.3.1 of ROP).
Document Number: 4869174 Version: 2 Page S of 6
Page 44 of 56
Fees
The Region is in receipt of the ZBA ($3,000) review fee required by Regional By-law 24-
052. Regional staff will follow up with the applicant to confirm additional fees if and as
applicable.
Conclusions & Next Steps
Regional staff have no objection to this application, provided:
- The amending zoning by-law includes a site-specific geothermal energy
prohibition as outlined above.
Please be advised that any future development on the lands subject to the above -noted
application will be subject to the provisions of Regional Development Charge By-law 19-
037 or any successor thereof.
Further, please accept this letter as our request for a copy of the decision pertaining to
this application. Should you have any questions, please do not hesitate to contact the
undersigned.
Yours truly,
Will Towns, RPP
Senior Planner
cc. Zaid Kashef Al Ghetaa, K. Smart Associates Ltd. (Applicant)
Brandon Corman, 2597316 Ontario Corp. (Owner)
Document Number: 4869174 Version: 2 Page 6 of 6
Page 45 of 56
From: Jennifer Arends
Sent: Tuesday, January 7, 2025 11:27 AM
To: Brian Bateman
Subject: FW: Circulation for Comment - OPA/ZBA (44-50 Arlington Boulevard)
Attachments: department agency letter-Arlington.pdf
Hi Brian,
Fire doesn't have any concerns with the re -zoning or OPA.
Can you please provide the applicant with a copy of the Emergency Service Policy -, Ih F_f, QGlE;_N_CY._S_ERVIICE.
POII..IICY
.................................
They will need to comply with it for site plan and building permit stages and it's easier if they have it
early in the process. I can see some issues with fire access from the drawing they've provided.
Thank you,
Jennifer Arends
Fire Prevention Officer I City of Kitchener
519-783-7983 1 jj Irirnii; lr;,, lr ,rn ,.... kii�cheneir„ce
From: Fire Prevention SM <FiirePreventlion kiitchener.ca>
................................................................................(.......................................c......
Sent: Tuesday, January 7, 2025 10:54 AM
To: Jennifer Arends <,Jenn.iifeir.Airen.dskiitdhenerxa>
.......................................................................................................................................
Subject: FW: Circulation for Comment - OPA/ZBA (44-50 Arlington Boulevard)
From: Christine Kompter <Chro_s.d n_e.alK.c_r u.pteu C kotchiener.ca>
Sent: Monday, January 6, 2025 2:28 PM
To: MTO - Jeremiah Johnston (IgEg. r.i h JoOnnst a_n Ton aric .ca)<jleremuahoiohnston@Dontario.ca>;
_DL Team DSD -Planning <,rea.mlf S_ -i'V_ roru.i:ing.. _ku Un ru_ _ro >; Bell <c r u l t.oro:s. ?_ I.V.._ >; Darren Kropf
<.12-a ur.gun_._K.E..o.pf kite en r.ca>; Dave Seller <[� ve S .IV_ _r.�_kitche n ir.ca>; David Paetz
..............
<If)avud_._Pa_e.tz_ k< tc0i_e_ner._oa>; Enbridge - Lewis Oatway <V_ewis.oatwa..y....�.�._eJn_ ro eg couvu>; Subdivisions
(SM) <Su.bd:ivus..ioris. _kitc_hen.er._ca>; Enova Power Corp. - Greig Cameron
<riirrm.e.r.csrn.e1nvinr..rrr>; Enova Power Corp. - Shaun Wang
< Ih_au rn ing ern v In y it ooim>; Fire Prevention (SM) <If:iiire_Pireventiion.@..! itclhe1ner.ca>; French
Catholic School Board<plliniiiic.iicrincsc.rmarnyiniir:o>; Grand River Hospital - Sylvia Rodas
<Syllvii ._C�crd s +x rrlh�s.p.oin:c�>; GRCA - Planning (rnl�rnrniiingC7�a ir�in�.iri'iy�ir c�.) <IE�i_�_!n.inliing. ?. ir�inc�_river.ca>;
...... .
Landuse Planning <) indu�ase.pIlqrn.rn.iiing InyJroorne ooim>; Justin Readman<J ..us.�iiin.i�eadiriain�I�iitclhe1ner.ca>;
.....
Katherine Hughes <lKatlheiriiine:_Huglh_�s_ .Ikitclheine1 oa>; Mike Seiling <lMilIce S_eii.liirng. I incl einer.c >;
..
Page 46 of 56
NavCAN <cs�innmerc_aI_Ire.11ai�o n.s _rnger� rn. _d'_g....g�>; Ontario Power Generation
<Executuvevp.Vawanddev0o ment@op.,g comm>; Park Planning (SM) <Parlk.lNannung@kitclhener.ca>;
:........................................................
Regional Clerk <re uonaVclerk e re uoncfwatedoo.ca>; Region - Howard Chang
(5Chg.u2g@reguonofwaterloo.ca) <SC_07a_rr. re uonofwaterloo.ca>; Planning Applications
<p0anr- ingapp_V.i_ca.ti_guns..__r .guonof a.terl_oo.._ca>; Region of Waterloo International Airport
<npdVa'iirl ortconstruct'or reg'p'_c r ofwa_tedoo.c .>; Property Data Administrator (SM)
<Prol DataAdmm'in@kutchener.ca>; Rogers <,s p nr:::permut.s@rd rogers.com>; Stefan Hajgato
.................
<Stefan.111 1,g��a�_�?._kiitclh�in�irac.�>; Sylvie Eastman <S llviie._as.tirn�r� Ir%tclhrneir:ca>; UW-WUSA (Feds)
.............................................
a_!g>; Viamonde School Board - Daniel Stojc <s.try d r .yii moinde._c >;
WCDSB -Planning <ipllariniiingonrcIc>; WRDSB - Planning <ipll_in_r2.i_In.girdslb ca>
.................
Cc: Brian Bateman <irii:ain.B9 t main kiitclheiner.ca>
..........................................................
Subject: Circulation for Comment - OPA/ZBA (44-50 Arlington Boulevard)
Please see attached. Additional documentation can be found in AMANDA folders 24 132173 & 24
132175 (City staff) and Slha re_Flil_e. (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner Ibriian.Ibateman c�.! irtclhener.ca; 519-783-8905 .
(......................................................................�............................................................. )
Christine Kompter
Administrative Assistant I Development Services Department - Planning I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7
(NEW) 519-783-81471 TTY 1-866-969-9994 1 christine.kompter@kitchener.ca
1111177
ffio
Page 47 of 56
From: Parmi Takk
Sent: Thursday, January 9, 2025 3:50 PM
To: Niall Melanson; _DL_Team_INS-KitchenerWaterQuality
Cc: Brian Bateman
Subject: RE: 44-50 Arlington Blvd, ZBA24/031/A/BB - Water Distribution Report
Hi Niall,
Yes, we can provide clearance for the ZBA Application,
Parmi
From: Niall Melanson <IN( 11.I..l e.l_ainso ne lkttclrro in � c >
Sent: Thursday, January 9, 2025 3:41 PM
To: Parmi Takk <{ Lmn�.1�.aNeIk.L itclhein it c >; _DL_Team _INS-KitchenerWaterQuality
<IKltclheneirWateirQu li:ty. Ikitclh�rn�o.a �>
...............
Cc: Brian Bateman <IE3Ll_ain t rrrinV<tclhu�r:c>
Subject: RE: 44-50 Arlington Blvd, ZBA24/031/A/BB - Water Distribution Report
Hello Parmi.
Thank you. I've looked at your comments and if I understand them correctly, KU can provide your
clearance for the ZBA application? Design flows are available? Fire flow design would be completed at
the time of Site Plan Approval.
Please advise.
Niall Melanson, C.E.T.
Project Manager, Development Engineering, City of Kitchener
nja.11.:_meI_a nsan..r ki.tchener.,ca, 519 -783-8444
200 King 5t. W., Kitchener, ON N2G 4G7
From: Parmi Takk <I Lmng,t lelk ls.i :.clhenenr.._c�>
Sent: Thursday, January 9, 2025 3:38 PM
To: Niall Melanson <NiallI.........................................I.rl<itclhen t ca>; _DL_Team_INS-KitchenerWaterQualityILii._i
<KatclheineirWateirQ �IItY.c _!kitclherner.ca>
.....................
Cc: Brian Bateman <IE1frl:ain t miniktclhinir:c>
Subject: RE: 44-50 Arlington Blvd, ZBA24/031/A/BB - Water Distribution Report
Hi Niall,
I have a few comments:
1. A valve is also required at the property line
2. They conducted the design flow requirements, I have attached a document of the fire flow
requirements so this can be done as part of the next step
3. As an fyi, if the customer is considering multi -metering, I have attached our requirements as it
may impact their design and we would like them to get ahead of it,
Thank -you,
Page 48 of 56
Parmi
From: Niall Melanson <IN.ii .ILL..IM_e..I..ans irk_ .Ikirtclhein_ .ir a,>
Sent: Wednesday, January 8, 2025 11:22 AM
To:_DL_Team_INS-KitchenerWaterQuality <Kfitclh_ .in it t .irQLu2.li.I.K@ll<itclhener.ca>
Cc: Brian Bateman <IE lrii_ .int _m_ In_�.I it.clhein_e.ir..ga.>
Subject: 44-50 Arlington Blvd, ZBA24/031/A/BB - Water Distribution Report
Hello
Can one of you please review the attached FSR and advise if you have any comments?
Thanks
Niall Melanson, C.E.T.
Project Manager, Development Engineering, City of Kitchener
nj.Il,,_mel_nsan..@ki.lchener.,ca, 519-783-8444
200 King St. W., Kitchener, ON N2G 4G7
Page 49 of 56
From: Angela Wang <awang@grandriver.ca>
Sent: Monday, January 13, 2025 12:36 PM
To: Brian Bateman
Subject: RE: Circulation for Comment - OPA/ZBA (44-50 Arlington Boulevard)
Hi Brian,
Please be advised that the subject lands are not regulated by the GRCA under Ontario
Regulation 41/24. As such, we will not be providing comments on these applications.
Kind regards,
Angellla Waaing
Iinteirirm edia to l[ es,ru.urceIRk,,Dirnir eir
Grairid 1Rlimreit Conservation Authority
400 Clyde Rd
Cambridge, ON N1 R 5W6
Office: 519-621-2763 ext. 2270
Email: w . inmg„@� irandiri�reir.ca
✓ ✓ .:. irarndiriiv��Yir.ca 1I .p.! .!Q.!A...riij.lh......u!...._glrl...:sad,qii, ,ll......irn;Ie....li a..
From: Christine Kompter < Ihlrii_stir.in_.:.IICr.rn7.�pteirSkirtclneneir.ca>
Sent: January 6, 2025 2:28 PM
To: MTO - Jeremiah Johnston (1_!!�rr rnfi.�_In.:Jolhin.st.anin.. oni irii_p.._cg) <u it rriii In:jplhinstpin �inrt _ i.o. ca>;
—DL—Team—DSD-Planning <'.F. a_inmD.,S_. D.-P.[a nn.Jng_( kiita lhern rr. >; Bell < iirrcu 11 tiir rns elll c >; Darren I<ropf
<ti rr rn.ICra�.rnff@_�i .Ih�rn r ca>, Dave Seller <,Dave Selller@l itch.enerr ca>, David Paetz
............ .... .........
<David.Paetz.@..!' Rclhen.er,_c�>; Enbridge - Lewis Oatway <Iliatway.@_�omlkno or�g�.cr�rnn>; Subdivisions
.......... .....................................................................
(SM) <Subdi e sio n.s _Ile.itclhen.er._ca>; Enova Power Corp. - Greig Cameron
<grig.ornrrsrnrncav12p�nrr om>; Enova Power Corp. - Shaun Wang
<slh uarn.._wmg rnp ra12p it amine>; Fire Prevention (SM) <Ifi_lre_I�_reventir�.in Il<itclh r7e r c >; French
Catholic School Board <lifanueoctopnncsccrroyarrur>, Grand River Hospital - Sylvia Rodas
<.yVnru.Rrmd_ s.@.gr 6ns.lm..emun,c>; Planning <prurnirnggronrorrr c>; Landuse Planning
........
<� ro us D rrrnorn.g_ .y ranrar7 .::a prrr>; Justin Readman <fins.sti_rn_._[leadrna.n..@.kitche_rr .r::ora>; Katherine
Hughes <Katheri n_e�_._a..iu g.hes ?ku_ta OO o_ _Uo_c .>; Mike Seiling <Miko Sego r7gtitchener.ca>; NavCAN
<commercua.VreVations....@_r gy!n g_rn_ c8gacg>; Ontario Power Generation
..............................................................................................
<E.u.tilye.y.p.11awanddevelloprment@o1n. com>; Park Planning (SM) <If a.rrllk._PJ. rn_mii.rng itclheineir.ca>;
Regional Clerk <.r. iioinallclerlk@red iioinofwaterlloo.ca>; Region -Howard Chang
(;SQl g.!2B@ire iionofwaterloo.ca)<SClha_IngOrggionofwater'loo.ca>; Planning Applications
<.1 Ilanrn'iin a Ilicatioins ire iionofwaterloo.ca>; Region of Waterloo International Airport
< d.11_g.:isIr a lrtcon_s.tr.uctiic�.rn..«.rr gj nofwaterlloaa.ca>; Property Data Administrator (SM)
<{rrIP_Ct¢iTni.rn...lirtclhelnrra>; Rogers<sa�grr:::.l2rrrrirtscrii.rrngrs:rrn>; Stefan Hajgato
<Stelan 111jgata kiitclheineir ca>; Sylvie Eastman <Syllviie E stmarn_@.!citclhern.elr:_ca>; UW-WUSA (Feds)
........
Viamonde School Board - Daniel Stojc <s.to.c .. cs iearrr in d r .c >;
WCDSB -Planning <1211 rnrniring@`nrc WRDSB - Planning <11p..11_q!2.9.i_ing .vnrrrr slb.r >
Cc: Brian Bateman <Birii_are:_B t rn en .l irtdhein_er ca.>
Subject: Circulation for Comment - OPA/ZBA (44-50 Arlington Boulevard)
Page 50 of 56
Please see attached. Additional documentation can be found in AMANDA folders 24 132173 & 24
132175 (City staff) and ;S6hau- _ .J.l_e. (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner bUuan.bateman kut..heneU.ca; 519-783-8905).
..........................................................
Christine Kompter
Administrative Assistant I Development Services Department - Planning I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7
(NEW) 519-783-81471 TTY 1-866-969-9994 1 christine.kompter@I<itchener.ca
Page 51 of 56
From: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>
Sent: Monday, January 13, 2025 3:32 PM
To: Brian Bateman
Subject: RE: MTO Highway Corridor Management New Correspondence sent for Land
Development Review request MTO-LD-2025-31L-000003 / Nouvelle
correspondance concernant la demande d'examen d'amenagement de terres
no MTO-LD-2025-31L-000003 envoyee par la Gestion des co
Attachments: RE_ Circulation for Comment - OPA_ZBA (44-50 Arlington Boulevard).msg
IHii Iiliriian,
INothing further its required Iby IM FO for the OP /2Jf3 , however IM FO Ipeirimiits wiillll Ibe
required, so IM 1F0 will need to Ike ire engaged at site Ipllairn„
IDid you get the attached iin your iinbox?
MEM
Jeremiah Johnston
Corridor Management Planner I Highway Operations Branch
Ministry of Transportation I Ontario Public Service
(226)-98o-6407 Ijeremiah.johnstonna ontario.ca
Taking pride in strengthening Ontario, its places and its people
From: Brian Bateman <Brian.BatemanPkitchener.ca>
Sent: Monday, January 13, 2025 3:25 PM
To: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>
Subject: RE: MTO Highway Corridor Management New Correspondence sent for Land Development
Review request MTO-LD-2025-31L-000003 / Nouvelle correspondence concernant la demande
d'examen d'amenagement de terres no MTO-LD-2025-31L-000003 envoyee par la Gestion des co
CAUTION -- EXTERNAL E-MAIL - Do not click links or open attachments unless you recognize the
sender.
Hi Jeremiah,
Sorry but not familiar with this new system. Are you requiring additional information before you can
respond?
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
519-783-8905, TTY 1-866-969-9994
Page 52 of 56
From: HCMS@ontario.ca <HCMS@ontario.ca>
Sent: Monday, January 6, 2025 2:58 PM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: MTO Highway Corridor Management New Correspondence sent for Land Development Review
request MTO-LD-2025-31L-000003 / Nouvelle correspondance concernant la demande d'examen
d'amenagement de terres n° MTO-LD-2025-31L-000003 envoyee par la Gestion des cou...
Your request for land development review, submitted on January 6, 2025 has been updated.
MTO sent a new correspondence on January 6, 2025, that may require an immediate response so that
the review of your request would not be delayed.
To access and review the correspondence between you and MTO please go to "update your
submission".
This Land Development Review is currently assigned to:
Jeremiah Johnston
Phone: +1 (226) 980-6407
Email: Jeremiah.Johnston@ontario.ca
Ministry Of Transportation
Highway Corridor Management Section - London
659 Exeter RD
London, ON N6E1L3
Please retain this email for your records.
Thank you,
Highway Corridor Management
Ministry of Transportation of Ontario
https://www.hcros.mto.gov.on.ca/
Please note: This email was sent from a notification -only address that cannot accept incoming email.
Please do not reply to this message.
La demande d'examen d'amenagement du terrain que vous avez presentee le janvier 6 2025 a ete mise
a jour.
Le ministere des Transports (MTO) vous a envoye un nouveau message le janvier 6,2025 auquel it se
peut que vous deviez repondre sans tarder afin que 1'examen de votre demande ne soit pas retarde.
Pour acceder aux messages que vous envoie le MTO et les lire, rendez-vous a "mettre a lour votre
Page 53 of 56
demande".
Cet examen de I'amenagement du territoire est assigne a I'heure actuelle a
Jeremiah Johnston
Telephone : +1 (226) 980-6407
Courriel : Jeremiah.Johnston@ontario.ca
Ministere des Transports - London
659 Exeter RD
London, ON N6E1L3
Veuillez conserver ce courriel dans vos dossiers.
Merci,
Gestion des couloirs routiers
Ministere des Transports de I'Ontario
https://www.hcros.mto.gov.on.ca/
Remarque : Ce courriel a ete envoye a partir dune adresse qui sert exclusivement aux notifications et
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City of Kitchener - Comment Form
Project Address: 44-50 Arlington
Application Type: 0ll::"/'/ZB "a
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Mike Balch
Email: mike.balch@kitchener.ca
Phone: 519-783-8928
Written Comments Due: February 4, 2025
Date of comments: February 4, 2025
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement for 44-50 Arlington Blvd as prepared by Zaid Kashef of K. Smart
Associates Ltd, dated May 1, 2024
2. Comments & Issues:
I have reviewed the supporting documentation (as listed above) to support an OPA/ZBA application
proposing a multiple dwelling on the above noted site, regarding sustainability and energy
conservation, and provide the following comments:
- Although the Ontario Building Code (OBC) is progressive, going forward all developments
will need to include energy conservation measures that go beyond the OBC as the City (and
Region of Waterloo) strive to achieve our greenhouse gas reduction target.
- A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete OPA/ZBA and subsequent Site Plan Application which can further explore and/or
confirm additional sustainability measures that are best suited to the development as the
design evolves.
- An updated Sustainability Statement incorporating a more progressive energy conservation
and efficient design is required to support the Official Plan and Zoning Bylaw Amendment.
While it is understood that fine detail measures may be better explored through the Site
Plan, additional context is required at this stage to identify intent.
- The development proposes some sustainable measures including:
o The compact and efficient design of an underutilized lands
o The consideration to encourage greater public transit use
o On-site secure bike parking promoting active transportation
- Potential items for consideration are:
o Electric vehicle parking spaces, fitted with re -charge stations
o Community / common gardens and urban agriculture including opportunity for on-
site composting for residents
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o Building envelope (wall, roof and window thermal performance) designed beyond
OBC requirements
o Use of alternative water supply and demand management systems such as rainwater
harvesting and grey water reuse or readiness of the development to incorporate such
systems in the future
o If the development will utilize low flow plumbing fixtures to reduce water demand
o What measures are being incorporated to enhance stormwater quantity and quality
o LED lighting will be utilized for indoor and outdoor lighting and if sensors will be used
to increase energy efficiency
o Consideration of alternative or renewable energy systems to meet new energy
demand created by the development (i.e. ground source or air source heat pumps,
roof -top solar photovoltaic panels, solar thermal hot water system, capture of waste
heat from industrial processes to use for thermal energy needs, etc), or design of the
site and building for "readiness" to add these systems in the future.
o Using low or no VOC paints and finishes to minimize air pollutants in interior materials
o Utilization of enhanced landscaping and/or urban forest to provide improved air
quality
3. Conditions of Site Plan Approval:
• To submit a revised Sustainability Statement to the satisfaction of the City's Director of Planning.
Further, the approved sustainability measures recommended in the Sustainability Statement will
be implemented in the landscape, stormwater management, and building design, to the
satisfaction of the City's Manager of Development Review.
4. Policies, Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
S. Advice:
➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
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