HomeMy WebLinkAboutDSD-2025-260 - Quarterly Report (Q2) - Planning and Housing Policy Division & Development and Housing Approvals DivisionStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: June 16, 2025
SUBMITTED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
PREPARED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Natalie Goss, Manager Policy & Research, 519-783-8933
Janine Oosterveld, Manager Customer Experience & Project
Management, 519-783-8942
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
WARD(S) INVOLVED: All
DATE OF REPORT: May 29, 2025
REPORT NO.: DSD -2025-260
SUBJECT: Quarterly Report (Q2) - Planning and Housing Policy Division &
Development and Housing Approvals Division - Significant
Planning Applications, Policy Projects, Affordable Housing
Projects, and Housing Pledge Update
RECOMMENDATION:
For information.
REPORT HIGHLIGHTS:
The purpose of this report is to provide an update of significant development applications, policy
projects, affordable housing projects and significant projects to streamline and remove barriers
as well as the City's housing pledge update. Not all work that is currently being undertaken by
the Planning and Housing Policy, and Development and Housing Approvals Divisions is
captured in this report, rather a snapshot of significant work is captured.
Planning staff provide a quarterly update report every March, June, September, and December
of each year of all current significant development applications. It is important to be providing
greater transparency on significant development applications with the community and Council.
The key findings of this report include:
o Since signing the Housing Pledge in March 2023, Kitchener Council has approved
Official Plan Amendment and/or Zoning By-law Amendment applications for projects
which propose 15,854 dwelling units (45.45% of housing pledge), Planning staff have
issued final site plan approval for 5,066 dwelling units and building staff have issued
building permits for 5,828 dwelling units.
o Six initiatives associated with the Housing Accelerator Fund (HAF) have received a
Council decision: Growing Together West and Growing Together East, Inclusionary
Zoning, Enabling 4 Units, the Affordable Rental and Co-op Housing Incentives Pilot
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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Program, and endorsement of the land transaction to donate a City -owned parcel at
River Road and Ottawa Street North for affordable owner -occupied units. The other
four initiatives are underway with various milestones anticipated over the coming
months. The City launched a new initiative this quarter to develop an Affordable
Housing Community Improvement Plan that will bring a range of affordable and
missing -middle housing types to the housing market by surmounting the financial
barriers that stand in the way of financial feasibility.
o The Affordable Rental and Co-op Housing Incentives Pilot Program has awarded
$1.66 million in funding among six projects to date.
o Extensive work continues to streamline development approvals, meet provincially
mandated timelines and support excellent customer service with the current priority
as site plan folder updates and preparation for the public portal.
There are no financial implications with this report.
Community engagement is undertaken for each development application and project, which
varies for each.
• This report supports the delivery of core services.
REPORT:
Since December of 2021, Planning staff have provided a quarterly update report every March, June,
September, and December of all current significant development applications. This report, and future
quarterly reports, include the following:
• Progress and next steps for Kitchener's Housing Accelerator Fund initiatives;
• Progress and next steps for major planning policy projects;
• A summary of development applications that include affordable housing;
• Updates on significant initiatives to remove barriers and streamline processes to support the
development of housing;
• Housing Pledge reporting - Development application data required to be reported under a
new Provincial regulation — Ontario Regulation 73/23 — Municipal Planning Data Reporting.
It is important to be providing greater transparency on significant development applications with the
community and Council. Attached to this report, the Significant Planning Applications Quarterly
Report (Q2 2025) provides a summary of the current Planning applications under review at the time
of the preparation of this report (Attachment A).
The current significant development applications section includes Subdivision, Official Plan
Amendment, and Zoning By-law Amendments that have not received final approval. These are the
bulk of the applications that Planning staff consult with the community on an application specific
basis. Significant development applications include property specific proposals as well as new
greenfield communities (subdivisions). Additional details on the development applications can be
found using the online mapping tool available at www.kitchener.ca/planningapplications.
Kitchener's Housing Accelerator Fund Initiatives
In November 2023 Kitchener was awarded $42.4 million, payable in 4 annual installments, as part
of the Federal government's Housing Accelerator Fund to help deliver more affordable housing in
our community. Nine action plan initiatives are part of Kitchener's Housing Accelerator Fund and
they include the delivery of:
• Growing Together West: planning framework updates in Kitchener's western protected
major transit station areas;
• Growing Together East: planning framework updates in Kitchener's eastern protected
major transit station areas;
• Growing Together West Inclusionary Zoning;
• Affordable Housing Construction Offset on City -Owned Lands Incentive
• Not -for -Profit Affordable Rental and Co-op Housing Incentive Pilot;
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• Enabling 4 Units — additional dwelling unit implementation;
• Strategic land acquisition and supporting infrastructure;
• A climate adaptation plan as an input into Kitchener's new Official Plan; and,
• A housing needs assessment
An additional initiative was approved by the Federal Government in March 2025 to develop an
Affordable Housing Community Improvement Plan with the support of $4.24 million.
Attachment B provides a description of each initiative, status, next steps and target completion.
Major Planning Projects
There are currently 10 planning projects underway or that have been recently completed spanning
a wide range of topics. These include:
• High Performance Development Standards
• Housing for All implementation
• Kitchener 2051 -New Official Plan
• Review of Provincial legislation, policies and plans
• Tree Conservation Tools Review
• Urban Design Manual Review
• Hidden Valley Secondary Plan
• Growing Together (Major Transit Station Area) Planning Framework review — East MTSAs
• Inclusionary Zoning
• Dundee Secondary Plan
Attachment C provides a description of each project, status, next steps, and target completion.
Development Applications — Affordable Housing
With a strong focus on the housing crisis, this report also includes a summary of the 2025 current
projects that include affordable housing, that are either under review, have received approvals this
year to start construction or are under construction. To address provincial directives, streamline
development approvals and support excellent customer service, the report also provides an update
on significant process improvements underway in 2025 (Attachment D).
Housing Pledge Reporting
As part of the More Homes for Everyone Act, 2022 (Bill 109), the Planning Act was amended to give
the Minister of Municipal Affairs and Housing the authority to require municipalities to report
information on planning matters (Section 64). On April 6 2023, the Province implemented Ontario
Regulation 73/23 - Municipal Planning Data Reporting requiring Ontario's largest and fastest-
growing municipalities, which includes the City of Kitchener, to report development application
information on a quarterly basis (as per Schedule 2 of the regulation) and additional information on
an annual basis (as per Schedule 3 of the regulation). In January 2025, the province amended
Ontario Regulation 73/23 introducing new reporting requirements, including a new quarterly
summary report (as per Schedule 4 of the regulation) which is required to be posted and maintained
on a municipality's website for five years.
The City's quarterly report data includes the following development application types:
• Official Plan Amendments,
• Zoning By-law Amendments,
• Site Plan Applications,
• Minor Variances,
• Land Severances (Consents),
• Plan of Subdivisions,
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• Plan of Condominiums,
• Community Infrastructure and Housing Accelerator Orders, and
• Minister's Zoning Orders
The report data must include the following:
• application identifiers (application ID and address);
• application details, as applicable (date application submitted, date application deemed
complete, application status, date of withdrawal, date of decision, date of adoption/passing,
date of registration, number of suggested future residential units/lots);
• heritage information for the subject property as applicable (listed under section 27 (3) of the
Ontario Heritage Act, designated to be of cultural heritage value or interest, subject to
easement or covenant under Section 37 of the Ontario Heritage Act, within a heritage
conservation district area); and,
• appeal information if applicable (third party appeal, type of appeal, date of appeal, date of
appeal decision).
The data gathered by the Province is being used to measure progress towards various Housing
Supply Action Plan commitments and will also provide the information needed to support informed,
evidence -based decisions around housing and planning policy. The regulation also complements
the Province's initiative of developing standards and achieving consistency for exchange of data
required for development applications.
The City of Kitchener has submitted quarterly development application data to the Province since
June 2023. The Q1 2025 quarterly planning data report to the Province is attached to this report
(Attachment E).
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting.
CONSULT — Significant development application specific engagements are undertaken for Official
Plan Amendment, Zoning By-law, and Subdivision applications. Engagement includes mailing
postcards to property owners and occupants of all buildings within 240 metres of the subject lands,
publishing a newspaper notice when the application is first circulated and when the statutory public
meeting is scheduled, as well as informal community meetings including Neighbourhood Meetings
and/or site walks. A large plain language sign is also posted on the property.
For planning policy projects, community engagement plans are developed and implemented to
ensure fulsome, tailored engagement occurs early and throughout each project at a level
commensurate with the scope of the project.
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PREVIOUS REPORTS/AUTHORITIES:
There are no previous reports/authorities related to this matter.
APPROVED BY: Justin Readman — General Manager, Development Services
ATTACHMENTS:
Attachment A
— Significant Planning Applications Quarterly Report (Q2 2025)
Attachment B
— Housing Accelerator Fund Projects (Q2 2025)
Attachment C
— Significant Planning Projects (Q2 2025)
Attachment D
— Affordable Housing and Significant Streamlining Projects (Q2 2025)
Attachment E
— Provincial O.Reg 73/23 Q1 2025 Quarterly Planning Data Report
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Attachment A — Significant Planning Applications Quarterly Report (Q2 2025)
Current Significant Development Applications
Subdivision (SA), Official Plan Amendment (OPA), Zoning By-law Amendment (ZBA)
WARD 1
26 STANLEY AVENUE & 31 SCHWEITZER STREET
Proposal: A Draft Plan of Vacant Land Condominium to develop the vacant lands containing 62 semi-
detached and 51 townhouse dwelling units. Each dwelling unit area will have a garage and driveway and there
are 47 surface visitor parking spaces. Surface parking, amenity area, and private roadway comprise the
common element areas.
File Number: 30CDM-24215 Description: A vacant land plan of condominium consisting of semi-
detached and townhouse dwellings.
Application Type: CD Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA21/19/S/BB Description: To rezone the lands from R-4 and R-5 in By-law 85-1 to
RES -5 in By-law 2019-051.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman Neighbourhood Meeting Date: May 31, 2022. October 15, 2024
Owner: Newo Holdings Limited Applicant: GSP Group Inc.
Update Since Last Quarterly Report: The subdivision application was withdrawn and a vacant land plan of
condominium is now proposed. A second Neighbourhood Meeting was held on October 15, 2024 outlining the
revised proposal. Planning Staff and the Applicant are considering input provided at the Neighbourhood
Meeting.
WARD 1 New Application
LACKNER AND KEEWATIN
Proposal: To amend a portion of a mixed use block to permit residential uses.
File Number: OPA25/004/L/BB
Description: To change the land use designation from Mixed -Use to
Low Rise Residential.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/009/L/BB
Description: To amend the zoning from Mix -1 to RES -5.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman
Neighbourhood Meeting Date: May 14, 2025
Owner: WM. J. Gies Construction
Limited
Applicant: GSP Group Inc.
Update Since Last Quarterly Report: This application has been circulated and Planning staff are accepting
and reviewing comments.
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157 SCHWEITZER
Proposal: To facilitate the future creation of three new lots with frontage on Lark Street, each to be developed
with a single detached dwelling. The existing dwelling near the intersection would be retained.
File Number: ZBA25/009/L/BB Description: The ZBA would change the zoning from R-3 (By-law 85-
1) to RES -4 (By-law 2019-051) with site specific provisions for relief
from requirements related to setbacks, and driveway width, and
building height.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: TBD
Owner: 1000947521 Ontario Inc. Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: This application has been circulated and Planning staff are accepting
and reviewing comments.
1014 VICTORIA ST N
Proposal: The existing building (former Home Hardware) is proposed to be modified to accommodate a
funeral home and crematorium use.
File Number: ZBA25/012/V/ES
Description: A zoning by-law amendment is proposed to add the
crematorium as a permitted use.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider
Neighbourhood Meeting Date: TBD
Owner: Erb & Good Family Funeral
Applicant: MHBC PLANNING LTD
Home Limited
Update Since Last Quarterly Report: This application has been circulated and Planning staff are accepting
and reviewing comments.
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WARD 2 New Application
132 FAIRWAY RD N
Proposal: A 26 unit, three story affordable housing development with 9 parking spaces.
File Number: OPA25/005/AP
Description: The Official Plan Amendment is proposing to add a site-
specific policy area to permit an increased Floor Space Ratio ("FSR")
of 1.24 rather than the permitted 0.6.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/011/AP
Description: The purpose of the proposed application for Zoning By-
law Amendment is to rezone the property from "Residential Four
(RES -4)" to Residential Five (RES -5)" in order to permit the proposed
26 -unit Multiple Dwelling. Site Specific Provisions will also be
required for maximum FSR, minimum Exterior Side Yard, minimum
Interior Side Yard, Private Patio requirements, and minimum parking
requirements (visitor, parking spaces per unit and number of
compact parking spaces).
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell
Neighbourhood Meeting Date: June 18, 2025
Owner: Eleven Housing Corporation
Applicant: GSP Group
Update Since Last Quarterly Report:
This application has been circulated and Planning staff are receiving
comments.
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WARD 3
808 & 836 COURTLAND AVE E
Proposal: A mixed-use development containing 3 high-rise residential towers (22, 27 and 30 storeys),
situated on a shared podium (977 dwelling units). The podium contains commercial uses (532.1 m2). 509
parking spaces and 733 bicycle parking spaces are proposed.
File Number: OPA24/011/C/AP Description: The Official Plan Amendment is proposing the change
the land use designation from Commercial and General Industrial
Employment to High Density Residential with a Site Specific Policy
to permit a Floor Space Ratio of 7.0.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA24/023/C/AP Description: The Zoning By-law Amendment proposes to change the
zoning from C-6, 1 R, 73R, 76U & M-2, 29R (By-law 85-1) to RES -7
with a Site Specific Provision to permit restaurant and retail use,
reduce certain setbacks, allow a Floor Space Ratio of 7.0, increase
the maximum building height to 102.6 metres / 30 storeys, and add
certain design -related regulations (By-law 2019-051).
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider Neighbourhood Meeting Date: October 23, 2024
Owner: 808 Courtland GP Inc. Applicant: Zehr Group
Update Since Last Quarterly Report: This application has been circulated and Planning staff are resolving
comments with the Ministry of Transportation related to transportation.
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WARD 4 New Application
1338 NEW DUNDEE RD
Proposal: The proposal is to increase the maximum permitted density of the subject lands through a site-
specific Official Plan Amendment and Zoning Bylaw Amendment. The requests specifically apply to maximum
height and floor space ratio permissions. The amendments apply to 12 parcels of land within the Stauffer
Woods/Harvest Park subdivision (30T-08203).
File Number: OPA25/002/N/ES Description: To change the land use designated to Medium Rise
Residential for Stage 4, Block 95; Stage 5, Block 12; Stage 6, Block
4; Stage 6, Block 5; Stage 9, Block 14; Stage 9, Block 15; and Stage
9, Block 17. To permit a maximum FSR of 2.5 and a maximum height
of 10 storeys or 32 metres for Block 5, Stage 6. To permit a maximum
floor space ratio of 4.0, a maximum building height of 68 metres for
Stage 10, Block 1 and 2. To permit educational establishments to be
permitted in accordance with Section 15.D.7 for Stage 8, Block 2.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/005/N/ES Description: To amend Site-specific provisions established through
the original zoning to be applicable to the RES -6 zone and the uses
permitted within the RES -6 zone. To amend the zoning of Stage 6,
Block 5 from RES -5 to RES -6 site-specific provisions to permit an
FSR of 2.5 and a height of 10 -storeys. To amend the zoning of Stage
9, Block 16 by adding new site-specific provisions to permit an FSR
of 1.0. To amend the zoning of Stage 10, Blocks 1 and 2 only by
adding site-specific provisions to permit a maximum FSR of 4.0, a
maximum height of 68 metres or 22 -storeys, and establish a
minimum non-residential gross floor area proportionate to the
number of dwelling units provided. This minimum rate would be
calculated as 1 square metre of non-residential gross floor area per
multiple dwelling unit where fewer than 1,000 multiple dwelling units
are proposed, and 2 square metres of non-residential gross floor area
per multiple dwelling unit where 1,000 or more multiple dwelling units
are proposed. The existing maximum gross floor area of 3,250
square metres would remain. To amend the zoning of Stage 8, Block
to add site-specific provision to permit Daycare Facilities, and
Elementary Schools.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider Neighbourhood Meeting Date: April 16, 2025
Owner: Activa Holdings Inc. Applicant: MHBC PLANNING LTD
Update Since Last Quarter) Report: This is a new application and is under review.
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WARD 5
ROCKCLIFFE DR FREURE SOUTH
Proposal: A new community with 471
new residential units including single detached, street townhouses &
multiple dwellings. Parkland open sace & stormwater management facilities are also proposed.
File Number: OP16/001/R/KA
Description: To change the designation of the easterly portion of land
Description: To delete Specific Policy Area 24 and associated Site
to high rise residential, designate a future park area as open space,
Specific Policy 15.D.12.24, which says, "Any development within the
and to adjust the limits of wooded areas designated as open space.
Application Type: OPA
Status: This application has been circulated and Planning staff are
Formulae for any equestrian facility located west of Trussler Road in
accepting and reviewing comments.
File Number: ZC16/009/R/KA
Description: To change the zoning from Restricted Business Park (B-
Status: This application has been circulated and Planning staff are
2) to residential and natural heritage conservation zones.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
Description: An application for a Zoning By-law Amendment has
accepting and reviewing comments.
File Number: 30T-16201
Description: The plan of subdivision includes single detached, street
compliance related to odours generated by the nearby equestrian
townhouses & multiple dwellings along with parkland open space &
centre.
stormwater management facilities.
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: TBD
Owner: FREURE DEVELOPMENTS
Applicant: MHBC PLANNING LTD
LIMITED
and reviewing comments.
Update Since Last Quarter) Report: No update. Archeological assessment work continues.
468 TRUSSLER RD
Proposal: To remove Official Plan policies and Zoning By-law regulations which requires Minimum Distance
Separation (MDS) standards from a nearby equestrian centre to permit the lands to be developed with low
rise multiple residential development.
File Number: OPA24/015/T/AP
Description: To delete Specific Policy Area 24 and associated Site
Specific Policy 15.D.12.24, which says, "Any development within the
identified area will comply with the Minimum Distance Separation
Formulae for any equestrian facility located west of Trussler Road in
Wilmot Township."
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA24/010/T/AP
Description: An application for a Zoning By-law Amendment has
been received to remove Holding Provision 30H which require MDS
compliance related to odours generated by the nearby equestrian
centre.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell
Neighbourhood Meeting Date: TBD
Owner: Activa Holdings Inc.
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report:
This application has been circulated and Planning staff are accepting
and reviewing comments.
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WARD 5 New Application
1340 FISCHER HALLMAN ROAD
Proposal: The proposal is to develop the lands with a mixed-use development consisting of office, commercial
and multiple residential uses.
File Number: OPA25/003/F/TS
Description: To amend the Official Plan to permit an increase in
maximum height to 22 storeys.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/006/F/TS
Description: Amendments to the Zoning By-law are proposed to
change the zoning from `Restricted Business Park Zone' (B-2) with
Special Use Provision 221 U, to `Mixed Use Three' (MIX -3), `Medium
Rise Residential Six Zone' (RES -6), `Recreation' (OSR-1) and `Open
Space: Stormwater Management' (OSR-3).
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: 30T-25201
Description: The proposal is to develop the lands with a mixed-use
development consisting of office, commercial and multiple residential
uses. The following blocks are proposed within the Subdivision:
Block 1 — Multiple Residential (3.244 ha) — 194-648 units
Block 2 — Mixed Use (1.367 ha) — 136-546 Units
Block 3 — Mixed Use (1.624 ha) — 162-649 Units
Block 4 — Mixed Use (1.729 ha) — 172-691 Units
Block 5 — Mixed Use (0.450 ha) — 45-180 Units
Block 6 — Park (0.662 ha)
Block 7 — Stormwater Management Facility (1.254 ha)
Block 8 — Open Space (0.050 ha)
Block 9 — 0.3m Reserve 0.002 ha
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Tim Se ler
Neighbourhood Meeting Date: April 23, 2025
Owner: Activa Holdings Inc.
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: This is a new application and is under review.
Page 296 of 316
WARD 9
50 BORDEN AVE S
Proposal: a mixed-use development consisting of two towers (57 storeys and 51 storeys in height) having
1,224 dwelling units and 7,240 m2 of commercial and institutional space.
File Number: OPA23/004/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
(FSR) of 16. 1, a reduced rear yard setback, and a parking reduction
to permit 618 parking spaces
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA22/008/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
(FSR) of 16. 1, a reduced rear yard setback, and a parking reduction
to permit 618 parking spaces
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: June 6, 2023
Owner: Woodhouse Investments Inc
Applicant: IBI Group
Update Since Last Quarterly Report: No update. This application has been circulated and Planning staff are
accepting and reviewing comments.
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WARD 10
22 WEBER ST W
Proposal: A 19 -storey multiple residential building with 162 units, including 25 barrier free units. A total of 24
parking spaces are proposed at grade.
File Number: OPA20/005/W/JVW
Description: The applicant is now proposing to amend the
designation to High Density Commercial Residential with a Special
Policy Area in order to permit a floor space ratio FSR of 7.8.
Application Type: OPA
Status: Under appeal
File Number: ZBA20/013/W/JVW
Description: The subject lands are currently zoned Commercial
Residential Three (CR -3) in Zoning By-law 85-1. The applicant is
proposing the same base zone with site specific special regulations
to permit; an increase in height to 19 storeys, an increase in Floor
Space Ratio to 7.8, To require a minimum ground floor fagade height
of 4.5m, to reduce the required minimum landscaped area required
from 10% to 8%, to reduce front and rear yard setbacks, and to
reduce the required on-site parking to 24 spaces, including 8 visitor
parking spaces.
Application Type: ZBA
Status: Under appeal
Staff Contact: Garett Stevenson
Neighbourhood Meeting Date: Sept. 8, 2021 & March 3, 2022.
Owner: 30 DUKE STREET LIMITED
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: An Ontario land Tribunal hearing was held April 22 — May 2, 2025 and
staff are awaiting a final decision.
20 VICTORIA MARIE COURT VICTORIA COMMON
Proposal: The final phase of the `Victoria Common' development, consisting of 3 towers, with building heights
of 21, 33, and 35 storeys (maximum 110m). The proposal would add approximately 1,151 dwelling units,
ranging from studios to 3 -bedroom units. A Floor Space Ratio of 5.21 is proposed for the subject lands, which
would result in 2.0 FSR for the overall development. An outdoor, linear amenity space of approximately
1,737m2 is proposed, along with 1,747m2 of indoor amenity space across the subject lands. Predominantly
underground parking is proposed.
File Number: OPA25/001/V/AP Description: To amend the existing Specific Policy Area that applies
to the subject lands.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: Description: To amend the existing Site Specific Provision that
applies to the subject lands
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: March 25, 2025
Owner: i2 Developments (Victoria Applicant: MHBC PLANNING LTD
Common) Inc.
Update Since Last Quarterly Report: A neighbourhood information meeting was held on March 25, 2025. This
application has been circulated and Planning staff are accepting and reviewing comments.
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Attachment B — Housing Accelerator Fund Projects
Current Housing Accelerator Fund Projects Quarter 2, 2025 Update
CITY-WIDE
Affordable Housing Construction Offset on City -owned Lands
Description: This initiative involves looking for new opportunities to provide lands for below-market rental and
ownership housing and working directly with affordable housing providers to access the lands and collaborate
on the delivery of affordable or supportive
housing projects.
Current Status:
In April 2024, Council agreed to donate a property at 1035 Ottawa St
IN PROGRESS
to be used as part of the Build Now Initiative and achieve at least 63
launched in June 2024. The first 6 projects have been approved
units for affordable home ownership.
totalling 166 units, with $1.66M now allocated.
In late 2024, Council agreed to lease a parcel of land on Wellington
There are currently 2 applications in progress. Staff are preparing
Street to a non-profit housing provider.
Next Steps.
Staff plan to bring a report to Council on next steps in Q2 2025.
Project Lead:
Target Completion: 2026
Rosa Bustamante — Director of
Oluseyi Ojurongbe — Project Manager
Planning and Housing Policy
Affordable Rental & Co-op Housing
Incentive Pilot Program
Description: With the support of Kitchener's Housing Accelerator Fund, this project aims to establish a
financial incentives pilot program to
assist with the predevelopment costs of building new not-for-profit
affordable rental and co-op housing units.
Current Status:
In April 2024, Council approved this grant program which formally
IN PROGRESS
launched in June 2024. The first 6 projects have been approved
totalling 166 units, with $1.66M now allocated.
Next Steps:
There are currently 2 applications in progress. Staff are preparing
additional external communications to ensure that there is strong
uptake for the program.
Project Lead:
Target Completion:
Oluseyi Ojurongbe — Project Manager
03 2026 Conclusion of the pilot program
Enabling 4 Units
Description: In response to Council's motion at the October 16, 2023 Council meeting, staff are undertaking
a review of zoning bylaw amendments that would enable up to four units on a lot which currently permit a
single detached, semi-detached or street fronting townhouse dwelling for a Council decision in Q1 2024.
Current Status: On March 25, 2024, Council approved an Official Plan amendment
COMPLETE and Zoning By-law amendment to enable 4 units as -of -right city-
wide which is now in effect. With the support of the Housing
Accelerator Fund, a staff working team undertook an
implementation strategy that included streamlining processes, and
fall education and awareness campaign that included a Guide to
Addition Dwelling Units coupled with a social media campaign,
information webinars and a pop-up Planning and Building service
counter at the Kitchener Farmers Market. The Guide and webinar
are available on the City's website: „Iklitclrieirieir..ca/Alf'.)Us
............................................................................................................................
Next Steps: This project is now complete. Staff will continue to monitor building
permit applications and seek ways to support uptake of these units
through streamlining processes and public education and
awareness.
Project Lead: Completed in 03 2024 (including post -decision implementation)
Katie Anderl — Project Manager
Page 299 of 316
Strategic Land Acquisition and Supporting Infrastructure
Description: This initiative will involve acquiring lands for the purposes of affordable housing development
with a focus on lands within the major transit station areas and working with affordable housing provides to
collaborate on the delivery of affordable housing and necessary related community infrastructure.
Current Status: Staff are reviewing potential opportunity sites that would satisfy the
IN PROGRESS criteria for affordable housing projects.
Next Steps: Staff will continue to explore potential land acquisition opportunities.
Project Lead: Target Completion: Ongoing
Rosa Bustamante — Director of
Planning and Housing Policy
Climate Adaptation Plan
Description: This initiative includes the development of a climate adaptation plan that will be used in the short
term to inform land use policy updates for the next Official Plan.
Current Status:
As part of the Official Plan project, the consultants have completed
IN PROGRESS
the background study.
Next Steps:
The background study will be used to inform climate adaptation
Next Steps:
policies for Kitchener's new Official Plan.
Project Lead:
Target Completion: Q2 2026
Janine Oosterveld — Manager,
2.0.
Customer Experience and Project
Target Completion: Q4 2025
Management
Housing Needs Assessment
Description: This initiative includes the preparation of a Housing Needs Assessment for the City of Kitchener
which will be used to inform housing -related initiatives and land use policy updates for the next Official Plan.
Current Status:
The Housing Needs Assessment is nearing completion and is
IN PROGRESS
targeted to be available on the Kitchener 2051 engage page in June
2025.
Next Steps:
The Housing Needs Assessment will be used to inform housing
policies for Kitchener's new Official Plan as well as Housing for All
2.0.
Project Lead:
Target Completion: Q4 2025
Lucas Van Meer -Mass — Senior
Planner(Housing)
Affordable Housing Community Improvement Plan new initiative
Description: This initiative includes the preparation of a Community Improvement Plan for the City of
Kitchener that will bring a range of affordable and missing -middle housing types to the housing market by
surmounting the financial barriers that stand in the way of financial feasibility.
Current Status: Finalizing the initial phase of work to establish the work plan.
IN PROGRESS
Next Steps: Staff will be evaluating program options to prepare for formal public
engagement in the fall.
Project Lead: Target Completion: Q4 2026
Oluseyi Ojurongbe — Project Manager
(Planning)
WARD 1 — There are no Ward 1 specific projects at this time.
WARD 2 — There are no Ward 2 specific projects at this time.
Page 300 of 316
WARD 3
Growing Together East Major Transit Station Area Planning Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major Transit Station Areas.
Current Status:
On May 5` Council approved Official Plan and Zoning By-law
COMPLETE
amendments to update land use and zoning for Kitchener's Block
Line, Fairway, and Sportsworld PMTSAs. A notice of decision was
issued and the appeal period is ongoing.
Next Steps.
None.
Project Lead:
COMPLETE
Adam Clark — Senior Urban Designer
(Architecture & Urban Form)
Housing Accelerator Fund Initiative - Inclusionary Zoning*
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: Staff are in the preliminary stages of an updated economic
IN PROGRESS assessment to inform potential refinements on specific inclusionary
zoning parameter.
Next Steps. A report to Council is targeted for December 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
EI ssa Pompa - Planner beyond HAF initiative
*This initiative also applies to the Protected Major Transit Station Areas in Wards 9 and 10
WARD 4 — There are no Ward 1 specific projects at this time.
WARD 5 — There are no Ward 2 specific projects at this time.
WARD 6 — There are no Ward 1 specific projects at this time.
WARD 7 — There are no Ward 2 specific projects at this time.
WARD 8 — There are no Ward 1 specific projects at this time.
WARDS 9 & 10 — The Growing Together West initiative was completed in March 2024.
Page 301 of 316
Attachment C — Significant Planning Projects (Q2 2025)
CITYWIDE
High Performance Development Standards
Description: Establish a harmonized high performance development standard for new development,
partnering with municipalities in Waterloo Region, under the leadership of WR Community Energy.
Current Status: ONGOING Review of engagement feedback and refinement of the draft
standard is underway.
Next Steps: Refining the draft standard based on engagement with the next
phase of engagement later this year.
Project Lead: Target Completion: 2025
Janine Oosterveld, Manager
Customer Experience & Project
Management
Housing for All Implementation
Description: Kitchener Housing for All Strategy was approved in 2020 and identifies actions for the City to
address homelessness and housing issues in Kitchener.
Current Status: ONGOING
A report back on Kitchener's Rental Replacement By-law was
provided for committee of council's information on June 2nd. A report
on "renovictions" by-laws is being considered by committee of council
on June 16th. Work is advancing on Housing for All 2.0
Next Steps:
For "Renovictions" will be determined based on Council's directions.
Housing for All 2.0 work is in accordance with the project charter.
Project Lead:
Target Completion: 2025+ for Housing for All implementation.
Lucas Van Meer -Maas
Partial Housing Accelerator Fund Initiative - Kitchener 2051 -New Official Plan
Description: A comprehensive review of Kitchener's Official Plan to, among other things, align with changes
in Provincial legislation, policies, and plans and the Region of Waterloo's Official Plan Amendment No. 6.
Current Status: The following was accomplished through Kitchener 2051 in Q2 2025
ONGOING . The community working group met in March, April, May and
June to learn, share thoughts and host community
conversations through the co -developed community
conversation kits.
• A community event and speaker series was held on April 5th
on approaches to growth with a subsequent approaches to
growth event held on May 1.
• Approaches to growth were shared and conversations about
them were had with Indigenous treaty partners.
• All technical studies are nearing completion and will be
available on www.engagewr.ca/kitchener2051 in June.
• Early drafting on a new Official Plan commenced.
Next Steps: In 2025 work will continue to advance on:
• Development of and engagement on a draft new Official
Plan.
• Continued dialogue with Indigenous treaty partners.
• Continuation of a speaker's series.
Project Lead: Target Completion: 2026
Tim Donegani — Senior Planner
John Zunic — Senior Planner
Page 302 of 316
Provincial legislation, policies, plans review
Description: A significant number of Provincial legislative and policy changes have occurred throughout 2022
and 2023. The Planning Division has formally added this review to their workplan due to the significant time
and resources that have been required to review changes and provide comments.
Current Status: ONGOING Bill 17: Protect Ontario by Building Faster and SmarterAct, 2025 was
tabled in May 2025 and includes changes to the Planning Act related
to complete application requirements, limiting the scope of studies
that can be required, and "as of right" permissions for certain minor
variances. Staff continue to review Bill 17 implications and
opportunities. Bill 5: Protect Ontario by Unleashing our Economy Act
was tabled in April 2025 and includes changes to various pieces of
legislation including the Ontario Heritage Act, Endangered Species
Act, and the introduction of a new act the Special Economic Zones
Act, 2025.Regarding planning matters, Bill 17 seeks to introduce
special economic zones to speed up vetted projects to enable faster
permitting and simplified requirements for trusted proponents.
Changes to the Endangered Species Act may have impacts on how
and who reviews environmental studies related to development
applications or permits needed for construction projects.
Project Lead: Target Completion: N/A
Planning Management Team
Tree Conservation Tools Review— Phase 2
Description: With Council's approval of Kitchener's tree canopy target in January 2022, Council directed staff
to review existing tree conversation processes within the City to explore opportunities for strengthened
measures. This work includes a review of Kitchener's Tree Bylaw and Tree Conservation Bylaw, tree planting
requirements within the Development Manual, and Tree Management Policy.
Current Status: Updates on Kitchener's Public Tree By-law are being considered by
ONGOING committee of council on June 2n1
Next Steps: Staff continue to review tree conservation tools that can and do apply
to private properties. Conversations with the community and
collaborators about the tools available to and currently used by
Kitchener are planned for Q3 2025. Updates to private tree tools is
expected to be presented to Council in Q4 2025.
Project Lead: Target Completion: 2024/2025
Gaurang Khandelwal — Planner
(Policy)
Urban Design Manual Review—Part C
Description: A comprehensive review
of Kitchener's Urban Design Manual which has been occurring in
phases. The last phase was approved in 2019. Final phase includes the urban design standards (Part C).
Current Status: ONGOING
Internal review of existing standards to understand opportunities for
improvement.
Next Steps:
Draft updates to urban design standards and stakeholder
engagement.
Project Lead:
Target Completion: Post Kitchener 2051
Gaurang Khandelwal — Planner
(Policy)
WARD 1 — There are no Ward 1 specific projects at this time.
WARD 2 — There are no Ward 2 specific projects at this time.
Page 303 of 316
WARD 3
Hidden Valley Secondary Plan
Description: Development of updated
land uses and Official Plan policies, including technical studies to
inform them to implement the land use master plan approved by Council in 2019.
Current Status: COMPLETE
On May 26th Council approved Official Plan and Zoning By-law
amendments to update land use and zoning for the Hidden Valley
Community. A notice of decision was issued and the appeal period is
ongoing.
Next Steps:
None.
Project Lead:
COMPLETE
Carrie Musselman — Senior
Environmental Planner
Housing Accelerator Fund Initiative - Growing Together East (Major Transit Station Area) Planning
Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major Transit Station Areas.
Current Status: On May 5th Council approved Official Plan and Zoning By-law
COMPLETE amendments to update land use and zoning for Kitchener's Block
Line, Fairway, and Sportsworld PMTSAs. A notice of decision was
issued and the appeal period is ongoing.
Next Steps: None.
Project Lead: COMPLETE
Adam Clark — Senior Urban Designer
(Architecture & Urban Form)
Housing Accelerator Fund Initiative - Inclusionary Zoning*
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: Staff are in the preliminary stages of an updated economic
IN PROGRESS assessmentto inform potential refinements on specific inclusionary
zoning parameter.
Next Steps. A report to Council is targeted for December 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
Elyssa Pompa - Planner beyond HAF initiative)
*This initiative also applies to the Protected Major Transit Station Areas in Wards 9 and 10
Page 304 of 316
WARD 4 and WARD 5
Dundee Secondary Plan
Description: Development of a new
secondary plan (land use, transportation, natural heritage system,
complete community) for lands in south-west Kitchener. The project will also fulfill the requirements for an
environmental assessment and will recommend infrastructure to service the area.
Current Status: ONGOING
Land use scenarios were shared at a public information center on
May 28th and are available for review and comment at
www.engagewr.ca/dundeesecondaryplan. Conversations with
Indigenous partners have occurred on the land use scenarios and
evaluation criteria.
Next Steps:
The land use scenarios will be evaluated and a preferred alternative
selected that will inform the drafting of a Dundee Secondary Plan
which is anticipated to be tabled for community and collaborator
conversations in the fall.
Project Leads:
Target Completion: Q4 2025
Carrie Musselman — Senior
Environmental Planner
Gaurang Khandelwal — Planner
(Policy)
WARD 6 — There are no Ward 6 specific projects at this time.
WARD 7 — There are no Ward 7 specific projects at this time.
WARD 8 — There are no Ward 8 specific projects at this time.
WARD 9 — There are no Ward 9 specific projects at this time.
WARD 10 — There are no Ward 10 specific projects at this time.
Page 305 of 316
Attachment D — Affordable Housing and Projects to Streamline Approvals (Q2 2025)
2025 Active Affordable Housing Development Status
Address and
Total Units
Affordable
Status
City incentives
applicant
Units
83-97 Victoria St N,
44
44
Under construction
Project manager
The Working Centre
Planning and building
application fees waived
82 Wilson Ave,
123
32 (net
Under construction
Planning and building
Region of Waterloo
(existing)
increase)
application fees waived
49 Queen St N,
41
41
Under construction
Planning and building
Indwell Community
application fees waived
Homes and St. Peter's
Lutheran Church
137 Queen St S,
57
21
Clearing conditions of
Project manager
St Paul's Lutheran
site plan approval,
Planning and building
Church
shoring permit issued,
application fees waived
Committee of
Adjustment application
approved
210 Duke St E,
100
40
Final site plan approval
Project manager
Knossos Housing
issued, foundation
Planning and building
permit issued, full
application fees waived
building permit under
review
47 Charles St. E
172
172
Clearing conditions of
Project manager
House of Friendship
site plan approval
Planning and building
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
15-105 Mooregate
378
378
Clearing conditions of
Project manager
Cres
site plan approval,
Planning and building
Region of Waterloo
Committee of
application fees waived
Adjustment application
approved
878 Frederick St
18
18
Under construction
Planning and building
KW Habilitation
application fees waived;
Services
NFP Affordable Rental
and Co-op Housing
Incentive
59 Franklin St N
55
22
Site Plan approval
NFP Affordable Rental
Eleven Housing Corp.
granted, building permit
and Co-op Housing
pending
Incentive
667 Victoria St S
30
30
Site Plan application
Project manager
Thresholds Homes and
under review
Planning and building
Supports
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
1035 Ottawa St N
71
71
Committee of
Project manager, HAF
Habitat for Humanity
Adjustment application
City property donation
approved
Page 306 of 316
887 Frederick St
20
20
Site Plan conditional
Project manager
Beyond Housing
approval granted,
Planning and building
clearing conditions of
application fees waived;
approval
NFP Affordable Rental
and Co-op Housing
Incentive
132 Fairway Road N
26
26
Official Plan and Zoning
Project manager
Eleven Housing Corp.
Bylaw Amendment
Planning and building
applications under
application fees waived;
review
NFP Affordable Rental
and Co-op Housing
Incentive
Total New Units:
1,012
915
Projects to Streamline Development Approvals
Site Plan folder updates
Description: Updating the file management software (AMANDA) for site plan applications to continue
process improvements and prepare for the public portal which will allow applicants to submit applications,
make payment and monitor progress.
Current Status: Underway
Review module to allow external agencies to provide comments and sign -offs under development.
Next Steps:
Final phase with public portal integration to be completed in 2025.
Project Lead: Oluse i O'uron be, Project Manager(Planning)
Completion date: Q4 2025
Page 307 of 316
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