HomeMy WebLinkAboutDSD-2025-286 - Official Plan Amendment Application OPA25/004/L/BB - Zoning By-law Amendment Application ZBA25/009/L/BB - Sandra Springs Subdivision - 2597316 Ontario Corp.Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: August 11, 2025
SUBMITTED BY: Garett Stevenson, Director of Housing and Development Approvals,
519-783-8922
PREPARED BY: Brian Bateman, Senior Planner, 519-783-8905
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: July 11, 2025
REPORT NO.: DSD -2025-286
SUBJECT: Official Plan Amendment Application OPA25/004/L/BB
Zoning By-law Amendment Application ZBA25/009/L/BB
Address: Block 1, 58M-711 — Sandra Springs Subdivision
Owner: 2597316 Ontario Corp.
RECOMMENDATION:
That Official Plan Amendment Application OPA25/004/L/BB for 2597316 Ontario
Corp. requesting to change the Land Use on Map 3 from `Mixed Use' to `Low Rise
Residential', be approved, in the form shown in the Official Plan Amendment
attached to Report DSD -2025-286 as Attachments 'Al', and `A2'.
That Zoning By-law Amendment Application ZBA25/009/L/BB to change the zoning
from `MIX -1' to `RES -5' be approved in the form shown in the `Proposed By-law', and
`Map No. 1', attached to Report DSD -2025-286 as Attachments `131' and `132'.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding Official Plan Amendment and Zoning By-law Amendment Applications for
the subject lands, described as Block 1, 58M-711, forming part of the Sandra Springs
residential Subdivision in the Grand River North neighbourhood.
• Staff support the land use designation change from `Mixed Use' to `Low Rise
Residential' to reinstate residential permissions for this block approved by Council in
2016 subsequently changed to `Mixed Use' in 2019 and zoned `MIX -1' in 2022,
respectively.
• Community engagement included:
• circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
• installation of a large billboard notice sign on the property;
• follow up one-on-one correspondence with members of the public;
• Virtual Neighbourhood Meeting held on May 14, 2025;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 94 of 321
• Postcard advising of the statutory public meeting was circulated to all residents and
property owners within 240 metres of the subject site, those who responded to the
preliminary circulation; and those who attended the Neighbourhood Meeting;
• Notice of the public meeting was published in The Record on July 18, 2025.
• This report supports the delivery of core services.
• The applications were deemed complete on April 4, 2025. The Applicant can appeal
these applications for non -decision after July 3, 2025.
• It is planning staffs recommendation that the Official Plan and Zoning By-law
Amendments be approved.
EXECUTIVE SUMMARY:
The City of Kitchener has received applications to amend the City's Official Plan and
Zoning By-law 2019-051 for Block 1, 58M-711. The amendments seek to reinstate
residential land use permissions obtained through a Council decision in 2016. The
residential land use designation was subsequently changed to mixed-use though
implementation of Zoning By-law 2019-051 in 2022. The proposed applications do not
propose any modifications to the subdivision and only seek amendments to the Official
Plan and Zoning By-law. Accordingly, these applications are technical in nature and staff
are therefore recommending approval.
Background
The subject lands comprise a vacant block of land within the Sandra Springs Plan of
Subdivision shown below in Figure 1 shaded in blue.
Figure 1 — Subject Block of Land
Page 95 of 321
The subject block of land is described legally as Block 1, 58M-711. It has frontage onto
both Lackner Boulevard and Keewatin Avenue. It forms part of a residential plan of
subdivision consisting of by existing and proposed low rise residential land use in the
Grand River North Planning Neighbourhood. At the time of the subdivision approval in
2016, staff interpreted that Block 1 was part of the Community Area and Low Rise
Residential designation of the Official Plan. Accordingly, Block 1 was zoned R-6 in By-law
85-1 which allowed for low-rise residential building forms including multiples. The
exception is a vacant block of land (Block 2, 58M-711— see Figure 2 below) situated at the
northeast corner of Lackner and Keewatin of the subdivision. Block 2 is both designated
and zoned for Mixed Use. It serves as the planned commercial block for the subdivision
and corresponded with an interpretation made in 2016 that Block 2 was the
Neighbourhood Node. Figure 2 shows Block 1 as being approved for `multiple residential'
and adjacent Block 2 for `commercial'. As noted previously, the applications seek to
amend the City's Official Plan and Zoning By-law.
Figure 2 — Showing Lower Portion of Approved Plan of Subdivision (Note: Block 1,
Stage 6, Multiple Residential and Block 2, Stage 6, Commercial)
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.
Page 96 of 321
Planning staff is of the opinion that the requested amendments will facilitate the
development 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. 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 21 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 `D'). 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 Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area in key locations to accommodate and receive the
majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre (Downtown), Major Transit Station
Areas, City Nodes, Community Nodes, and Urban Corridors, per Policy 3.C.2.3 of the
Official Plan. As per policy 3.C.2.4, Secondary Intensification Areas are Neighbourhood
Nodes and Arterial Corridors. These areas may experience intensification at a smaller
scale. Such intensification may be permitted provided that the planned function of the
structure component is not compromised. At this location in Grand River North, a
`Neighbourhood Node' is identified (see Figure 3).
Neighbourhood Nodes are considered Secondary Intensification Areas in the City of
Kitchener's Official Plan on Map 2 — Urban Structure. As per 3.C.2.4, Secondary
Intensification Areas may experience intensification at a smaller -scale and include
Neighbourhood Nodes, Arterial Corridors and other site-specific opportunities. Such
intensification may be permitted provided that the planned function of the structure
component is not compromised.
Page 97 of 321
The planned function of a Neighbourhood Node is to serve the day-to-day commercial
needs of surrounding residential areas and encouraged to be cycling and pedestrian
friendly. Within an area identified as a Neighbourhood Node the applicable land use
designations may include Mixed Use and/or Commercial. The implementing zoning may
impose a minimum and/or maximum percentage or amount of floor space for residential
and/or non-residential uses to ensure an appropriate combination of uses and to achieve
the planned function of Neighbourhood Nodes.
The proposed Official Plan Amendment will not affect the planned function of the
Neighbourhood Node. The size of the Node on Map 2 of the Official Plan is conceptual
intended to illustrate a need for commercial/retail lands in the general location shown on
Figure 3. This was the interpretation made at the time of subdivision approval in 2016. As
such, Block 1, 58M-711 was considered part of the `Community Area' and Block 2, 58M-
711 was zoned Commercial/Mixed Use.
Figure 3 — Neighbourhood Node from Map 2, Urban Structure, Official Plan
Existing and Proposed Land Use Designation
The Official Plan designates the subject block as `Mixed Use' The Mixed -Use land use
designation is intended to be flexible and responsive to land use pattern changes and
demands and permit a broad range of uses at different scales and intensities depending
on the lands' geographic location and identification at the urban structure level. As such,
an appropriate and compatible mix and range of commercial, retail, institutional and
residential uses, at different scales and intensities will be encouraged and supported
within lands designated Mixed Use depending on their location within the City's Urban
Structure.
Page 98 of 321
Block 1, 58M-711 is proposed to be redesignated `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. 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. No buildings shall exceed 3 storeys
or eleven (11) metres in height. This designation is consistent with the subdivision
approval from 2016 and planned nature of the block of land in question. This change will
not impact the Node as Block 2, 58M-711 is the planned commercial lands for the
subdivision. Block 2 is being preserved to maintain the important function a commercial
block plays in ensuring the achievement of complete communities. As such, it is staff's
opinion the reinstatement of the residential land use is technical in nature enabling the
developer to move forward in creating more housing as planned for the community.
Existing and Proposed Zoning
The subject block of land is currently zoned `Mixed Use One Zone (MIX -1)' in the City of
Kitchener Zoning By-law 2019-051 (Figure 3). The purpose of this zone is to
accommodate a variety of uses within mixed use buildings and mixed-use developments
at a low density and scale in Neighbourhood Nodes and certain other areas that are
adjacent to low-rise residential zones. This zone permits a variety of commercial and
residential uses providing either that residential is not located on the ground floor of the
same building or if separate buildings are proposed it must include non-residential use.
Building height is allowed up to 4 storeys and 14 metres.
Figure 3 — Map Showing Zoning of Subject and Surrounding Properties
The proposed zoning is `Low Rise Residential Five Zone (RES -5)'. As can be seen in
Figure 3, `RES -5' is consistent with the zoning of surrounding properties. The `RES -5'
zone permits a variety of low-rise residential building forms including multiple dwellings up
to three (3) storeys in height and 11 metres. Although MIX -1 zone does permit similar
Page 99 of 321
building forms to RES -5, non-residential use (i.e. commercial) must be provided either at
grade or a separate standalone commercial building. RES -5, conversely, is a residential
zone, which is key to the developer and in keeping with the spirit of original approval in
2016.
Through the application circulation, the Region of Waterloo has requested a Holding
Provision (116H) placed on Block 1, 58M-711. It is for the completion and approval of a
traffic noise study. 116H has to be lifted prior to residential development taking place on
Block 1.
Staff is of the opinion that the proposed zoning to RES -5 is appropriate given the technical
change to reinstate residential zoning permissions granted previously by Council in 2016
under Zoning By-law 85-1 for the plan of subdivision.
Department and Agency Comments:
Preliminary circulation of the Official Plan Amendment and Zoning By-law Amendment
was undertaken in April 2024, to applicable City departments and other review authorities.
No concerns were identified by any commenting City department or agency. As noted in
the zoning section of the report, the Region has requested a holding provision be added
and staff have incorporated it as part of the Zoning By-law attached to this report. Copies
of the comments are found in Attachment `D' of this report.
��lli I 346 households (occupants and property owners) were circulated
and notified
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6 people/households provided comments by email or telephone.
A City -led Neighbourhood Meeting was held on May 14 2025 and
approximately 20 different users togged on.
The following report was considered as part of this proposed Official Plan Amendment and
Zoning By-law Amendment Applications:
• Planning Justification Report
Prepared by GSP Group Inc.
Community Input and Staff Response:
Postcards were mailed to residents and property owners within 240 metres of the subject
site. As a result of the circulation, staff received six (6) email responses included in
Attachment `E'. A virtual Neighbourhood Meeting was held May 14, 2025. Approximately
Page 100 of 321
twenty (20) persons were in attendance. Majority of comments received were around a
perceived increase in density because of the proposed change in land use that would lead
to higher traffic volumes. Limiting vehicular access to Dunnigan Drive was suggested. One
resident was concerned about the potential loss of commercial that would affect the plan
from achieving complete communities' status.
As the subdivision builds out, more traffic is expected. That is typical and expected as the
City grows. Staff does not foresee the proposed change increasing traffic significantly or in
a manner that would have a significant negative impact. Mixed land use tends to generate
consistent and elevated traffic volumes throughout the day whereas residential land use
experiences higher volumes at peak hours of the day. Accordingly, the overall generated
traffic volume would be similar. Block 1 (subject site) was planned for and assessed
through the subdivision approval as a low rise residential multiple block of land and not
mixed use.
In terms of accesses, Block 1 was designed through the subdivision process to have 3
points of access: one to Dunnigan, a second onto Keewatin and a third onto Lackner
Boulevard. This was done to split and divert the traffic pattern to limit impact. This will
remain unchanged. For these reasons, staff is confident the existing road network with
multiple points of access is sufficient to handle traffic volumes as the subdivision continues
to build out.
Regarding the loss of commercial lands, the plan of subdivision was planned to have a
Mixed -Use Block (Block 2, 58M-711). This is not affected by this request. The Sandra
Springs Subdivision provides a variety of low-rise building forms from single and semi-
detached to cluster, street fronting townhouses and multiple dwelling units, in addition to
open space (active and passive use) and commercial lands where residents can live, work
and play.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment
and Zoning By-law Amendment Applications to change the land use and zoning of Block
1, 58M-711. Staff are of the opinion that the subject applications are technical in nature to
re-establish the land use and zoning permissions granted in 2016. Notwithstanding, the
proposed changes will not compromise the existing planned commercial component of the
approved subdivision and is consistent with policies of the Provincial Planning Statement
(2024), the Regional Official Plan, and the City of Kitchener Official Plan and therefore
represents good planning.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Page 101 of 321
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A notice sign was posted on the property and
information regarding the application posted to the City's website in November 2024.
Notice of the Public Meeting was posted in The Record on July 18, 2025 (a copy of the
Notice may be found in Attachment `C').
CONSULT — Postcards advising of the applications were sent to all occupants within 240
metres of the subject lands in April 2025. The Applications were advertised in The Record
on April 25, 2025. Staff received six (6) written comments from the community in response
to the circulation of the applications.
PREVIOUS REPORTS/AUTHORITIES:
Planning Act, R. S. O. 1990, c. P.13
• Provincial Planning Statement, 2024
• Regional Official Plan, as amended by ROPA 6
• City of Kitchener Official Plan, 2014
• Zoning By-law 2019-051
• CSD -16-01 - Modification to Draft Approved Plan of Subdivision 30T-91005
(Sandra Springs) Zone Change Application ZC071231UJB
Lackner Blvd/Otterbein Road, Wm. J. Gies Construction Limited
REVIEWED BY: Tina Malone -Wright — Manager, Development Approvals
APPROVED BY: Barry Cronkite, Acting General Manager of Development Services
ATTACHMENTS:
Attachments Al, A2 — Proposed Official Plan Amendment and Schedule A
Attachments B1, B2 — Proposed Zoning By-law Amendment and Map
Attachment C — Newspaper Notice
Attachment D — Department and Agency Comments
Attachment E — Public Comments
Page 102 of 321
Attachment "A" Proposed Official Plan Amendment
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Block 1, 58M-711
Sandra Sarinas Subdivision. Lackner/Keewatin
Page 103 of 321
mjnFx
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Block 1, 58M-711
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 July 18, 2025
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee —August 11, 2025
APPENDIX 3 Minutes of the Meeting of City Council — August 25,
2025
Page 104 of 321
Attachment "A" Proposed Official Plan Amendment
AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ## 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 the Official Plan Amendment is to:
• Amend Map 3 —Land Use by redesignating Block 1, 58M-711 from `Mixed Use' to `Low
Rise Residential'
SECTION 3 — BASIS OF THE AMENDMENT
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
development 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. 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
Page 105 of 321
Attachment "A" Proposed Official Plan Amendment
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 `D'). 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 Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area in key locations to accommodate and receive
the majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre (Downtown), Major Transit
Station Areas, City Nodes, Community Nodes, and Urban Corridors, per Policy 3.C.2.3
of the Official Plan. As per policy 3.C.2.4, Secondary Intensification Areas are
Neighbourhood Nodes and Arterial Corridors. These areas may experience
intensification at a smaller scale. Such intensification may be permitted provided that
the planned function of the structure component is not compromised. At this location in
Grand River North, a `Neighbourhood Node' is identified (see Figure 3).
Neighbourhood Nodes are considered Secondary Intensification Areas in the City of
Kitchener's Official Plan on Map 2 — Urban Structure. As per 3.C.2.4, Secondary
Intensification Areas may experience intensification at a smaller -scale and include
Neighbourhood Nodes, Arterial Corridors and other site-specific opportunities. Such
intensification may be permitted provided that the planned function of the structure
component is not compromised.
The planned function of a Neighbourhood Node is to serve the day-to-day commercial
needs of surrounding residential areas and encouraged to be cycling and pedestrian
friendly. Within an area identified as a Neighbourhood Node the applicable land use
designations may include Mixed Use and/or Commercial. The implementing zoning may
impose a minimum and/or maximum percentage or amount of floor space for residential
and/or non-residential uses to ensure an appropriate combination of uses and to
achieve the planned function of Neighbourhood Nodes.
The proposed Official Plan Amendment will not affect the planned function of the
Neighbourhood Node. The size of the Node on Map 2 of the Official Plan is conceptual
intended to illustrate a need for commercial/retail lands in the general location shown on
Figure 3. This was the interpretation made at the time of subdivision approval in 2016.
4
Page 106 of 321
Attachment "A" Proposed Official Plan Amendment
As such, Block 1, 58M-711 was considered part of the `Community Area' and Block 2,
58M-711 was zoned Commercial/Mixed Use tied to the Node.
Figure 3 — Neighbourhood Node from Map 2, Urban Structure, Official Plan
Existing and Proposed Land Use Designation
The Official Plan designates the subject block as `Mixed Use' The Mixed -Use land use
designation is intended to be flexible and responsive to land use pattern changes and
demands and permit a broad range of uses at different scales and intensities depending
on the lands' geographic location and identification at the urban structure level. As such,
an appropriate and compatible mix and range of commercial, retail, institutional and
residential uses, at different scales and intensities will be encouraged and supported
within lands designated Mixed Use depending on their location within the City's Urban
Structure.
Block 1, 58M-711 is proposed to be redesignated `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. 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. No
buildings shall exceed 3 storeys or eleven (11) metres in height. This designation is
consistent with the subdivision approval from 2016 and planned nature of the block of
land in question. This change will not impact the Node as Block 2, 58M-711 is the
planned commercial lands for the subdivision. Block 2 is being preserved to maintain
Page 107 of 321
Attachment "A" Proposed Official Plan Amendment
the important function a commercial block plays in ensuring the achievement of
complete communities. As such, it is staff's opinion the reinstatement of the residential
land use is technical in nature enabling the developer to move forward in creating more
housing as originally planned for the subdivision.
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan (2014) is hereby amended as follows;
a) Amend Map No. 3 — Land Use, from `Mixed Use' to `Low Rise Residential' as
shown on the attached Schedule W.
Page 108 of 321
APPENDIX 1
Attachment "A" Proposed Official Plan Amendment
NOTICE OF PUBLIC MEETING
NOTICE OF PUBLIC MEETING
�or a devetopment in your neighbourhood
Lackner Boulevard Et Keewatin Avenue
Location lMap
6
Have Your Voice Heard!
Planning& Strategiic linitiativesCominnittee
Date: August 11, 2025
Locatioin: Council Chambers,
Kitchener City Hall
200 King Street West
orVirtual ZoomMeeting
Go to kitchener.ca/meetings
and select:
Current aScridas and reports
(posted 110, days before rneeti ne)
Appear, as a deiegatior"i
• Watcl i a rn eetinip
To ieairn rrioir'e about tl,irs project, includiin,
P,
infonnation on youir appeai rights, visit:
www.kitchener.ca/
PlanningApplications
or conlact:
Brian Bateman, Senior Planner
brian.bateman( kiitchener.ca
519.783.8905
Tll'ie City of Kitcl"ijener will) consider applications to amend tVie Official Plain and
Zoning-By-lawfor lands described as Block 1, Plan 5'81W711 vvitlfln tine Sandra Springs
Subdivision frorn Nixed Use' to 'Low Rise Residerritiall'on Map 3 iin tt"ie Official Plan and
fron"i Nixed Use One Zone CRI X-1)'to'Low Rise Residential Five Zone (RES -5)', in Zoning
By-law 2019-051, tt"ijat would allow for, ftie clevelopirnenit of low-rise rnultiple dwelilings.
7
Page 109 of 321
Attachment "A" Proposed Official Plan Amendment
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee —August 11, 2025
Page 110 of 321
Attachment "A" Proposed Official Plan Amendment
APPENDIX 3 Minutes of the Meeting of City Council — August 25,
2025
Page 111 of 321
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Attachment "B" — Proposed Zoning By-law
PROPOSED BY — LAW
, 2025
BY-LAW NUMBER
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
- WM. J. Gies Construction Limited, Block 1, 58M-711)
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
follows:
1. Zoning Grid Schedule Numbers 226 and 277 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 Mixed Use One Zone
(MIX -1) to Low Rise Residential Five Zone (RES -5) with Holding Provision (116H).
2. Zoning Grid Schedule Numbers 226 and 277 of Appendix "A" to By-law 2019-051 is hereby
further amended by incorporating additional zone boundaries as shown on Map
No. 1 attached hereto.
3. Section 20 of By-law 2019-051 is hereby amended by adding Section 20 (116H) thereto as
follows:
"(116H) - 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 Numbers 226 and 277 of Appendix "A", no residential uses
shall be permitted until such time as the following condition has been met and this
holding provision has been removed by by-law:
a) That a satisfactory detailed stationary noise study has been completed
and implementation measures have been addressed to the satisfaction of
the City. The detailed stationary noise study shall review the potential
impacts of transportation noise from Lackner Boulevard on the sensitive
points of reception and the impacts of the development on adjacent noise
sensitive uses."
Page 113 of 321
Attachment "B" — Proposed Zoning By-law
4. This By-law shall become effective only if Official Plan Amendment No. _ (Block 1, 58M-
711) 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
12025.
Mayor
Clerk
Page 114 of 321
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NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
Lackner Boulevard 5t Keewatin Avenue
Location Map
II'1\4 ii x jl d L,.J s 4 V.)
II ow I use
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: August 11, 2025
Location: Council Chambers,
Kitchener City Hall
200, King Street West
orV'irtual Zoom Fleeting
Go to kitchener.ca/meetings
and select:
• Current agendas and reports
(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:
wwwAitchenenca/
PlanningApplications
or contact:
Brian Bateman, Senior Planner
brian.bateman@ kitchener.ca
519.783.8905
The City of Kitchener will consider applications to amend the Official Plan and
Zoning -By-law for lands described as Block 1, Plan 58M-711 within the Sandra Springs
Subdivision from `Mixed Use' to `Low Rise Residential' on Map 3 in the Official Plan and
from `Mixed Use One Zone (MIX-1)'to `Low Rise Residential Five Zone (RES -5)', in Zoning
By-law 2019-051, that would allow for the developme"�6rij r6u&15 llings.
PLANNING, DEVELOPMENT AND
LEGISLATIVE SERVICES
150 Frederick Street, 8th floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
Fax: 519-575-4449
www. reg io nofwaterloo.ca
Will Towns: 519-616-1868
File: D17/2/25001
C14/2/25002
May 1, 2025
Brian Batemen
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Bateman,
Re: Official Plan Amendment OPA25/004/L/BB
Zoning By-law Amendment ZBA25/009/L/BB
Lackner Boulevard & Keewatin Avenue (Block 1 & 2,
Registered Plan 58M-710 and Block 1, Registered Plan
58M-711)
WM. J. Gies Construction Ltd. c/o GSP Group
City of Kitchener
Regional staff have received Official Plan amendment (OPA) and zoning by-law
amendment (ZBA) applications pertaining to lands located within a registered plan of
subdivision. The original approvals on these lands through plan of subdivision 30T-
91005 (most recently in 2016) contemplated residential uses, which were subsequently
revised to mixed uses through City -initiated Official Plan and zoning by-law reviews.
The amendments sought at this point are technical and seek to permit low-rise multiple
dwellings rather than mixed commercial/residential uses. No other changes are
proposed. Regional staff understand that the subject lands are further regulated by
Subdivision Agreement WR1091435.
The subject 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 Mixed
Use on Map 3 of the City's Official Plan; and zoned Mixed Use (MIX -1). The OPA seeks
to change the designation to Low Rise Residential (as applied to the property until
2016), while the ZBA seeks to change the zone category to Residential (RES -5), which
would permit multiunit residential development.
Document Number: 4970229 Version: 1 Page 1 of 5
Page 117 of 321
The Region has had the opportunity to review the proposal and offers the following
comments:
Environmental Noise
At this location, the proposed development may encounter environmental noise sources
from Regional Road #54 (Lackner Boulevard). It is the responsibility of the applicant to
ensure the proposed noise sensitive development is not adversely affected by
anticipated noise impacts.
Regional staff have reviewed the application in conjunction with a previous noise study
completed in support of the subdivision within which these lands are located —
specifically, the report entitled "Sandra Springs Subdivision Final Environmental Noise
Assessment, City of Kitchener" prepared by MTE Consultants Inc. and dated March 9,
2018, as well as addendum material from MTE dated July 27, 2018. As this study is
more than five years old, and the study assesses commercial uses on the subject lands,
an update to the noise study will be required to reflect current traffic volume information
and the proposed addition of sensitive uses.
Regional staff will accept the implementation of a holding provision to assess the
impacts of transportation noise on the proposed sensitive land uses, to be prepared and
accepted by the Region. Required wording for the holding provision is as follows:
That a holding provision shall apply to the entirety of the subject lands
until satisfactory preliminary and detailed noise studies have been
completed and implementation measures addressed to the satisfaction of
the Regional Municipality of Waterloo. The noise studies shall review the
potential impacts of transportation noise from Lackner Boulevard
(Regional Road No. 54) on the sensitive points of reception.
The noise level criteria and guidelines for the preparation of the updated noise study
should follow the Ministry of the Environment, Conservation and Park NPC -300
requirements and the Region's Noise Policy Implementation Guideline, and the
consultant must be listed on the Region's Approved List of Noise Consultants. The
noise consultant is responsible for obtaining current information, applying professional
expertise in preforming calculations, making detailed and justified recommendations,
submitting the Consultant Noise Declaration and Owner/Authorized Agent Statement.
The consultant preparing the Environmental Noise Study must contact Regional staff for
transportation data, including traffic forecasts and truck percentages, who will provide
this data within three weeks of receiving the request from the noise consultant.
Please note that there is a $500 fee for the preparation of the traffic forecasts and
review of the updated Environmental Noise Study. The noise consultant preparing the
Environmental Noise Study must submit the transportation data request online via
(https://rmow.permitcentral.ca/Permit/GroupApply?qroupld=3). Resubmission may be
subject to a $250 resubmission fee.
Document Number: 4970229 Version: 1 Page 2 of 5
Page 118 of 321
Grand River Transit (GRT) — Advisory
GRT provides two-way service adjacent to the subject property on Lackner Blvd via
express Route 204. The nearest stops are approximately 390 metres to the north of the
subject property on Lackner Boulevard south of Victoria Street North (stops #1678 and
#2339). GRT currently has no plans to provide service on Otterbein Road or construct a
stop closer to the proposed development, as Route 204 iXpress is a limited -stop
express route and existing stop spacing is appropriate for this level of service along
Lackner Boulevard. Should a future service review indicate that transit stops at
Otterbein Road are warranted, there is sufficient boulevard space within the right-of-way
on Lackner Boulevard to implement these stops without requiring an easement. As
such, GRT has no requirements in association with the OPA/ZBA or future site plan
application.
Region of Waterloo International Airport
The property is located within the Airport Zoning Regulations with an allowable height of
356.5 metres above sea level (ASL). The ground elevation varies across the property,
though elevations appear to be as high as 330 metres ASL, resulting in only 26.5
metres in height available in certain locations. While Regional staff generally have no
concerns with future low-rise development and compatibility with airport operations on
these lands, please note that all development, including any permanent or temporary
structures, must comply with the Airport Zoning Regulations. If cranes are to be used for
construction, the developer must submit a Land Use application to Nav Canada and
obtain a letter of no objections to the satisfaction of the Region.
Housing Services
The Region of Waterloo is the Service System Manager for housing locally and is
therefore required by legislation to create a plan to address affordable housing and
homelessness every 10 years for the geography it covers. The plan must outline current
housing needs, develop objectives and targets related to meeting housing needs, and
commit to actions to meet these targets. To fulfill this role, the Region establishes,
administers, and funds housing and homelessness programs and services, and
operates housing directly. Specifically:
The 10 -Year Housing and Homelessness Plan for Waterloo Region contains an
affordable housing target which is that 30 percent of all new residential
development between 2019 and 2041 in Waterloo Region be affordable to low -
and moderate -income households.
The Building Better Futures Framework shows how the Region plans to create
2,500 units of housing affordable to people with low to moderate incomes by
2025.
The Region supports the provision of affordable housing. Should this development
application move forward and all necessary applications be approved, staff recommend
that the applicant consider providing additional affordable housing units on the site, as
defined in the Provincial Planning Statement 2024 (PPS 2024). Rent levels and house
prices that are considered affordable according to the PPS 2024 are provided below in
the section on affordability. These are the levels and prices for which developments will
be eligible for Regional Development Charge exemptions.
Document Number: 4970229 Version: 1 Page 3 of 5
Page 119 of 321
For affordable housing to fulfill its purpose of being affordable to those who require rents
or purchase prices lower than the regular market provides, a mechanism should be in
place to ensure the units remain affordable and establish income levels of the
households who can rent or own the homes. 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.
According to the PPS 2024, an affordable housing price is the lesser of the following
values:
- A price 10 percent below the average purchase price of a resale market unit; or
- A price for which payments would not exceed 30 percent of gross annual
household income at the 60th percentile.
For an ownership unit of any dwelling type (i.e. single, semi, towns, apartment) to be
deemed affordable, the proposed house price in the City of Kitchener must be at or
below is $370,100 (Provincial Bulletin, June 2024).
According to the PPS 2024, affordable rent is the lesser of the following values:
Average market rent provided annually by the Canada Mortgage and Housing
Corporation; or
Rent which would not exceed 30% of gross annual renter household income at
the 60th percentile.
For a rental unit to be deemed affordable, the rent for the proposed units in the City of
Kitchener must be at or below Source: Provincial Bulletin, June 2024):
- Studio $1,117
- One Bedroom: $1,322
- Two Bedroom: $1,594
- Three+ Bedroom: $1,779
Please do not hesitate to contact Housing Services staff directly at
JMaanMiedema(a)regionofwaterloo.ca or 226-753-9593 should you have any questions
or wish to discuss in more detail.
Environmental Threats & Site Contamination (Advisory)
Note that the Region's Threat Inventory Database identifies no environmental threats on
or adjacent to the subject lands.
Fees
The Region acknowledges receipt of fees in accordance with the requirements of
Regional Fees and Charges By-law 24-052. Regional staff have been in contact with
the applicant about the amount and the correct amount ($3,000) is to be coordinated
and provided to the Region. Once received, no additional fees are required beyond the
noise study review fee of $500 as described above).
Conclusions & Next Steps
Document Number: 4970229 Version: 1 Page 4 of 5
Page 120 of 321
The Region has no objection to the City of Kitchener's approval of this OPA/ZBA
application, provided a holding provision is applied to the subject lands requiring an
update to the environmental noise study for these lands to account for updated traffic
volumes and the proposed sensitive uses.
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.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, do not hesitate to contact the undersigned.
Yours truly,
Will Towns, MCIP, RPP
Senior Planner
CC. Brandon Flewwelling, GSP Group (Agent)
Document Number: 4970229 Version: 1 Page 5 of 5
Page 121 of 321
From: Katie Wood
Sent: Friday, April 25, 2025 9:49 AM
To: Brian Bateman
Subject: Fw: Circulation for Comment - Lackner Boulevard & Keewatin Avenue
(OPA/ZBA)
Attachments: department agency letter -Sandra Springs.pdf
Hello Brian,
have looked at the zone change application, and Engineering does not have any concerns. With
the changes from Mixed Use to Res -5, it is recommended that the applicant confirm the services
that are provided are sufficient based on their new plans.
Sincerely,
Project Manager I Development Engineering I Engineering Division I City of Kitchener
519-783-8902 1 TTY 1-866-969-9994 1 .Ikea.ii_ .,. ood.. _Ikii:tc.lh_ in ir.,_ca
From: Subdivisions (SM) <Ibiddiviskons ^rill i E;lh�erneirw ; s>
Sent: Friday, April 11, 2025 2:32 PM
To: Katie Wood <Inate.Wa:roanNl�� l<itc--enieu-.(.a>
Subject: FW: Circulation for Comment - Lackner Boulevard & Keewatin Avenue (OPA/ZBA)
Hello Katie,
Looks like you are next as per the circulation list. Will you be able to take this?
Thanks,
Nadiya Mahida
Program Assistant, Development Engineering I Engineering Division I City of Kitchener
519-707-0774 1 TTY 1-866-969-996o�
0 0 0������
From: Christine Kompter <C;Iiii,°istiu°me.11<o in,ipLeir(fi)>
Sent: Friday, April 11, 2025 2:04 PM
To: —DL—Team—DSD-Planning <I"eaaun°sl` .ICD-IPIIa iiiiiaiirn m (0)llkitcs llneuieu .(:;�.s>; Bell < uJressllatuoin:m>; Darren
Kropf <IC)a)rren,IKu�cy)f.(s 11 iits:;ll°neuneu°.a:as>; Dave Seller David Paetz
<ICDawisi.IF"aedz(ll)lklt( IInE.u'aeii.Ci.n>; Enbridge - Lewis Oatway <Ilewis.oaatwa @bernlbid,4 airnu>; Subdivisions
(SM)<,u��ll�aiiisririia:annas�II<ia�r.IlsMbnnen wa:a>; Enova Power Corp. - Greig Cameron
< xueima:a�srmseirrwmm����aeirssaasa banweu°.s:rrirrn>; Enova Power Corp. - Shaun Wang
<shaa,uirmuasnn @en°n¢assaa nswen.Esan s>; Fire Prevention (SM) <11=irePrevenatiorl ei)I itn::lheirneir.z::a>; French
Page 122 of 321
Catholic School Board Grand River Hospital - Sylvia Rodas
<va�.IeirL u Ili a a rIcp; GRCA - Planning (.I2li,rardriv i.ca) < .i i,yind>; ' �.�
Lan use Planning < aiaxilaniii 1�� riaiiur:ilrr>i Justin Rea man <Jistilraaeadman a
Katherine Hughes <Katirumi::ei0:.:Mike Selling <MillCeilliuo:;.Di:au�r�rw�;>;
NavCAN <coii-Tu:yi ii,ciall -ela .'i rlris C�)iiiaivcaoi (,Ia,(:a>; Ontario Power Generation
Park Planning SM <i Biu lcmi luiuiiii�„Ilcli:i;llilricll eP i>;
Planning Applications <Tila� nninp Region of Waterloo International
Airport<sill'illr':ar.;alr�ilriQa,'tuar°Ilii.;ilr'i��ilr'i'u�lrii:� i'�a:�lr'llraai>; Property Data Administrator (SM)
<Jr lr°a IC a,':a�iAi. a"miilumi��il it 'll°i ui lr'.�Ma >; Rogers <swgi.Ir'- Stefan Hajgato
<.!,;t(ro'_fa lri.11Ili ga~rto@)klita:;l°ieu° er.c'am>; Sylvie Eastman <� Ilviie.Erist�u"r ari��)lk tarlNi rolri ilr'.¢.a >; UW-WUSA (Feds)
(.ilr' ror.�a�ttw i.ua�iaai.a: ) <su"'�;a�i �tiirii;a .i;am>; Viamonde School Board - Daniel Stojc <r;'tia"i.rJ��t Q:aivlid�ilri°i�rlrii°J �:.rMa >;
WCDSB - Planning < ilIalrilrii n j@)ivi dsb.i a"i>; WRDSB - Planning < illa~ilnriilln a au >
Cc: Brian Bateman <Illrliaiui.i�a:itau° nailrniku�:a::llsiblrihuj4.ara>
Subject: Circulation for Comment - Lackner Boulevard & Keewatin Avenue (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 25
108887 & 25 108889 (City staff) and S- _-ir li=
City of Kitchener
OPA/ZBA comments
Application type:
Official Plan Amendment OPA25/004/L/BB
Zoning By-law Amendment ZBA25/009/L/BB
Comments of:
Transportation
Commenter's name:
Dave Seller
Email:
Dave.Seller@kitchener.ca
Phone:
(519) 783-8152
Date of comments:
April 16, 2025
Comments due:
April 30, 2025
Project address:
Lackner Boulevard & Keewatin Avenue
Development proposal
A technical amendment has been requested to change the 'Mixed Use' land use designation affecting
Block 1, 58M711 to 'Low Rise Residential' (shown below) and to rezone itfrom 'MIX-1'to'RES-5' in
Zoning By-law 2019-051. The purpose of the technical change is to return the low rise residential
permissions for Block 1 received through Zoning By-law Amendment application ZBA07/23/L/BB under
Zoning By-law 85-1 that were approved by Council in 2017. No other changes are proposed. The subject
lands are regulated by Subdivision Agreement WR1091435.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 124 of 321
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t�Ik
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A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 124 of 321
Conclusion
Transportation Services have no concerns with the proposed amendment to return Block 1, 58M711
to low rise residential that was received through Zoning By-law Amendment application ZBA07/23/L/BB
under Zoning By-law 85-1 that were approved by Council in 2017.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 125 of 321
From: Angela Wang <awang@grandriver.ca>
Sent: Monday, April 14, 2025 9:03 AM
To: Brian Bateman
Subject: RE: Circulation for Comment - Lackner Boulevard & Keewatin Avenue
(OPA/ZBA)
Hi Brian,
Please be advised that the subject property is not regulated by the GRCA under Ontario
Regulation 41/24. As such, we will not be providing comments on these applications.
Kind regards,
Angellla Waing
is m.us,oairc Ilm"Illa:uinineir
Giraind 1River Conservation Authority
400 Clyde Rd
Cambridge, ON N1 R 5W6
Office: 519-621-2763 ext. 2270
Email: ,n.Q....(rr �;�i2ndir
✓yr .:g.!rq!rn,a „Ir,il,ver.:, . 1I Q2! with :.... rii,j,lrn......u'......gain...... ociiall......rnediia
From: Christine Kompter <(:;Ihris iine.11<oim°:p Pr(r Ilru r;llr ir: ir,:: >
Sent: Friday, April 11, 2025 2:04 PM
To: —DL—Team—DSD-Planning <1i anaiuiii`u IC Ig lla it°iuriin m ul iitr°Ilieureu c;ai>; Bell <i:uirrulatuoirm:m uml m llll.m°;p >; Darren
Kropf < Iain rein,IKu���m�� roi�( ��>; Dave Seller David Paetz
<IC)avid,,IF"aedz@kl trll)m:aureu°.r:am>; Enbridge - Lewis Oatway <Ilewis.oa:m mu a @eurbiri1u4.��.mm:mrir>; Subdivisions
(SM) <L qlbdiivisiim:aamas@ I >; Enova Power Corp. - Greig Cameron
< xreimm:a�mmmaeirrmama��ueu°imvaz rmmm�reu°.m:an ri>; Enova Power Corp. - Shaun Wang
<shamia,uu° .wars a @eurOWa ower.m"o rrm>; Fire Prevention (SM) <IFirePreventiorl ei)II<i :m°Igmeiraeu°.z:mm>; French
Catholic School Board Grand River Hospital - Sylvia Rodas
<("» Ilviaa.IFgoda s @D ?rlhos:mmou.i.ci>; Planning Landuse Planning
<Ilanmiums(,; iarmrdrlw @D i droOne,m::mao�m>; Justin Readman <Ju st�in,,Reamiu�"m�man �,Wtcheurer,ca>; Katherine
Hughes <Krz:Ilma:0mera u�ull�i�m.Omrrmeu ou:a>; Mike Selling<lliikmm.reiiiium.k�i�a:0oaudeu NavCAN
.oil -nm Tielrc; am re ami:io�iQ;(��)�iaycana da .cad>; Ontario Power Generation
<IEmceu:.u.mtiivevu Wia wamudmJcJa vm iampumi ruin lam ga aim m>; Park Planning (SM) <i1a3rk.iliaroroiin . rllcli :m;heirmeu Wa;am>;
Planning Applications <:mia niij iimwa tiona iaue �iamnr 6vaa .eumiaua . a >; Region of Waterloo International
Airport<Ig rillalir im.;air rm:airi4a'tir�G ztlimrirm�@ra�eu�"uoiriu>; Property Data Administrator (SM)
<li"i Q grlC m : iAa:Rir iiiumi a Ikii rlgi mui ir.ra >; Rogers <q; m Dili mu irrmu�z mirQ: ii.0 ,1- r >; Stefan Hajgato
<!,;trro'g`amiri.11Ila� mtam � Iklitr gi<mu°m<mir.ra >; Sylvie Eastman < IIv�uriariri rll<irtmalNim�;nirm�>; UW-WUSA (Feds)
l,mlr(-L!@)vm; ..cr) Viamon a School Boar- Daniel St0jCta:a m:iQ m::: iNl
WCDSB - Planning <~mllaminninL: (xi`rmavr¢t<Ik . ,am>; WRDSB - Planning <rllamnirif a@r ir°a°Jmalk .¢:a >
Cc: Brian Bateman<IFir°iaiur.ligemeiraiGmun°mllcii�:a:Ilnzmirim:huj4.ua;a>
Subject: Circulation for Comment - Lackner Boulevard & Keewatin Avenue (OPA/ZBA)
Page 126 of 321
Please see attached. Additional documentation can be found in AMANDA folders 25
108887 & 25 108889 (City staff) and .w �II_-�_r�ir-e-_F-_[--e (external agencies). Comments or questions
should be directed to Brian Bateman, Senior Planner (lbr_ii_a iaQ �llci_� I�� _ir it ;;_ ; 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
519-783-81471 TTY 1-866-969-9994 1 christine.kompter(�Okitchener.ca
041,
600, 0 0 C
Page 127 of 321
From: Carrie Musselman
Sent: Friday, April 11, 2025 4:03 PM
To: Brian Bateman
Subject: Re: Circulation for Comment - Lackner Boulevard & Keewatin Avenue
(OPA/ZBA)
Hello Brian,
Environemtal planning has no comments and/or concerns with the proposed OPA/ZBA.
Warmest regards,
Carrie Musselman, BSc., Dip., MCIP, RPP
From: Christine Kompter <QhirlistGui
Sent: Friday, April 11, 2025 2:04 PM
To: —DL—Team—DSD-Planning <Teamr.)&D-Pl::::::i'(D Ilcitc:Ih(�-,,ner.¢:z>; Bell <!; r�,:.:ll:at:io� s ����Il�):^�IIII.ca>; Darren
Kropf <':aa:arren.Kra:»��Ilciia.iaaar:eu.a::�a>; Dave Seller David Paetz
<ICaaviaf.lt"aaetr. @kirt:r iaeiiaeu.raaa>; Enbridge -Lewis Oatway <leuv'is.oartwa "iaaManllaarlafeu>; Subdivisions
(SM) < a,aliaafiiviayiioris @lcita liaerarar^r.a as>; Enova Power Corp. - Greig Cameron
<fmJrr n„ma,rarraeiraan ei)einovaa aa:aweu°ea:raraa>; Enova Power Corp. - Shaun Wang
<aaia2a�Graavvrrraaa .a�.�a aarsva Lpa wryr.r;rarn>; Fire Prevention (SM) < 'iirei aevaarn�'ia rn d�k'i r�;iaa ii:er�,a as>; French
Catholic School Board Grand River Hospital - Sylvia Rodas
<L,yjvaaa IR(.)( ryaa (a p Ilaraaap.a)ramr;aa>; GRCA - Planning (.pllarrin'iirafa araauadrlvano°oamaa) <pl auoiia'iira. �� �raanaJua >;
Landuse Planning <laain(:I se ;alaanrura r ' la afrr:uaane.r:;ruina>; Justin Readman < aaarvtlinnlFfraaarfraaaain �x lkiitr;liaeiiaeu°er.:aa>;
Katherine Hughes<fKaa:laaMairliirae.INlrafaerufcalklitr;laaeuar^^ir.ana>; Mike Seiling <��liill«ro.baauilliiu:: QQ�Iklia:.11rr um:aau.a;aa>;
NavCAN <an;a,auTainn eircidallre=laadoins@in avaanada. ca>; Ontario Power Generation
<f ag,a::.UbvC:v.a.11aawaaraa°Ja° eva=ka m irraaaint(�Da:a,aa. arirru>; Park Planning (SM) <i amrk.Plarairaira (i( )llklilt(slaaeuarau°.a:aa>;
Planning Applications >; Region of Waterloo International
Airport ono waatarirllrarr.a;aa>; Property Data Administrator (SM)
<IPrc aIDat.aa ,drm-aiin 6all>; Rogers <Lvara ar- ra°;ii.iraa eu°ra.r:a:au >; Stefan Hajgato
<.Aerfaau°a.11'Ilaa'. a:ataar(d)lldrt.:da;Ilaa rag ir.dMaa>; Sylvie Eastman <° Ilvurh.11�aaa �:urnira( II<iita:;llreuoa ir.r;aa>; UW-WUSA (Feds)
( aireaafawaaa:a.r.aa) <auamaa(aaaaruai aaa.raa>; Viamonde School Board -Daniel Stojc<aata:a°r:aJfa.savliaaumarranafe.a;aa>;
WCDSB - Planning <pIlaau;aaaar::rNaall.r;aa>; WRDSB - Planning<�Ila�r�f'GDrirdaalka.a.aa>
Cc: Brian Bateman <13ic°ligan.BaateurraanGOallrita,llreiraeir.caa>
Subject: Circulation for Comment - Lackner Boulevard & Keewatin Avenue (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 25
108887 & 25 108889 (City staff) and .Ih't_atlima _I1j_ (external agencies). Comments or questions
should be directed to Brian Bateman, Senior Planner(.Ikilrvi%aaiia��fll<li_tr�lladir_ii _ a; 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
519-783-81471 TTY 1-866-969-9994 1 christine.kompter(@kitchener.ca
Page 128 of 321
Page 129 of 321
From: Emily Law
Sent: Monday, May 5, 2025 11:31 PM
To: Brian Bateman
Subject: Lackner & Keewatin Ave
You don't often get email from . Learn why this is important
Hi Brian,
received a card in the mail requesting comments to the file manager.
love the idea of 15 -minute walkable neighbourhood communities (ref. Page 12 of
httos://aDD2.kitchener.ca/ADDDOCS/0DenData/AMANDADataSets/743875 Lackner%20at
%20Keewatin%20-%20Revised %20PJR%20-%20Mar%202025.pdf), and I recognize that
the demand for (more affordable) housing is high. How does changing the zoning from
mixed use to low rise residential accomplish the goal of 15 -minute neighbourhoods more
so than the current zoning of mixed use, as the remaining designated land is much smaller
(Maybe I'm thinking "mixed use" incorrectly as cafes, doctor offices, pharmacies, post
offices, similar to the amenities and conveniences within walking and rolling distance in a
master planned community).
If the zoning is changed from mixed use to low rise residential, are there also plans to
address potentially more residential traffic and parking congestion along the smaller
streets due to more denser living spaces? This is especially since Crescent Homes (or
another low to medium rise complex nearby) had their minimum number of parking spots
per unit ratios/requirements reduced as well.
We already notice reduced visibility and space when both sides of the street are lined with
parked cars (eg. from construction on Otterbein) along with residential cars (eg. on
Dunnigan), effectively making a two-way street into one lane (one way traffic / one
direction at a time). The residential cars from this neighbourhood come from bigger semi-
detached and detached homes, so I would imagine that denser living would have even
more vehicles. Furthermore, if the intersection remains the same at Otterbein and Lackner
with the stop sign, if we have more vehicles going in and out of the neighbourhood
(especially during peak times), the turns from Otterbein onto Lackner may get increasingly
more difficult, especially the left turns.
I'll try to tune in to the meeting on May 14, and I understand that these application
proposals would likely go ahead but I wanted to throw in those considerations anyway.
Many thanks,
Emily
Resident in new development area of Sandra Springs, Grand River North
Page 130 of 321
From: Nancy Fulton
Sent: Monday, April 28, 2025 8:37 AM
To: Brian Bateman
Subject: Lackner Boulevard & Keewatin Avenue - Notice of application
[You don't often get email from Learn why this is important at
bt )s: a ka:4.rn Lea ll' nA�,���ut!^s�?II��� ei ld���r'?Irti'�V�"II��wG�1ion
Good morning Brian,
I read about the notice of development application in The Record. I have visited the proposed site
h � � ; ca ir:i .a,d�afd.dllliu�l � . ird�al.d'd; 'id�air.d�u'� d:Dd Ik.d;dMDu"rn :"duirll�=l�dtt d%; A"% F'% 7www.l<iitc:l�ddair:eir.ca%2FF llaqu,au,a�ir�aA�:
lli(-ataoiris&ddal:a�:=�b�a! "//ryn7CO2 7C' l,,ar,liairn.Ik,)at(_,irriia ii,)%b4{i'�pll<iil:<:dieirneir.ca%7 �p� / /���gllpbgl'hu����874c� 3 �4,5a%d{:n' a�;�:::O8(ldi�����515(-,f7q
47 tib7W, -.-,.70'a d�N,%�.b'YIb��Mw II��:43i.��.��"��A_.55W.k .2.dxi b33alR.�&�.M ian¢a7&_,'d,.d4.4Y':,d�..�4,.d%7'd...6�Jrf»idY,"�M"�MG,,.N'd,.V2.�.U6'A./,�:#�C..Z:SW:�u,.Y%7CS_ .N (iflkii,iowi�il%7("11 pCk F
d�iyi.�:�dllll�(ii�DiilldpvCllb�/°��A�q:�.u^pIf�IIA<If'7/1�C�:pII�d/a II IIApI�q:�LU�Ca�I�zllliillrallll<��I���DII°da[b11ii�p���gll��/C�p:I�Idgall'glld�ai�pU
w.6�..I..`x� i���`s4d��N �IW4d�,&CNA �l3c. �1"lt�I.l ��. .�w"-N�",�4W¢22 BY�� �.A#d �l4d #d�. �O3
D&ir served:=0. Unfortunately, I cannot see anything listed for the Lackner Boulevard & Keewatin Avenue
development.
Hoping you can redirect me or provide a direct link to make this review easier.
I am a concerned homeowner near this development. My initial concern is traffic congestion based on
increased density of housing in this area. Already there is an apartment building in progress and it is not
yet populated. The traffic is already quite alarming in this area without the already budgeted population
in motion.
My next concern is our ability to support this increased population with our existing schools. Already the
schools assigned for this area are overpopulated with many portables.
Finally, it is important to consider allocating property to single dwelling units to allow "the dream" to
own a home with some land for the next generation.
Already the development of this land, originally proposed for single dwelling units is taking on an
immense transformation with more population than originally envisioned. I would resist changing the
application to multiple dwelling units.
Sincerely,
Nancy Fulton
Page 131 of 321
From: Sandra Freeman
Sent: Wednesday, April 30, 2025 5:50 PM
To: Brian Bateman
Subject: Neighbourhood meeting post card
You don't often get email from. Learn why this is important
Hi Brian,
live at Dunnigan Dr, Kitchener, ON N213 3W5, my name is Sandra Freeman.
have just received a meeting notice and wanted to follow-up re the proposed
development. Unfortunately, I can't see the pictures/plot diagrams well enough, even with
my glasses on, to determine what is being proposed I can't see what's written. Also, there
are two 'icons' that say mixed use to low rise residential and 3 storey multiple dwellings
don't have a clear idea of what they are as there is no image to identify those.
Is there online access to this information so I can see the area clearly, maybe enlarge a
photo if needed? If I have an idea what is being proposed, I can send you my comments.
Thanks,
Sandra Freeman
Page 132 of 321
From: P CARTER
Sent: Thursday, May 1, 2025 1:00 PM
To: Brian Bateman
Subject: Neighbourhood Meeting
You don't often get email from Learn why this is important
Hi Brian:
received the flyer for the upcoming meeting.
Due to my eye surgery and diminished sight, I am unable to see the 2 maps on the flyer.
Would you be able to send me a larger version of these maps electronically.
Thanks,
Pete Carter
Page 133 of 321
From:
Sent: Wednesday, April 30, 2025 6:36 PM
To: Brian Bateman
Subject: Proposed Development - Lackner & Keewatin
You don't often get email from Learn why this is important
Brian:
The notice of a Zoom Meeting received does not provide much in the line of details. Is this a change
from past plans and does it impact 58M-710 Blocks 1, 2 and Block 58M-711. The subject area seems to
indicate only Block 58M-711 in the top right diagram. Will Blocks 1, 2 in 58M-710 remain 3 story
multiple dwellings (max height 45 feet) from past plans? If not what is the maximum height of the
mixed use to low rise residential. We back are on Georgian Place and back onto Lackner Blvd and I am
wondering if there is any impact on us.
Thanks,
Allan
Page 134 of 321
Kitchener.ca/GreatPlaces — Open until April 30t
-----Original Message -----
From: PAMELA SMYTH
Sent: Monday, May 19, 2025 9:48 PM
To: Brian Bateman <IEB,iau°a.l3aierraa::ara (i)k'utcalierarar.ca3>
Subject: Feedback from meeting
Hi Brian.
It was nice to see you, if only virtually, at the neighbourhood meeting regarding the Sandra Springs
development. I hope you're doing well.
Thanks for answering my many questions at the meeting. I wish to provide some feedback about the
development, which I understand the City of Kitchener welcomes. I request that you please make the
residences along a rezoned area of Lackner directly accessible from Lackner. Not only would this access
be more convenient for these residents, it would hopefully mean less traffic on Dunnigan Drive,
Otterbein Road and Keewatin Avenue.
When will the City of Kitchener welcome public input about the mixed-use area on Keewatin?
Thanks, Brian. I look forward to seeing you at the next meeting.
Sincerely,
Pamela Smyth
Page 135 of 321
Page 136 of 321