Loading...
HomeMy WebLinkAboutDSD-2025-310 - Official Plan Amendment Application OPA25/005/F/AP - Zoning By-law Amendment Application ZBA25/011/F/AP - 132 Fairway Road North - Maxwell Building Consultants Ltd.Staff Report J IKgc.;i' r� R 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 Development and Housing Approvals, 519-783-8922 PREPARED BY: Andrew Pinnell, Senior Planner, 519-783-8915 WARD(S) INVOLVED: Ward 2 DATE OF REPORT: July 25, 2025 REPORT NO.: DSD -2025-310 SUBJECT: Official Plan Amendment Application OPA25/005/F/AP Zoning By-law Amendment Application ZBA25/011/F/AP 132 Fairway Road North Maxwell Building Consultants Ltd. RECOMMENDATION: That Official Plan Amendment Application OPA25/005/F/AP for Maxwell Building Consultants Ltd. requesting to add Specific Policy Area 83 to permit a multiple dwelling with a Floor Space Ratio of 1.33 on the parcel of land specified and illustrated on Schedule `A', be approved, in the form shown in the Official Plan Amendment attached to Report DSD -2025-310 as Attachment `A'; and That Zoning By-law Amendment Application ZBA2/011/F/AP for Maxwell Building Consultants Ltd. be approved in the form shown in the Proposed By-law and Map No. 1 attached to Report DSD -2025-310 as Attachment `B'; and further That the Revised Urban Design Brief, prepared by GSP Group Inc., dated July 2025, attached as Attachment `C' to report DSD -2025-310, be endorsed, and that staff be directed to implement the Revised Urban Design Brief through a future Site Plan Application Approval process and, at the discretion of the City's Director of Development and Housing Approvals, significant changes to the Revised Urban Design Brief will be to the satisfaction of Council. REPORT HIGHLIGHTS: • The purpose of this report is to evaluate and provide a planning recommendation regarding the Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) Applications for the subject property, addressed as 132 Fairway Road North. It is Development and Housing Approvals (DHA) staff's recommendation that the OPA and ZBA be approved and the Revised Urban Design Brief be endorsed. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 137 of 321 The requested amendments support the redevelopment of the lands with a 3 -storey multiple dwelling consisting of 26 dwelling units, in place of a single detached dwelling. All dwelling units are proposed to be provided as rental affordable housing. Community engagement included: o A preliminary postcard notice and Neighbourhood Meeting invitation was mailed to all residents and property owners within 240 metres of the subject property; o Installation of two notice signs on the property; o Follow-up communication with respondents; o Virtual Neighbourhood Meeting held on June 18, 2025; o Postcard advising of the statutory public meeting was forwarded to all residents and property owners within 240 metres of the subject property and those who responded to the preliminary notice; o 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 May 13, 2025. The Applicant can appeal these applications for non -decision after September 10, 2025. EXECUTIVE SUMMARY: The owner of the subject property, addressed as 132 Fairway Road North, is requesting to amend the Official Plan and Zoning By-law, to facilitate redevelopment of the property with a "missing middle" housing, comprised completely of affordable units, in the form of a low- rise multiple dwelling. The proposed 3 -storey building would contain a total of 26 dwelling units, comprising both studio and 1 -bedroom units. The building has a flat roof design and an articulated parapet around the perimeter to add visual interest to the building. A total of 8 parking spaces are proposed at the rear of the property, with access off Jansen Avenue. To facilitate the development concept, the applicant is requesting an Official Plan Amendment (OPA) to add a Site Specific Policy Area to permit a Floor Space Ratio of 1.33. In addition, the applicant is requesting a Zoning By-law Amendment (ZBA) to change the zoning of the subject property to permit a multiple dwelling and further regulate various zoning provisions, such as Floor Space Ratio, minimum -maximum front yard setbacks, minimum exterior and interior setbacks, private patio areas, and parking. Development and Housing Approvals Staff is recommending that the applications be approved. BACKGROUND: The City of Kitchener has received owner -initiated Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) Applications to facilitate redevelopment of the lands with a 3 -storey multiple dwelling consisting of 26 dwelling units, all of which are proposed to be provided as rental affordable units. The OPA would retain the existing `Low Rise Residential' land use designation and add a Site Specific Policy Area to permit a multiple dwelling with a Floor Space Ratio of 1.33. The ZBA would amend the zone category of the property under Zoning By-law 2019-051 from `RES -4' to `RES -5' with a Site Specific Provision. The requested zoning would permit a multiple dwelling and would further regulate various zoning provisions such as Floor Space Ratio, minimum -maximum front yard setbacks, minimum exterior and interior setbacks, private patio areas, and minimum parking requirements. Details of the amendments are outlined in the report, below. Page 138 of 321 The property is currently owned by Maxwell Building Consultants and will be conveyed to partner not-for-profit Eleven Housing Corporation. Eleven Housing Corporation has applied for and received approval for the City's affordable housing incentive programs including the Not -for -Profit Affordable Rental and Co-op Housing Incentive (pilot grant program) and the Affordable Rental Housing Fee Waiver. All proposed units qualify as affordable housing, will be managed by a not-for-profit, and will maintain affordability for a minimum period of 25 years. Site Context: The subject property is addressed as 132 Fairway Road North and is owned by Maxwell Building Consultants Ltd. The property is located at the intersection of Jansen Avenue and Fairway Road North, in the Centreville Chicopee Planning Community. The property has approximately 21.7 metres of frontage on Fairway Road North, and 47.9 metres of frontage on Jansen Avenue. The subject property is 952 square metres in area (1/4 of an acre) and is developed with a single detached dwelling (raised bungalow) constructed in approximately 1966. The dwelling was vacant when it was purchased by the current owner in August 2024 and continues to be vacant. Figure 1 - Location Map: 132 Fairway Road North The subject property is well-connected to transit and alternative transportation facilities, being located on local GRT routes 1 and 23, within 350 metres of iXpress route 206 and local routes 8 and 27, and within 1.5 kilometres of the Fairway ION Station. The Dom Cardillo Trail is located approximately 620 metres to the northeast. The immediately surrounding area is comprised primarily of a mix of residential land uses, including single detached dwellings, semi-detached dwellings, townhouses, low-rise apartment buildings. Howard Robertson Public School is located on the opposite side of Page 139 of 321 Fairway Road North. Oaten Park is located approximately 250 metres to the northwest, while Idlewood Park is located 900 metres to the north. It should be noted that in 2024, a property on the opposite side of Jansen Avenue, addressed as 179 Jansen Ave was the subject of a recent Zoning By-law Amendment Application and Site Plan Application, to permit the development of a 56 -unit stacked townhouse complex. It is anticipated that final site plan approval will be granted in the near future, which will allow building permits to be issued. REPORT: Proposed Development Concept The applicant is proposing to redevelop the subject property with a low-rise apartment building (Multiple Dwelling). The building is proposed to have a building height of 3 -storeys (9.9 metres) and contain a total of 26 dwelling units (combination of studio and 1 -bedroom dwelling units), all of which are proposed to be provided as rental affordable housing. The owner is seeking to qualify for financing through CMHC, which requires at least 20% of units to have rents below 30% of the median total income of families and the total residential rental income must be at least 10% below its gross achievable residential income in order to qualify. All 26 proposed dwelling units are considered affordable under the Provincial Planning Statement definition: in the case of rental housing, the least expensive of: 1. a unit for which the rent does not exceed 30 percent of gross annual household income for low and moderate income households; or 2. a unit for which the rent is at or below the average market rent of a unit in the municipality. Within an updated document entitled, Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin, the Ontario Provincial Government outlines "the market-based (that is, average purchase prices and market rents) and income -based thresholds that are to be used to determine the eligibility of a residential unit for an exemption from development charges and exclusions from the maximum community benefits charge and parkland dedication requirements." This document states that, for Kitchener, the maximum monthly affordable rent for a `bachelor' (i.e., studio) unit is $1,210 and $1,382 for 1 -bedroom units. By comparison, the owner of the subject property advises that the studio units are scheduled to be rented at $860 per month ($350 less expensive), and the 1 -bedroom units are scheduled to be rented at $1,139 per month ($243 less expensive). The proposed building will have a flat roof design and an articulated parapet around the perimeter to add visual interest to the building. The building will also have a raised basement to allow windows to encroach above grade level, allowing light to enter the basement units. The 3rd floor will include a small (17.0 sq.m / 183 sq.ft.) exterior amenity area that faces Jansen Avenue. Laundry facilities are proposed on-site. The principal entrance is to be provided to Jansen Avenue through a private vestibule and elevator lobby. Page 140 of 321 The building will have a bike storage room on the basement floor, with 28 Class A Bicycle Parking Stalls (secure, long-term parking) and 6 Class B Bicycle Parking Stalls (secure, short-term parking) fronting Jansen Avenue. The preliminary design of the units vary in size from 22.3 square metres (240 sq.ft.) to 33.6 square metres (362 sq.ft.). The applicant advises that the proposed development will achieve accessibility to minimum building code standards, include rainwater harvesting and rooftop solar panels, and target an energy efficiency that is 35 percent better than current building code. All parking spaces, a total of eight (8) parking spaces, are proposed at the rear of the property (furthest area from Fairway Road), with a single driveway access off Jansen Avenue. The parking comprises 5 standard parking spaces, 3 visitor parking spaces, one barrier -free space (Type A), and 2 compact spaces. Four (4) of the parking spaces are located below a cantilevered portion of the building (second and third storeys), while the other four (4) are fully outdoor spaces. Table 1, below, highlights the development concept statistics while Figures 2, 3, 4, 5, and 6 show the conceptual site plan and renderings. Table 1 — Proposed Development Concept Statistics Page 141 of 321 Development Concept Number of Dwelling Units 26 units — all affordable housing, rental, studio and 1 - bedroom units Parking Spaces 8 spaces (4 spaces below a cantilevered portion of the building; 4 fully outdoor) Building Height 9.9 metres, excluding architectural features which are not counted towards building height Class A Bicycle Parking 28 stalls within a dedicated basement bicycle room, with (within an enclosed, access to an elevator secure area with controlled access) Class B Bicycle Parking 6 stalls (outdoor; at -grade; facing Jansen Avenue) (short-term) Floor Space Ratio 1.33 Landscaped Area 282.9 square metres (33.5%) Table 1 — Proposed Development Concept Statistics Page 141 of 321 Figure 2 — Conceptual Site Plan Page 142 of 321 Figure 3 — Conceptual Rendering showing the proposed building, looking north from the intersection of Jansen Ave and Fairway Rd N. Figure 4 — Conceptual Rendering showing the proposed building, looking southeast from Jansen Ave. Page 143 of 321 Figure 5 — Conceptual Rendering showing the proposed building, looking south. Figure 6 — Conceptual Rendering showing the proposed building, looking west from Fairway Rd N. Page 144 of 321 To facilitate the proposed development concept, an OPA is required to add a Site Specific Policy Area to permit a multiple dwelling with a Floor Space Ratio of 1.33. Also, a ZBA is required to change the zoning of the subject property since, for example, the current zoning does not permit multiple dwellings and requires 1 parking space per dwelling unit. The current Official Plan policies and zoning would not allow the proposed development concept. The details of the OPA and ZBA are discussed in detail in the Requested Official Plan Amendment and Requested Zoning By-law Amendment sections of this report. Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25 Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, e) The supply, efficient use and conservation of energy and water; f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Planning Statement, 2024, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Planning Statement, 2024 and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2024 The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use planning policy framework that replaces both the Provincial Policy Statement, 2020 and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon housing -supportive policies from both documents. The PPS 2024 came into force on October 20, 2024. According to the Province, the PPS 2024 provides municipalities with the tools and flexibility they need to build more homes. It enables municipalities to: Page 145 of 321 • plan for and support development, and increase the housing supply across the province • align development with infrastructure to build a strong and competitive economy that is investment -ready • foster the long-term viability of rural areas • protect agricultural lands, the environment, public health and safety Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and supports 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. Section 2.2.1 requires that Planning authorities provide for a range and mix of housing options and densities to meet projected needs of current and future residents. One way this is accomplished is by "permitting and facilitating: 1. all housing options required to meet the social, health, economic and wellbeing requirements of current and future residents, including additional needs housing and needs arising from demographic changes and employment opportunities; and 2. all types of residential intensification ... for residential use, development and introduction of new housing options within previously developed areas, and redevelopment, which results in a net increase in residential units... In this regard, Development and Housing Approvals (DHA) staff is of the opinion that the requested amendments are consistent with the PPS 2024; they will facilitate residential redevelopment of the property with affordable housing. Regional Official Plan (ROP) The subject property is located in the Urban Area and Delineated Built Up Area in 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. Growth is directed to the Built Up Area of the Region 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. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The requested amendments conform to the ROP by facilitating compact, well-connected development that will assist in transitioning the existing neighbourhood into a 15 -minute neighbourhood. Moreover, the requested amendments will assist in diversifying the range of housing within the neighbourhood, in this case by providing affordable housing units that are easily accessed by nearby transit, pedestrian, and cycling facilities. Page 146 of 321 Regional staff has advised that they have no objections to the requested amendments, subject to a provision in the amending by-law prohibiting geothermal energy systems. In this regard, the recommended ZBA implements the Region's request. City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. 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. The subject property is identified on Map 2 — Urban Structure of the City's Official Plan (OP) as `Community Areas'. The OP states that "The planned function of Community Areas is to provide for residential uses as well as non-residential supporting uses intended to serve the immediate residential areas." This urban structure component allows for limited intensification in accordance with the applicable land use designation and the Urban Design Policies in Section 11. In addition, "development must be sensitive to and compatible with the character, form and planned function of the surrounding context." The subject proposal would facilitate the planned function by providing residential use through intensification that is sensitive to and compatible with the surrounding context. The requested amendments would facilitate low rise residential development that is compatible in height and massing with the adjacent neighbourhood. DHA staff is of the opinion that the requested OPA and ZBA will support redevelopment that conforms to the City's Community Areas' policies. Housing Policies The City's Official Plan contains numerous housing -related objectives and policies that apply to the subject proposal, for example: 4.1.1. To provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. 4.C.1.6. The City will identify and encourage residential intensification and/or redevelopment, including adaptive re -use and infill opportunities, including additional dwelling units, attached and detached, in order to respond to changing housing needs and as a cost-effective means to reduce infrastructure and servicing costs by minimizing land consumption and making better use of existing community infrastructure. 4.C.1.8. Where a special zoning regulation(s) or minor variance(s) is/are requested, proposed or required to facilitate residential intensification or a Page 147 of 321 redevelopment of lands, the overall impact of the special zoning regulation(s) or minor variance(s) will be reviewed, but not limited to the following to ensure, that: a) Any new buildings and any additions and/or modifications to existing buildings are appropriate in massing and scale and are compatible with the built form and the community character of the established neighbourhood and will have regard to Section 11 of this Plan, the City's Urban Design Manual, and any site-specific Urban Design Brief or Urban Design Report and Urban Design Scorecard. b) Where front yard setback reductions are proposed for new buildings in established neighbourhoods, the requested front yard setback should be similar to adjacent properties and supports and maintain the character of the streetscape and the neighbourhood. d) New buildings, additions, modifications and conversions are sensitive to the exterior areas of adjacent properties and that the appropriate screening and/or buffering is provided to mitigate any adverse impacts, particularly with respect to privacy. e) The lands can function appropriately and not create unacceptable adverse impacts for adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. 4.C.1.9. Residential intensification and/or redevelopment within existing neighbourhoods will be designed to respect existing character. A high degree of sensitivity to surrounding context is important in considering compatibility. 4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. 4.C.1.19. The City will encourage and support affordable housing to locate in close proximity to public transit, commercial uses and other compatible non- residential land uses, parks and community facilities and have convenient access to community, social and health services. In this regard, DHA staff is satisfied that the subject proposal would facilitate an increased range and mix of housing types within the neighbourhood, noting that there are few low- rise multiple dwellings in the neighbourhood on a small footprint, as is proposed. Being an affordable housing project, the proposal is also consistent with the City -supported principle that housing assistance be provided to community members who have difficulty accessing safe, suitable, and affordable housing. As has been established above, this proposed affordable housing development is well-connected to transit and alternative transportation Page 148 of 321 facilities, and several commercial plazas are within a 5-7 minute walking distance, while Fairview Mall and supermarkets are within a 15 -minute walking distance. The requested Site Specific Provision will facilitate a development concept that is appropriate in massing and scale and is compatible with the surrounding built form. Also, the request to modify the required front yard setbacks for the proposed building will not negatively impact the neighbourhood character or streetscape. It should be noted that compatible should not be narrowly interpreted to mean "the same as" or even as "being similar to". Rather, it means uses and building forms that are mutually tolerant and capable of existing together in harmony within an area without causing unacceptable adverse effects. City Urban Design Staff has reviewed the proposal and Revised Urban Design Brief submitted in support of the applications against the City's Urban Design Manual and is supportive of the proposal. DHA staff is recommending that the Revised Urban Design Brief, be endorsed by Council and that staff be directed to implement the Revised Urban Design Brief through a future Site Plan Application Approval process. Through the application review phase, staff worked with the applicant to reduce the number of windows on the east side of the proposed building (adjacent to 136 Fairway Road North) where a slightly reduced minimum interior side yard setback is requested (from 3.0 metres to 2.4 metres), to prevent overlook and mitigate privacy impacts to acceptable levels, while ensuring that sufficient light enters the proposed dwelling units for tenants. It should also be noted that the single detached dwelling at 136 Fairway Road North only has two windows that face the subject property. As a space -saving alternative to providing an at -grade amenity space, a common amenity space is proposed within a recessed portion of the 3rd floor, to provide compatible on-site recreational space for residents. Furthermore, Transportation Services Staff do not have any concerns with the provision of 8 parking spaces for this development, noting that affordable housing does not generate the higher parking demand of non -affordable housing developments. Also, as noted above, the subject property is well-connected to transit and alternative transportation facilities. The number of Class A Bicycle Parking Stall provided far exceeds the minimum By-law requirement and exceeds the number of proposed dwelling units. In addition, Section 4.15.7a) of the Zoning By-law states, "...for any public use containing dwelling units that qualify as affordable housing as defined in the Provincial Planning Statement:... c. Minimum parking space requirements of Table 5-5 shall not apply. The proposed units meet the definition of affordable housing in the PPS 2024, but the use is not considered a "public use", because it is not being established "...by or on behalf of, or in partnership with, the Federal or Provincial governments, the Region, the Grand River Conservation Authority, or the City." If the same proposal was being sought by, for example, Kitchener Housing, then no parking would be required under the Zoning By-law. Lastly, the proposed residential redevelopment responds to changing housing needs and assists in reducing infrastructure and servicing costs. Page 149 of 321 DHA staff is of the opinion that the requested OPA and ZBA will support redevelopment that conforms to the City's Housing policies. Land Use Designation The subject property is currently designated `Low Rise Residential' on Map 3 — Land Use of the City of Kitchener Official Plan. The `Low Rise Residential' land use designation is intended to accommodate a full range of low density housing types, including single detached dwellings, additional dwelling units, semi-detached dwelling, street townhouse dwellings, cluster townhouses, low-rise multiple dwellings, special needs housing, and other forms of low density residential use. Within this designation, the City encourages and supports the mixing and integration of innovative and different forms of housing within a low-rise built form. The `Low Rise Residential' designation limits building height to 3 storeys or 11 metres. However, where a property has primary frontage on a Regional Road, a maximum building height of 4 storeys or 14 metres is permitted. In this case, while the property is located on Fairway Road North, which is a Regional Road. This would allow the possibility of a 4 - storey building through a ZBA alone. Notwithstanding, the applicant has not requested a height increase for the proposed multiple dwelling. Policy 15.D.3.11 states: "A maximum Floor Space Ratio of 0.6 will apply to all development and redevelopment. Site-specific increases to allow up to a maximum Floor Space Ratio of 0.75 may be considered where it can be demonstrated that the increase in the Floor Space Ratio is compatible and meets the general intent of the policies in this Plan. An Official Plan Amendment will be required to consider an increase in the Floor Space Ratio greater than 0.75." In this case, a low-rise multiple dwelling is proposed with a Floor Space Ratio (FSR) of 1.33, despite the maximum FSR requirement of 0.75 (see section entitled, Requested Official Plan Amendment, below). Requested Official Plan Amendment To facilitate the proposed development concept outlined in the Proposed Development Concept section of this report, the applicant is requesting an OPA to add a Site Specific Policy Area to permit a multiple dwelling with a Floor Space Ratio of 1.33, whereas the `Low Rise Residential' land use designation permits a maximum FSR of 0.75. The `Low Rise Residential' land use designation would be retained. Floor Space Ratio (FSR) is a metric that is used to quantify the massing / bulk of a building, relative to the lot area. The formula for FSR is Building Floor Area (i.e., total floor area of all storeys of a building excluding below grade floor area) divided by lot area. Despite the City's use in regulating massing / bulk through FSR regulations, there are other metrics / tools that can be used to quantify and regulate the perceived massing / bulk of a building. For example, within the current `RES -4' Zone and requested `RES -5' Zone, Page 150 of 321 other land uses do not employ FSR as a tool for regulating the massing / bulk of a building (e.g., single detached dwellings, semi-detached dwellings, street townhouses). Instead, the zoning uses maximum lot coverage, maximum building height, and minimum setbacks. For these other uses, lot coverage is limited to 55% and building height is limited to 11.0 metres. If these metrics are applied to the subject proposal, it easily complies with a lot coverage of 36% and a building height of 9.9 metres. Furthermore, the required 7.5 metre minimum rear yard setback is easily achieved under both the current and requested zoning, with a proposed setback of 13.5 metres. Lastly, although a Site Specific Provision in the zoning is requested for the minimum interior side yard setback (from 3.0 metres to 2.4 metres) for a multiple dwelling, if the proposal was for a single detached dwelling, semi-detached dwelling, or street townhouse, the setback would be easily achieved (1.2 metres is required, whereas 2.4 metres is proposed). Essentially, apart from a 0.5 metre deficiency in the minimum exterior yard setback and minimum front yard setback, a single detached dwelling with the same height, lot coverage, and interior side yard setback as the current proposal could be constructed on the subject property, without the need for Planning Act approvals. It is important to reiterate that since the subject property is located on a Regional Road, it would be possible for the applicant to request a 4 -storey building through a ZBA alone. Despite this, the applicant is not requesting such a ZBA and is instead seeking to develop a 3 -storey building under the `stock' RES -5 permissions. For these reasons, DHA staff is satisfied that the requested OPA is appropriate. Policy Conclusion DHA staff is of the opinion that the requested Official Plan Application is consistent with policies of the Provincial Policy Statement, 2024, the Regional Official Plan, and is appropriate within the greater policy context of City of Kitchener Official Plan. Requested Zoning By-law Amendment To facilitate the proposed development concept outlined in the Proposed Development Concept section of this report, the applicant is requesting a Zoning By-law Amendment (ZBA). The property is currently zoned `Low Rise Residential Four Zone (RES -4)' in Zoning By-law 2019-051. The applicant is requesting to change the zoning to `Low Rise Residential Five Zone (RES -5)', primarily to add multiple dwelling as a permitted use. The ZBA would also add a Site Specific Provision. A zoning comparison table is provided below. Bolded, red text with an asterisk under the `Provided / Proposed' column denotes a deficiency and, consequently, the need for relief via a requested Site Specific Provision as part of the ZBA (see Table 2 — Zoning Comparison / Review Table) Page 151 of 321 Table 2 — Zoninq Comparison / Review Table Page 152 of 321 Requirement under Requested Provided / Proposed (note: RES -5 Zone (for Multiple figures are pre -road -widening, Dwelling) per s.4.21). Minimum Lot Area 495 952 m2 Minimum Lot Width 19.0 rn 21.7 rn (Fairway Rd N) Minimum Front 7.2 m *5.9 rn (note that the applicant is Yard Setback requesting a Minimum Front (Fairway Rd N) Yard of 5.5 metres to allow for flexibility in building placement). Maximum Front 9.2 *5.9 m (note that the applicant is Yard Setback requesting a Maximum Front (Fairway Rd N) Yard Setback of 7.5 metres to allow for flexibility in building placement). Minimum Exterior 4.5 m *4.0 rn Yard Setback (Jansen Ave) Minimum Interior 3.0 m *2.4 rn Side Yard Setback (adjacent to 136 Fairway Rd N) Minimum Rear Yard 7.5 13.5 m Setback Minimum 20% 33.5% Landscaped Area Maximum Floor 0.6 *1.33 Space Ratio Maximum Building 11.0 rn 9.9 m Height Maximum number 3 3 of storeys Private Patio Area For multiple dwellings, each *Dwelling units located at dwelling unit located at ground ground floor level shall not be floor level shall have a patio area required to have a patio area adjacent to the dwelling unit with adjacent to the dwelling unit with direct access to such dwelling direct access to such dwelling unit. unit Minimum Class A 0.5 per dwelling unit = 13 stalls 28 stalls Bicycle Parking Stalls Minimum Class B 6 stalls 6 stalls Bicycle Parking Stalls Page 152 of 321 Minimum Parking 1.0 per dwelling unit = 26 spaces *5 spaces Spaces Minimum visitor 0.15 per dwelling unit = 4 spaces *3 spaces parking spaces Maximum Compact Where 10 or more parking spaces maximum of 2 angled parkin Visitor Parking are required, a maximum of 10 spaces may be reduced to a Spaces percent of the total angled parking minimum of 2.4 metres in width spaces may be reduced to a and a minimum of 4.8 metres in minimum of 2.4 metres in width length and where reduced, shall and a minimum of 4.8 metres in be clearly identified, demarcated, length and where reduced, shall and reserved for compact motor be clearly identified, demarcated, vehicles. and reserved for compact motor vehicles. Geothermal Energy Not regulated *Geothermal Energy Systems Systems shall be prohibited DHA staff has the following additional comments regarding the requested ZBA, noting that since certain City of Kitchener Official Plan policies and OPA matters relate directly to the ZBA matters, several ZBA matters have been already addressed in the above sections entitled, City of Kitchener Official Plan (OP) and Requested Official Plan Amendment (i.e., changes related to parking, floor space ratio, front yard setbacks, and interior side yard setback). Change from RES -4 to RES -5 DHA staff supports the change from `RES -4' to `RES -5' to add a `Multiple Dwelling' as a permitted use. This change in zone category will assist in further diversifying the zone categories within this neighbourhood and, consequently, the land uses and built form. The location of the subject property at an intersection, and having frontage on a Regional Road, as well as the fact that it has a greater width than many other lots developed with single detached dwellings, lends itself well to redevelopment at a higher density than currently exists. Site Specific Provision DHA comments regarding the requested site specific provisions related to parking, Floor Space Ratio, and interior side yard setback have been provided in the above sections entitled, City of Kitchener Official Plan (OP) and Requested Official Plan Amendment. Regarding the request for a Site Specific Provision for the required Minimum — Maximum Front Yard Setback requirements, the range provided will allow minor flexibility in building placement, while ensuring an adequate setback to Fairway Road as well as reasonably consistent street wall. The Region (owner of Fairway Road North) has not identified any concerns with the amendment to these regulations. Regarding the request for a reduction in the Minimum Exterior Yard Setback (Jansen Avenue) from 4.5 metres to 4.0 metres, DHA staff is of the opinion that this change is nominal and does not create unacceptably adverse impacts on the abutting public realm. Page 153 of 321 There is sufficient space in the exterior side yard to accommodate a walkway leading to the front door off Jansen Avenue, appropriate landscaping, and 6 Class B bicycle parking stalls, while ensuring a sufficient buffer to the right-of-way. This reduced minimum exterior side yard setback will also help to increase the interior side yard setback on the opposite side of the building, to the extent possible (staff is of the opinion that proposed interior side yard setback is adequate, given the 3 -storey building height and reduced number of windows). It should be noted that Jansen Avenue is not identified in the City's Official Plan as a road to be widened and Transportation Services has not identified any concerns. Regarding the request not to require a private patio area for dwelling units located at ground floor level (of which there are 6), DHA staff is of the opinion that the small, common amenity space within a recessed portion of the 3rd floor is sufficient for amenity needs, especially due to the prevalence of public amenity areas and parks within walking distance of the subject property. For example, nearby Oaten Park (250 metres) and Howard Robertson Public School provide opportunities for recreation. Idlewood Park is located 900 metres to the north. DHA staff supports the Region's request for a Site Specific provision to prohibit geothermal energy systems. This provision would prohibit geothermal energy systems that might otherwise cause contamination to the region's groundwater resources. Proposed Zoning By-law Amendment Application Conclusions: DHA staff is of the opinion that the requested ZBA Application represents good planning, since it would facilitate the redevelopment of the lands with "missing middle" housing, in the form of a low rise multiple dwelling, comprised fully of affordable dwelling units. The subject property is well-connected to transit and alternative transportation facilities and is close to schools and several City parks. The proposed development concept will provide visual interest along Fairway Road North. For these reasons, DHA staff supports the proposal and recommends that the requested ZBA be approved, as shown in Attachment `B' Department and Agency Comments Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken on May 15, 2025 to all applicable City departments and other review authorities. No significant concerns were identified by any commenting City department or agency and any necessary revisions and updates have been incorporated into the proposal. Copies of the comments are found in Attachment `E' of this report. The following Reports and Studies were considered as part of these proposed Official Plan and Zoning By-law Amendment Applications: Planning Justification Report and Addendum • prepared by GSP Group Inc. (May 2025, updated July 7, 2025) Revised Urban Design Brief • prepared by GSP Group Inc. (May 2025, updated July 2025) Page 154 of 321 Conceptual Site Plan, Elevations & Floor Plans • prepared by mcCallumSather (April 29, 2025, updated July 7, 2025). Existing Conditions Plan and Preliminary Grading Plan and Preliminary Servicing Plan • prepared by MTE Consultants Inc. (April 11, 2025, updated July 4, 2025) Functional Servicing Report • prepared by MTE Consultants Inc (April 16, 2025, updated July 4, 2025) Function SWM Brief prepared by MTE Consultants Inc (July 4, 2025) Noise Impact Study • prepared by GHD (March 19, 2025, updated July 3, 2025) Section 59 Notice of SPP Compliance • prepared by the Region of Waterloo (April 11, 2025). Sustainability Statement • prepared by mcCallumSather (April 16, 2025). Tree Management Plan • prepared by GSP Group (April 17, 2025, updated July 7, 2025) Arborist Report and Tree Removal Appraisal • prepared by GSP Group Inc. (April 29, 2025, updated July 7, 2025) Parking Study • prepared by Paradigm Transportation Solutions (April 2025). Phase II Environmental Site Assessment • prepared by MTE Consultants Inc. (February 12, 2025) Topographic Survey • prepared by MTE Consultants Inc. (August 6, 2024) Community Input and Staff Responses: Staff received written responses from 2 community members with respect to the proposed development. The comments received are included in Attachment `F'. A Neighbourhood Meeting was held on June 18, 2025. A summary of what we heard, and staff responses are noted below. Page 155 of 321 i MEMA ATAI,i1 What We Heard Staff Comment 667 households (occupants and property owners) were circulated Concern with proposed and notified parking reduction housing. The applicant anticipates that most units will be occupied 3 people/households provided comments by email or telephone. personal vehicles. The site is located within a 5 -minute walk of 5 bus routes and A City -led Neighbourhood Meeting was held on June 18, 2025 and approximately 7 different users togged on. What We Heard Staff Comment Concern with proposed The subject site is proposed to be developed with affordable parking reduction housing. The applicant anticipates that most units will be occupied by single person households and most tenants will not have personal vehicles. The site is located within a 5 -minute walk of 5 bus routes and within 20 -minute walk of an ION station. There are 28 secure, weather -protected bicycle stalls provided for the 26 units. The property is also within a 5-7 minute walking distance to several commercial plazas and within a 15 -minute walk of Fairview Mall and supermarkets. Transportation Services is of the opinion that the proposed parking reduction is appropriate for the proposed development. Concern with increases to The subject development is not anticipated to generate significant traffic on Fairway Rd N traffic and traffic impacts to the local street system will be negligible. Regional Transportation Planning staff indicated that Fairway Road North is a Regional Road and is intended and designed to carry high -levels of traffic including truck traffic and comment that this is an existing condition and will not be materially altered by this proposal. Fairway Road North has sidewalks on both sides and a signalized cross -walk at Morgan Avenue which is approximately 150 metres to the subject property. The Region is currently undertaking a Corridor Study on Fairway Road North in preparation for future capital works. Reconstruction of this segment is planned for 2032-2033. Interested parties will be able to view the results on the Region's website in a few months' time. Regional road reconstruction projects take a balanced approach to accommodating all transportation modes, including the integration of bus stops and pedestrian/cycling facilities, while accommodating for the necessary road traffic. Page 156 of 321 Page 157 of 321 Any upgrades warranted through this study on the basis of volume/other considerations will be implemented through reconstruction. Concern with on -street Transportation Services Staff comment that on -street parking is parking on local roads available equally to all members of the general public, to a maximum duration of 3 hours. On -street parking is available on the east side of Jansen Avenue, directly adjacent to the subject property. Parking is prohibited on Fairway Road North. Impact to pedestrian safety Both Fairway Road North and Jansen Avenue have sidewalks on and school zones. both sides of the street, and there is a signalized cross -walk at Fairway Road North and Morgan Avenue, which is about 150 metres to the subject property, which provides a safe pedestrian crossing location. The Region of Waterloo has indicated that this stretch of Fairway Road North is not in the school zone and the proposed development does not introduce conflicts with school bus access of drop-off at Howard Robertson Public School. Concern with changes that The neighbourhood surrounding the subject site consists of a mix will permit a multiple of low-rise dwelling types including single detached, semi - dwelling detached, townhouse and low-rise multiple dwellings many of which are zoned `RES -5' (which is the zoning category proposed for the subject site). Staff note that 147 Fairway Road North which is across Fairway Road North is developed with a 3 storey multiple dwelling, and there is a planned 3 storey stacked townhouse development approved for 179 Jansen Avenue. The proposed 3 - storey multiple dwelling is consistent with the established and planned built form in the neighbourhood. Concern with lack of large The subject development is proposed to include affordable studio units for families and 1 -bedroom units, which have not been designed or intended for families with children. The developer has indicated that while this project is not designed for families, other housing developments in their portfolio do address this need. The applicant has indicated that they collaborate with local agencies dedicated to supporting vulnerable populations in tenanting units and in order to match units with needs. This proposal does address a critical need in our community. Data from the Region of Waterloo's housing waitlist—along with experience in the affordable housing market—shows that the greatest demand comes from single- and two -person households. Concern with overlook and An Urban Design Brief has been prepared in support of the privacy of neighbouring proposed development. Urban design staff have worked with the dwellings. applicant to refine the building design to reduce the number of windows on the 211 and 31 floor corner units so that windows face Fairway Road North and the rear yard parking area. Remaining windows primarily overlook the roof of 136 Fairway Road North rather than the front or back yard. Page 157 of 321 Concern that the proposed Staff have reviewed the proposed floor plans for the proposed building does not include development and can confirm that the building includes a large sufficient amenities for indoor bike storage room, a shared 3rd floor outdoor patio area, an future tenants. elevator and a shared laundry room. The building will comply with Ontario Building Code requirements for accessibility, and barrier - free parking is provided. Concern with garbage The subject development will be required to have private waste collection and property management. A deep -well system is proposed, which helps to maintenance. minimize odours and has lower visual impact than garbage bins. This approach will be secured through a Site Plan Agreement with the City. Further, the owner will be required to maintain the property in accordance with landscaping and lighting plans, which must be submitted as part of a future Site Plan Application. These plans will be subject to the City's Property Standards by-laws. Residents are encouraged to contact By-law enforcement with any complaints about compliance with property standards. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. A notice sign was posted on the property and information regarding the application was posted to the City's website on May 15, 2025. Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, those responding to the preliminary circulation and who attended the Neighbourhood Meeting. Notice of the Statutory Public Meeting was also posted in The Record on July 18, 2025 (a copy of the Notice may be found in Attachment `D' CONSULT — The proposed Official Plan Amendment and Zoning By-law Amendment Applications were circulated to residents and property owners within 240 metres of the subject lands on May 15, 2025. In response to this circulation, staff received 2 written responses, which are summarized as part of this staff report and is appended in Attachment `F'. DHA staff also had one-on-one conversations with residents on the telephone and responded to emails. Page 158 of 321 PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • Region of Waterloo Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 REVIEWED BY: Tina Malone -Wright, Manager of Development Approvals APPROVED BY: Barry Cronkite, Acting General Manager of Development Services ATTACHMENTS: Attachment A — Proposed Official Plan Amendment Attachment B — Proposed Zoning By-law Amendment Attachment C — Revised Urban Design Brief, dated July 2025. Attachment D — Newspaper Notice Attachment E — Department and Agency Comments Attachment F — Community Comments Page 159 of 321 Attachment `A' DSD -2025-310 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 132 Fairway Road North Page 160 of 321 INDEX SECTION 1 SECTION 2 SECTION 3 SECTION 4 APPENDICES APPENDIX 1 APPENDIX 2 APPENDIX 3 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 132 Fairway Road North TITLE AND COMPONENTS PURPOSE OF THE AMENDMENT BASIS OF THE AMENDMENT THE AMENDMENT Notice of the Meeting of Planning and Strategic Initiatives Committee of August 11, 2025 Minutes of the Meeting of Planning and Strategic Initiatives Committee — August 11, 2025 Minutes of the Meeting of City Council — August 25, 2025 Page 161 of 321 Attachment `A' DSD -2025-310 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. XX to the Official Plan of the City of Kitchener. 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 the City of Kitchener Official Plan (2014) by adding Policy 15.D.12.83. 132 Fairway Road North and by adding Specific Policy Area 83. 132 Fairway Rd N to Map No. 5— Specific Policy Areas, to permit a maximum Floor Space Ratio of 1.33. SECTION 3 — BASIS OF THE AMENDMENT Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25 Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, e) The supply, efficient use and conservation of energy and water; f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Planning Statement, 2024, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Planning Statement, 2024 and to ensure Provincial policy is adhered to. Page 162 of 321 Attachment `A' DSD -2025-310 Provincial Policy Statement, 2024 The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use planning policy framework that replaces both the Provincial Policy Statement, 2020 and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon housing -supportive policies from both documents. The PPS 2024 came into force on October 20, 2024. According to the Province, the PPS 2024 provides municipalities with the tools and flexibility they need to build more homes. It enables municipalities to: • plan for and support development, and increase the housing supply across the province • align development with infrastructure to build a strong and competitive economy that is investment -ready • foster the long-term viability of rural areas • protect agricultural lands, the environment, public health and safety Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and supports 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. Section 2.2.1 requires that Planning authorities provide for a range and mix of housing options and densities to meet projected needs of current and future residents. One way this is accomplished is by "permitting and facilitating: 1. all housing options required to meet the social, health, economic and wellbeing requirements of current and future residents, including additional needs housing and needs arising from demographic changes and employment opportunities; and 2. all types of residential intensification ... for residential use, development and introduction of new housing options within previously developed areas, and redevelopment, which results in a net increase in residential units..." In this regard, Development and Housing Approvals (DHA) staff is of the opinion that the requested amendment is consistent with the PPS 2024; and will facilitate residential redevelopment of the property with affordable housing. Regional Official Plan (ROP) The subject property is located in the Urban Area and Delineated Built Up Area in 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. Growth is directed to the Built Up Area of the Region 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 4 Page 163 of 321 Attachment `A' DSD -2025-310 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. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The requested amendment conforms to the ROP by facilitating compact, well-connected development that will assist in transitioning the existing neighbourhood into a 15 -minute neighbourhood. Moreover, the requested amendment will assist in diversifying the range of housing within the neighbourhood, in this case by providing affordable housing units that are easily accessed by nearby transit, pedestrian, and cycling facilities. Regional staff has advised that it has no objections to the requested amendment, subject to a provision in the amending by-law prohibiting geothermal energy systems. In this regard, the recommended ZBA implements the Region's request. City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. 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. The subject property is identified on Map 2 — Urban Structure of the City's Official Plan (OP) as Community Areas. The OP states that "The planned function of Community Areas is to provide for residential uses as well as non-residential supporting uses intended to serve the immediate residential areas." This urban structure component allows for limited intensification in accordance with the applicable land use designation and the Urban Design Policies in Section 11. In addition, "development must be sensitive to and compatible with the character, form and planned function of the surrounding context." The subject proposal would facilitate the planned function by providing residential use through intensification that is sensitive to and compatible with the surrounding context. The requested amendment would facilitate low rise residential development that is compatible in height and massing with the adjacent neighbourhood. DHA staff is of the opinion that the requested OPA will support redevelopment that conforms to the City's Community Areas policies. Housing Policies The City's Official Plan contains numerous housing -related objectives and policies that apply to the subject proposal, for example: 5 Page 164 of 321 Attachment 'A' DSD -2025-310 4.1.1. To provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. 4.C.1.6. The City will identify and encourage residential intensification and/or redevelopment, including adaptive re -use and infill opportunities, including additional dwelling units, attached and detached, in order to respond to changing housing needs and as a cost-effective means to reduce infrastructure and servicing costs by minimizing land consumption and making better use of existing community infrastructure 4.C.1.8. Where a special zoning regulation(s) or minor variance(s) is/are requested, proposed or required to facilitate residential intensification or a redevelopment of lands, the overall impact of the special zoning regulation(s) or minor variance(s) will be reviewed, but not limited to the following to ensure, that: a) Any new buildings and any additions and/or modifications to existing buildings are appropriate in massing and scale and are compatible with the built form and the community character of the established neighbourhood and will have regard to Section 11 of this Plan, the City's Urban Design Manual, and any site-specific Urban Design Brief or Urban Design Report and Urban Design Scorecard. d) New buildings, additions, modifications and conversions are sensitive to the exterior areas of adjacent properties and that the appropriate screening and/or buffering is provided to mitigate any adverse impacts, particularly with respect to privacy. e) The lands can function appropriately and not create unacceptable adverse impacts for adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. 4.C.1.9. Residential intensification and/or redevelopment within existing neighbourhoods will be designed to respect existing character. A high degree of sensitivity to surrounding context is important in considering compatibility. 4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. 4.C.1.19. The City will encourage and support affordable housing to locate in close proximity to public transit, commercial uses and other compatible 6 Page 165 of 321 Attachment `A' DSD -2025-310 non-residential land uses, parks and community facilities and have convenient access to community, social and health services. In this regard, DHA staff is satisfied that the subject proposal would facilitate increased range and mix of housing types within the neighbourhood, noting that there are few low- rise multiple dwellings in the neighbourhood on a small footprint, as is proposed. Being an affordable housing project, the proposal is also consistent with the City -supported principle that housing assistance be provided to community members who have difficulty accessing safe, suitable, and affordable housing. As has been established above, this proposed affordable housing development is well-connected to transit and alternative transportation facilities, and several commercial plazas are within a 5-7 minute walking distance, while Fairview Mall and supermarkets are within a 15 -minute walking distance. The requested Site Specific Policy will facilitate a development concept that is appropriate in massing and scale and is compatible with the surrounding built form. It should be noted that compatible should not be narrowly interpreted to mean "the same as" or even as "being similar to". Rather, it means uses and building forms that are mutually tolerant and capable of existing together in harmony within an area without causing unacceptable adverse effects. City Urban Design staff has reviewed the proposal and Urban Design Brief submitted in support of the applications against the City's Urban Design Manual and is supportive of the proposal. DHA staff is recommending that the Urban Design Brief, be endorsed by Council and that staff be directed to implement the Urban Design Brief through a future Site Plan Approval process. Through the application review phase, staff worked with the applicant to reduce the number of windows on the east side of the proposed building (adjacent to 136 Fairway Road North) where a slightly reduced minimum interior side yard setback is requested (from 3.0 metres to 2.4 metres), to prevent overlook and mitigate privacy impacts to acceptable levels, while ensuring that sufficient light enters the proposed dwelling units for tenants. It should also be noted that the single detached dwelling at 136 Fairway Road North only has two windows that face the subject property. As a space -saving alternative to providing an at -grade amenity space, a common amenity space is proposed within a recessed portion of the 3rd floor, to provide compatible on-site recreational space for residents. Furthermore, Transportation Services staff does not have any concerns with the provision of 8 parking spaces for this development, noting that affordable housing does not generate the higher parking demand of non -affordable housing developments. Also, as noted above, the subject property is well-connected to transit and alternative transportation facilities. The number of Class A Bicycle Parking Stall provided far exceeds the minimum By-law requirement and exceeds the number of proposed dwelling units. In addition, Section 4.15.7a) of the Zoning By-law states, "...for any public use containing dwelling units that qualify as affordable housing as defined in the Provincial Planning Statement:... c. Minimum parking space requirements of Table 5-5 shall not apply. The proposed units meet the definition of affordable housing in the PPS 2024, but the use is not considered a "public use", because it is not being established "...by or on behalf of, Page 166 of 321 Attachment `A' DSD -2025-310 or in partnership with, the Federal or Provincial governments, the Region, the Grand River Conservation Authority, or the City." If the same proposal was being sought by, for example, Kitchener Housing, then no parking would be required under the Zoning By-law. Lastly, the proposed residential redevelopment responds to changing housing needs and assists in reducing infrastructure and servicing costs. DHA staff is of the opinion that the requested OPA will support redevelopment that conforms to the City's Housing policies. Land Use Designation The subject property is currently designated Low Rise Residential on Map 3 — Land Use of the City of Kitchener Official Plan. The Low Rise Residential land use designation is intended to accommodate a full range of low density housing types, including single detached dwellings, additional dwelling units, semi-detached dwelling, street townhouse dwellings, cluster townhouses, low-rise multiple dwellings, special needs housing, and other forms of low density residential use. Within this designation, the City encourages and supports the mixing and integration of innovative and different forms of housing within a low-rise built form. The Low Rise Residential designation limits building height to 3 storeys or 11 metres. However, where a property has primary frontage on a Regional Road, a maximum building height of 4 storeys or 14 metres is permitted. In this case, while the property is located on Fairway Road North, which is a Regional Road. This would allow the possibility of a 4 -storey building through a ZBA alone. Notwithstanding, the applicant has not requested a height increase for the proposed multiple dwelling. Policy 15.D.3.11 states: A maximum Floor Space Ratio of 0.6 will apply to all development and redevelopment. Site-specific increases to allow up to a maximum Floor Space Ratio of 0.75 may be considered where it can be demonstrated that the increase in the Floor Space Ratio is compatible and meets the general intent of the policies in this Plan. An Official Plan Amendment will be required to consider an increase in the Floor Space Ratio greater than 0.75. In this case, a low-rise multiple dwelling is proposed with a Floor Space Ratio (FSR) of 1.33, despite the maximum FSR requirement of 0.75 (see section entitled, Requested Official Plan Amendment, below). Requested Official Plan Amendment To facilitate the proposed development concept outlined in the Proposed Development Concept section of this report, the applicant is requesting an OPA to add a Site Specific Policy Area to permit a multiple dwelling with a Floor Space Ratio of 1.33, whereas the Low Rise Residential land use designation permits a maximum FSR of 0.75. The Low Rise Residential land use designation would be retained. Page 167 of 321 Attachment `A' DSD -2025-310 Floor Space Ratio (FSR) is a metric that is used to quantify the massing / bulk of a building, relative to the lot area. The formula for FSR is Building Floor Area (i.e., total floor area of all storeys of a building excluding below grade floor area) divided by lot area. Despite the City's use in regulating massing / bulk through FSR regulations, there are other metrics / tools that can be used to quantify and regulate the perceived massing / bulk of a building. For example, within the current RES -4 Zone and requested RES -5 Zone, other land uses do not employ FSR as a tool for regulating the massing / bulk of a building (e.g., single detached dwellings, semi-detached dwellings, street townhouses). Instead, the zoning uses maximum lot coverage, maximum building height, and minimum setbacks. For these other uses, lot coverage is limited to 55% and building height is limited to 11.0 metres. If these metrics are applied to the subject proposal, it easily complies with a lot coverage of 36% and a building height of 9.9 metres. Furthermore, the required 7.5 metre minimum rear yard setback is easily achieved under both the current and requested zoning, with a proposed setback of 13.5 metres. Lastly, although a Site Specific Provision in the zoning is requested for the minimum interior side yard setback (from 3.0 metres to 2.4 metres) for a multiple dwelling, if the proposal was for a single detached dwelling, semi-detached dwelling, or street townhouse, the setback would be easily achieved (1.2 metres is required, whereas 2.4 metres is proposed). Essentially, apart from a 0.5 metre deficiency in the minimum exterior yard setback (adjacent to Jansen Street), a single detached dwelling with the same height, lot coverage, and interior side yard setback as the current proposal could be constructed on the subject property, without the need for Planning Act approvals. It is important to reiterate that since the subject property is located on a Regional Road, it would be possible for the applicant to request a 4 -storey building through a ZBA alone. Despite this, the applicant is not requesting such a ZBA and is instead seeking to develop a 3 -storey building under the `stock' RES -5 permissions. For these reasons, DHA staff is satisfied that the requested OPA is appropriate. Policy Conclusion DHA staff is of the opinion that the requested Official Plan Amendment is consistent with policies of the Provincial Policy Statement, 2024, the Regional Official Plan, and is appropriate within the greater policy context of City of Kitchener Official Plan. SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan (2014) is hereby amended as follows: a) Part D, Section 15.D.12 Area Specific/Site Specific Policy Areas is amended by adding Policy 15.D.12.83 as follows: 9 Page 168 of 321 Attachment `A' DSD -2025-310 "15.D.12.83 132 Fairway Road North Notwithstanding the Low Rise Residential land use designation and associated policies within Section 15.D.3, applied to the property addressed as 132 Faiway Road North, the maximum Floor Space Ratio shall be 1.33." b) Map No. 5 — Specific Policy Areas is amended by adding Specific Policy Area 83. 132 Fairway Rd N for the lands municipally addressed as 132 Fairway Road North and identified as Area of Amendment on Schedule W. 10 Page 169 of 321 Attachment 'A' DSD -2025-310 APPENDIX 1 NOTICE OF PUBLIC MEETING fora development in your neighbourhood 132 Fairway Road North T(111-fENER Have Your Voice Heard! Planning & Strategic Initiatives Committee Concept Drawing Date: August 11, 2025 Location: Council Chambers, Kitchener City Hall 200 King Street West pAtirtual Zoom Meeting Go to kitchener.ca/meetings and select: • Current agendas and reports (posted 10 days before meeting) • Appear as a delegation 0 Watch a meeting To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ 0000 Plan ningApplications or contact: 'Auh.Oe Ftoor Space 8 [,' aru < i n g Andrew Pinnell Senior Planner DweU.irig, 26 Rado of' Spaces and rew.pi nneLL@ kitchener.ca fore: able 1.33 519.783.8915 Units The City of Kitchener will consider a applications to amend the Official Plan and Zoning By-law to permit 132 Fairway Road North to be redeveloped with a 3 -storey multiple dwelling having 26 affordable dwelling units with a Floor Space Ratio of 1.33, 8 parking spaces, and the building having some reduced setbacks from lot lines. Page 170 of 321 Attachment `A' DSD -2025-310 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee —August 11, 2025 12 Page 171 of 321 Attachment `A' DSD -2025-310 APPENDIX 3 Minutes of the Meeting of City Council — August 25, 2025 13 Page 172 of 321 Z N v! Q \LL I W Q X LL J— O O w /Q/ IA Q LLLo N �J CQ y, Z L G Q w Q LL Q � ��/ I..I_ U z O C Lf) 2w0> -a) dHU CO w o oa �U LO N Q N Q 00 t7 z z I-- -j Yaws ( L LL U >E > o- O N LA+ z a UL V 2 V OLLo Q o Y - d E U QJ- Z Z w W z — >+ o— 0 cn co w W �Owu u w p a oo 6 N cN co E o co Z Z w V a Q N v ti Hoo w o V Q ¢ � LLI coU®® Q Q Q�w OLu 1 J % m Lu ^z a(D W U Z V o 2 lL O Z N w o lxl� Al o w wwU) LO N M� w o co O W O N p 2 O N SC O } bM co C/)o co Z 0 J Z) C) Z m J cl cl 3: Z Q :O Q LU Q J _ (n � LL LL ZZ C14 UO J 1111111 III Q 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 — Maxwell Building Consultants Ltd. —132 Fairway Road North) 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 Number 239 of Appendix "A" to By-law Number 2019-051 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise Residential Four Zone (RES -4) to Low Rise Residential Five Zone (RES -5) with Site Specific Provision (436). 2. Zoning Grid Schedule Number 239 of Appendix "A" to By-law Number 2019-051 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 3. Section 19 of Zoning By-law 2019-051 is hereby amended by adding Section 19 (436) thereto as follows: "436. Notwithstanding Sections 5.3.1(1), 5.6 and Table 5-5, 7.3 and Table 7-6 of this By-law, within the lands zoned Low Rise Residential Five Zone (RES -5) and shown as being affected by this subsection on Zoning Grid Schedule Number 239 of Appendix "A", the following special regulations shall apply: a) The Minimum Front Yard Setback shall be 5.5 metres; b) The Maximum Front Yard Setback shall be 7.5 metres; c) The Minimum Exterior Yard Setback shall be 4.0 metres; d) The Minimum Interior Side Yard Setback shall be 2.4 metres; e) The Maximum Floor Space Ratio shall be 1.33; Page 174 of 321 f) Dwelling units located at ground floor level shall not be required to have a patio area adjacent to the dwelling unit with direct access to such dwelling unit; g) The minimum number of parking spaces shall be 5 parking spaces; h) The minimum number of visitor parking spaces shall be 3 visitor parking spaces; i) A maximum of 2 angled parking spaces may be reduced to a minimum of 2.4 metres in width and a minimum of 4.8 metres in length and where reduced, shall be clearly identified, demarcated, and reserved for compact motor vehicles; and j) Geothermal Energy Systems shall be prohibited." 4. This By-law shall become effective only if Official Plan Amendment No. _ (132 Fairway Road North) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P. 13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of , 2025. Mayor Clerk Page 175 of 321 Ci] LU Z ON Z W J W 0LU Z W Z O W NIN O Z O N w w0� cn=0> O J T aJ J J JU')WZQQQ Q T Z Z W H H H O w z z z W2oo0DDC QOM: CO wLUww 2 U io� -- U T- 0 00 O0CLwwa cW_n Q w = p Z01- Of N O w X a 0 0 0 J Z 2 O J J J Q — NN NC') 't Lo J X � C/) (1)(n m oU O0 co Z 2 O c o c 1 1 1 N CO) W w Cl) I •1 w LU IIAA vI it W N �n O 0 Q � co >CO > � Q \ LL Q W Cn o o Z rrW ON O W Z rr Z o -- U -))O c� 0O N 717, Z Lo J > Q N Q Q w� N Q La —0 Z zw Co [L fn >L W pU � - m Of - — w W (n af W QaF. -of U U O H ❑ W � -i U) LW r = m Wwo�- Ef ~ U) QQ� �0� w 1\ Ci] LU Z ON Z W J W 0LU Z W Z O W NIN O Z O N w w0� cn=0> O J T aJ J J JU')WZQQQ Q T Z Z W H H H O w z z z W2oo0DDC QOM: CO wLUww 2 U io� -- U T- 0 00 O0CLwwa cW_n Q w = p Z01- Of N O w X a 0 0 0 J Z 2 O J J J Q — NN NC') 't Lo J X � C/) (1)(n m oU O0 co Z 2 O c o c 1 1 1 N CO) W w Cl) I •1 w LU IIAA vI it W N �n O 0 Q � co >CO > � Q \ LL Q a0 W LL X o N o o g w Z 00 O LL O Z W o (3 g C M Z J -- U -))O CV Z LLJ N - LL Q Z W wp- O z N Q Lr) N Q La IN o Co a- pwpOf �DwZ � Q w w�a= Z 2 Q Z Lu z i ON (n O Y C c w LW r 1 W W 17 w 2 w I�mmmm umlllllllllllllllllllllllll �o Q Q i W 0 LU iy )C z J Lu T-- co U - - - -040 z o _ rml� v C) w Z O p Z L LL �? ,,, N O Q ILL r J� Ch Z o o Lo CV Cn O fV Ln' ' N� 1111111 W o� � O CV LU LU LU O IIIIIIIIIII � Q 2 C. W J I < LW r 1 Cn I�mmmm umlllllllllllllllllllllllll )C Q T-- co Z - - - -040 z o _ 6 C) z(D6< z I. - . -J IIIIIII�IIIIIIIIIIII � _j _ Q ILL CV IIIIIIIIIIIIIII m M O J r°Di >W X �O 2 m 0 2 7 P-� '7 '7 sn EL C: > V) (D Tc: c u 0 0 U u u 4 V) �2di 4- 4- 4- o o o > > > 41 -W -W G G 'I q r, r�, Nr- 7 17 17 I) Ln N C4 r-, OC) w . 4 2 w > CE C: :3 u UJ LU M 0 CL 0 a (D E a 0 > o c Ul) m C: u tB r .L Lo L Ln Lfy bi U U) c .2) V) C: - 4- w (D U) Q) Q a 0 UJ r) 0 4- 1.- < (3) 0 4- 4- z -i 0 m U W U) U. (1) (3) V) c 0 Z w z 0 a V) D CL :1 a) a u z U� Qq C. W w LU - 0 Lr) (.6 (6 U D -4 Ln Lo Lo (D C)o 00 0 w z lui uj p `n UJ CL ±1 U)u -0 c 0 0 U x C) 4( IU. 0o 73 :3 4- u 0 U m 41 U 4 i7 4r- 0 > Uj C) u u 0 D c M U) > C) 4- -j IUJ 0 C)0 wo o , 0 0 .0 c: �F-- — c — D C) z 4� V) 41 I Ln 0 0 -- Z U 0 U) (A 0 x -i ui x ui LO E <N co M XN UJN cel CJ(n -7 M C Vw P-� '7 '7 sn EL C: > V) (D Tc: c u 0 0 U u u 4 V) �2di 4- 4- 4- o o o > > > 41 -W -W G G 'I q r, r�, Nr- 7 17 17 w . 4 2 w > CE C: :3 u UJ LU M 0 CL 0 a (D E a 0 > o c Ul) m C: u tB r .L Lo L Ln Lfy bi M vi 0 4� Ln 4C� 0 r ru 4-d 0 E 0 u 0 07 (n (D (D (D 4- -C C:4 (1) C: (D E E 0 4- ns -0 < c x C: O U U') 0 Z-., DL as Z < 4 o ID > OA o Eay (D -0 -2ra (D V) O 0 0 E a) 0 < 0 0 (D E ® -E 0 7 ji (n 0 S 0 (n 0 u 4� u 4� 4� 0 O O'l a) u U) V) OL u V) E 4- m -r- t o 4� U) as 0 41 41 Lo (-q (o < (3) 0 O 41 r6 0 U .0 4- u W 0 z Ln 'Zo CU:) -2 4� E - u NO 0 0- rr) DL DL (n V) 0 LO 4� M M (3) 4-j M 0 O U 4 � E C: o u (D U (n (n C: U. rx z 4� n- Z; :3 V) 0 0 a (D U 4- CL :3 Lo C 0 (D > U a tn U 4� > Q'- 0 m u u (3) >1 -r- 4� Ln 4C� (D 0 0 r ru 4-d E 0 u 0 07 (n (D (D (D 4- -C C:4 (1) C: (D E 0 4- ns -0 < c C: O U U') 0 Z-., DL as Z < 4 o ID > OA o Eay (D -0 -2ra (D V) E 0 < 0 0 (D E ® -E 0 2 0 > U 4-j 0 U) 0 > 4� U) 4� 4� Z 0 z O U) C 0 > 0 4-) V) 0 u 0 rB 0 0 l6 r6 0 > -0 X LL 07 (D 0 (D C: :3 -C 41 U -Q (3) > m 0 r (D -r u ;Z- M C 0 E Ul) 41 0 0 > U) m > u o -r- a 4-j 4� o LO (D - M — L.. L..0 < 0) 0 o)— :3 0% I-- w L.. Ul) U 0 4- u u) 0 U) 0 u 0 0 (3j 4� m L f) 0 4� 0 U) > 4� < 4a Ul V) > 4� cf) 4-j0 4-O (3) r0 as0 (3) 0) M V) (a) U m (a) � Lu 41 :D > u m -1 E4m- (1) -C .61 (3) Uc- 4- U -L- CU F— (U '4� 2 07 0 0 Z 4� 2) 0 u 0) 4� CO — 0 JQ Q) M -a 14 V) 0 ro M > 4� > 0 0 ro _(I) 4 0 4� K- \ 0 Q) E > (D :30 .. oc© ca—w"Mo 0 0 0 w 0 &.. .T,- U > Q) (D -- L.. 4� C - 0 1- U 0) :3 C- 0 c4� u 0 c ur) (3) :3 0 u 0> E (0 > o w a) 4- c 0 0 4 (3) 0 «D > > C 0 C7 > (D o 0 4� (3) (o 0 0 0 m © (3) a(1) M 4- 1-. ro c: 4� 0 u c 0 E 0 c a)E 0 > V) > 4� rG 4-j (3) ro m« 4 » ©( Lf) DL o 0-0 0 c 0 'Z_; o 0 a) U) 4-j u -0 (1)ro 41 LIJ OL U 0 Ln V) 0 E ro -0 ro 4� (2) 41 0 u u -g-- - _9_- M 4� < 4� 4� F/3 4� u u m Fig.2: Tree Management Plan prepared by GSP Group `-FP\Rwr Page 183 of 321 4� 0 4� > Um m U > 0 >0— E U -0 u E m) u) o to 7 L. E . U 0 U 0 0 - o 4� 6 E > a) '— U 4 Q) 4� 4- ro U) -0 E V) c 0 Q) I.. N.J M - 0 C: 0 U a) C ro IM n- 1-- 0 C: ro — o 4- V) 0 (f) D .- -0 L-. . a Q (3) M U- 0 1- 0- > ro 0 > ro _0 E v.) > -c 0 4, E t !,. V) < V) V) M 0 to 0 S-- U S. E LL T (3) (3) 0U 4� C: 0)- (3) (n .- - - C) M 0 U Q V) (1)x :-LJ c c (D 4 1 > U 06 > (1) (3) I-- i cn m w _0 w c m N U) m m m m z 0 4� 4 C: > U4� 0 4� rk s- C D M W :3 0) 4� 0 L - (a c o 01) 0 > D-.- (o 4- V) Lf) > > Ln ro o > (a 0 U') (3) .- 4� 0 0)72 -C E > V) 0 = 4-1 (1) (1) (Lr) U (3) (0 U-) cy) —0 mo U m U-) _r_ (a) U (a) 4� > U > 4- C[) Lo 4� 0 0 0 - m > 0 0) V) U ru -a 0 > L- t2 0 4� -a (3) Z 0 : 4� L.. 0 4� co aa -C -0 U) E X 4� :D u -0 u) 0 .0 m (n (D (A -0 0) :3 - :3 0 E 0 M D E Q 0 -Q (n o >1 x 4- 0 Qi (0 (o Qf V) 0 L.- > > m o o 0 r) m m m N4� U > 0 > 41 U 0 (A LL M 'E 0— ru 0 -Q LL -F (2) 0-0 0 U ru E 4� 0 E 4' SU- cc E 0) E LL 4� Si0 0 ._ M C: -0 S LIL u .0 C) — 'a 0 > :L' CN W U c 0 try C: o x -0 u -0 q: m (D ru m 0 :3 tA m x c C) :L 0 0 4� > E o o 0 ro C: a) -0 :3 V) 0 s-. -0 M E m a) C) v� E u E q) -0 m 0 ru > Ln 0 IA LM L(nL) U 0 U 21.. -0 -0 -Q U (n 4� 0 M -- -Y F- r6Q� U LL 0- . v) E 0 cn m 0 F m. (A 6 it MR 0 c LL 4-u C: (D a) -11 (n U 4� ro M mo M 0 C: E c: U) (D 0 4- — -4-1 > 114-- ro 4.1 0 0 U) o) -o 4- 0) u 2 0 0-0 ro 0 u 0 0 0 0 4- 0 0 4- -0 o z » a .0 -0 -4m, > 0 « E 4- W Of 2 0 0 6 it MR d Ali 6 m V) 4- 4- E 4- 0 of (D >Q -ayr 0 a> MC? 0 (3) > 4� -0 (1) o(D ?0: E -2 u (f) (3) 0 U 4� 0 4� V) _j 0 0 -0 0 (3) u 0 0 (1) — -Y U -a Lf) 1-. .- E U 0 (n 0 4- 0 -0 (1) > u -a ?: u 0 0 .- u 4� 4� 4� u) -a N 0 a) --0 a) (D s-. I-- 4� -2 0 :L� > a) -i w 4- ?: (l)rt -o E - (1) a) < 0 D -c- 0-0 > 4� ..L 4� 4- N E (D Lr) > > (3) M i U7 CL)4� 0 4� 4- (f) (1) E (1) _0 M >w (f) -7-i 4 - En E -r- vi_0 u 4� 0) E 0 > U Ul oO OL F-- o N a4L 'E a 0U-) E: V) u — 0 x> u u E 0- u (3) 0 (3) E E (3) U-) 0 0 4� 04-j EO Qlm D N 0 (3) < < E E r2 (3) o E (3,._a) U) OL E E E :L2 u (D 41' 0Ln' L_ u E --0 En5 oyr cu4-j o M 4-j U Q) C: -= N 0 2 - o -r- C: 0 0 4- > 0 E V) 0- 0 Q Ui v1 (D Q ---o LJ u Q 0 -0 0 0 LL 0 M w — 0 > 0 M U m c .0 D E 0 4- o 0 0 0 0 wc 0 4� >O N>Uj 0 -C D- C: 0— (3) -Z; (3) — a) :3 :30 0-.�= (n >; > u 0 0 E u) > 2 (n :L = 0) U c: —.- u 3: Ln -0 L Fo 4� 0 E 5i 0 0 L > (n E 0 w 0 0 Ln z 0 a) U 0 4.5 Ln LL m 0 E > m mQi 0 T 0 0 L- 4� u C: 4� V) E z; :3 .- a) — V) U E X a > 4� 0 U 0) E o E a) u 4- 0 n Fn . P 'o E --E c: u 0 0 C: 04- .i 11 -0 4� (3)- 0-G) -0 ra (a C: 4� a) U (o :3 (a a) (3) -0 m V) 0 u E 4-j 0 C: -r- 0 Z (n u C: u m U 4-j 0- a) C: - -0 m 0) 4-d -C -0 a) C: 0)— E U m m 0 u Ln Ln 0 C: Ln 0 5: E 0 Ln 0yr 0- >% u >1 0 M 0 Ln u u 3: 0 0 c C: E m c: E :3 C)u 0 U 0 >U U LL -4- D m D M (a u :3 M Ln U) u 0 14 o 0 gin u w U E 0 a) Lo 4� 4� CL U) (3) M - 4- 4� Q a) 0 4- 4� - tn u 0 4-j (n u a) 5 0 — U) 0 0 C: a) - a) >; E .0) , 4� C: a) >1 4-j 4 0 -�-j M M = E u a) V) a) a 4-d X 4� a) 0 U -4->1a) -4- a) m a) >1 a) 4-j a) 4-j -U 4� E 0) 4., !- > > u -L a) a) 4� c a) a) a) a) > 0) a) 'E C: E a) -0 4� E E 14-- LLj 0) 4� E < a) a) ro 0 4-j 4- 0 V) a) C 0 V) 0— a) 0 a) a) a) -0 M q- -0 a) -0 E 0- ra 5� Q- -0 -0 0) 0- E -E a) m 0 u F) (n > E u V) -0 m c- OL U) :3 m 0 cn 0) 4� 0= � 0) 0 V) 0 (a 4- X -0 w a) .— (f) U U Lf) (3) 0 0) 0 > U) > 0 0 a) -0 L') Lo m -0 w U -0 0 4-j 0 U C :3 w m a .r_ E M — — -0 .0 1— 0 U a) -E a u 0 0 4-j F-- 0 u --j C� .2 m u m w E 0 ro > 0 M 0 E c: O 0- (n 4-d (n (n (n 0 M. ozoow -0 ru Vi u 4� a) a) a) -- E ru r a) E c w M moi -a u Lq C: a) a) z > m 0) (n 0 00 u 0) w u -FD c C: 0 'u a) ru a) a) (a D CL a) ru u 0 LL- a) c > u Q - 'L.. U ro N 0 > 4� a) L.. > 0 0 V) = ro ro 0 u 4� r) a) a) -a (n 0 a) > r- > U 4� E > cu: a) '4u (n M 4� a) M (1) — — S.. 0) :-L' -0 a) CL M u E a) U) 4� m a) - a) 1- ro CL OL 4� 6 E 4- 0 U m > a) u U) w 0) (n -0 > 0 Z, 0) -�-j --j a 0)— C: 0 0 C: a) a) 0- C: CMU) U) c a) — a) 0 -- a) :3 CD > m 0 CD m a) 0 0 0 a) a) ) (n c C: E — S Ln 0 'E > U o m w > a) U) U) a) -0 a) qi0) !... -r- c- a) C: o a) c -0 c o m c o a) 0 U) a a) P C) m u m 0 a) m m a E M � -0 14-- E 0 t6 0 07 U 4 A M M U C)L (3) :L a (/) = V) ro 0 0) (3) VD- 0) o 0 W -0 C: u c O (o _0 4Oi - S- (13 4; V)C: -0— (1) c m V)4� > 0 r- a) — U :Ll Lm (-f)(51) —E V) as V) Q) U) (f) 0 (3) V) (3) (1) U — 4� 4� -0 - a) > (1) C: (3) (1) -0 u V) ra 0 4- 0 ro C U® �-- (3) 0 T U 0 o !... > u '''moi (3) U a) 0 DL 4� (3) U 0- 0 o 4� u m -0 •� 0) (3) E V) > 4� V) = 0 > u) 0- 0 Oma, V) :3 -0 - w 0 U > .61 a) Ln cn a) -Fu u cn �7i u U (1) 0 C 4� > a) 4- tn :3 C 0 0 3: of >; 0 c 0 w 0 0) -�j Q) V) 4� :.Lj M 0 -C 4� > > 4� -a .- (/� > > V) -a 0) 0 o C ro V) ro O R5 10 -d E E (D co 4-j V) fi5 !60 4� OL 4- E 0- 0) - ro 4- D U U :.Lj to 0 > E (3) > as 0 > E -U C: :.L' 0 -0 u = , E ka In 0 V) a) Lo 4 0 � :3 —u > D - (TL) V) 4a 0 (n 0 CD DL -o -0 06— M O U c > 0 4� > o 4a 0 u u c 4' V� (2) ro U o , 06 -0 L Ln I-- m Q 0) N m .61 0 -4-1 1-- r60) 0 V) 0.- 0 uV) 0 w u > U) U 4- (3) 4� sz V) > cn 4, 4.4 Z V) 0 .0 4-j 4-j in 4� u V) 4� > 4- 0 > V) r- 0 u L- u ® . u 4� V) 4� C 0 U 4� > (1) 4� 4-j 0 C: 'D 0 Q) 4� C CL 4� (D L.. — (D V) = 4� V) - - > C)- 0 U Z LO (f) E 4-j (3) z (n C: 4-j = 4-j 0 0 E 010 u -0 -Z Q) U N '4E 0 0 "— :3 L. E 0 > (1) 4- M (a :6 U LU LL QL 0- -0 V) w w CL 0 4-` Lf) as 4- X (2) E w 4-j (a Ln 0 E 6)-' I V) Ln C: (D > 0 G� 0 u Q. 0. > m 0) —M Q) m W E LU c 0 Ln S_ E > u c y 4- V) E L.. C: (N. Q) .2 4- (D LUO 4-j (D V) 4-j M V) V) 0 V) V) 4-j > E U) u 0 4� 4� E (D M E w u w CL -0 c 0 E -0 u UO Ln (2) Lf) ui 0 0 (3) o M 4� > (1) 0 > u 4- U Zn- 0 0 V) 4J uo Lf) 0 .-0 4� 41 > 0 (D> U 6i.E 4� w 4� mom.— Lo — 0 c C: > o w E o (D (3) c > 0 0 > Ln C) V) 4� 2 V) 4-1 to 76 s- 0 0 4� E u La M a) (n Ca (ll -0 0 w a) V) u V) :3 0 QJ .0 0 Qi 4-jin > -L E -0 as o 4-j 4 ' 4-j u 0 -0-0 %.. E _r_ w -- -0 0 0 4� (D 0 4-j 0.— 4� U r_ E u V) > 4-j m m -Y 4� C: U - m -0 4-j W (D U) LO -2 0 > (D 43 ra 4� E a 4.1 -L Ul E 4-j w 0) > u z -a a U M U D- o 0 N 0 U m U— a) a) 0 0 --o— ra u :3 Z, C: > C: m m U > U 4- a) U . z > o N r - a) C: (D — r ra 4� ra 4�- ro c (1) Li- 0 6) �: ro (D U (1) :3 D- E 6 (n N z U. 4� cn 4-j U) C: Q) 0- E u M 0- cn D- 0 U tn 14 ui s�1' Z'11Eti 4�` To vwoscnPE w N�� Nns° M ztt [ es. lzo e'/m1 CAPFARFA --- — — — — M12.oI 1 - HIGH YRUAL BGERIE \� L11 Pcu oN11 I : onEl cuL A PAo ix E1,ISTI RC 111 LETI RG ( •� - P , a ,- . G eHEo To —� CRETErL—STEEL — 3-11ID T Ana ,N� _--- eNaw sTORAGE a'I — I I' HATr.IIGF SUI LI N,Aao'E n,IN ELL THEOEN ExENT I oI 7--+------ ------------------- - Fig.4: Site Plan prepared by McCallum Sather SITE LEGEND •� el-,Ra(a1l b , L.,HT POLE 0.P) *xr ILll. PorF IHP( IRE m —T(FH) CAT- —IN (Ca( �. N TOLE (MH) r RNCPAL ENTRAHCE/ExT AOL BUILDING EHHEANCE/ EXIT V vsrc H PnreKNG sPA..E EV EH=GTrecVEHCH=—KING S—E -RKISLSSITE TETn LSI C-1PANC.ALIGN LANDSCAPE AREA KEYPLAN as Page 192 of 321 'A, Ali W U (3) (3) 0 4- = -a u 0 > E 0• > (n = -0 (D 4- > • N 0 mEw 0 4� ro ro E M 4� cn ro o • cn U > 4- M — 4-j 0 0 • > • E 0 o 4- u 4-j Towwo-g-,�m, L- = W 4- = W 0 0 0 L.. U 00 a z - 0 4� -0 a 0 D 0 (D 0•-0 _0•> T,- 0 ( OL 1) • t; 0 (D D =• c C� 4, (3)• 0 4� 0 > 0 U 0 OL 4- 0 u ro•o _0 a) m 0) 0 4� L6 C3) 4- a)• 0 . 0 0 L_ o o 4- z u E > --o 0 0 0) 0 0 U (2) > 0 Q) M > 0 (3) 0 OL C) • 4�• 0 0 u ro 4-•(o • 4� M (3) ra ':-- ro CI) U -0 # (1) _C > ro LI_ , :_ (0 -E 0) 4� (1) >JQ U) 0 0 M — (3) o c 0 U) U • M C (3) 0 V) (3)• • ro OL • E 0 ro a) — > 0, a) a) LUO c: c U) C: Ln Ctn a) 4�# M— C- 0 •0 1- aa) ) > a . a) U -0 4- 0 a) 0 0 -0 • 4- L.. U 0 Ln CO • OL ro 4� U 0) a4� u c ) E C 0) 0 (a W U 4- 41 LOL a) 'D > 0 v') E ro o -a > a> (D 4� 0 4� _F_ u .2 (3) M ra ro -0 m 0 uV) C•E 0_•0 •U) V) a) v) E ru •a) 0 a) a) ro M w L.:, 0 ro U 0 U E C: 0 U >• (3) j;- ro > 0) U) C 0 V) 0 C C > ro (3) -0 0 • • ru (D -0 M o 4• - 4� 4� (J) ro CL -0 M 4- (n (1) ro (/) kj D a) M > 4� (1) > (D 0 U ( V) 41 O • 0) )o 4- V) r- . . 0 > 0 �2 •V) 4- 0 a.C: 41 4� (1) • -0 M•0 (3) V) .— V) 4- U U 41 0 U D 4- V) ro 0 U 0 0 0 4� ((3 -- ro • 4- 0 .- (3) o -E L.. V) (3) (3• ) (3) Q) I_ -0 N V) - Q) ra 0 0 c (3) X (30 ) E u (3) L.. (3) 0 C c 4_j a V) 0- a M (n <►o -0 C: C: (3) _•Y 4� • 4� 0 o ro (1) OL -0 — W (1) (1) 0) (2) 4- 4- U) a) 0'— .. (1) (3 u 0 'o 0) 4� a . 0 0 •C) 4� (a)• M 0 (► a) E E • 0 0 • o ­ E > er V) v; Q) 4•- w co co o E ro o0 A >► W Z M 4� 4�4- M ro D E u • u 0 x 3) Ln ro 0 4E U -0 > E • 0- (# # o0 OL 0 m ro 4� - U) (1) 0 ro 4� (I) 4� u LL 4� (1) U U 4- •C: 0 � _ U)41 E / u � � � _ � OL � E � 2 a 0 2 � Lq LL 0 0 0 a 0 a 0 0 0 0 0 0 IMEMR ❑❑ ❑ EIEI 9 N z 0 V W N N 0 K U z O U N N 0 K u 0 v; 4- 4- c — -0 0 M 0 (1) -C O (n (n V) 4� ?: .2 LF - M a) a) -F- 0) 0) 4� Z C: 0 u -0 4- N 0- c 4- 0 u 00 C: -0 4� 41 Cl a o L a U SZ 0 >1 I -W N > ra 0 U U 4- u ro U> > .4� m 0 m a) CL -0 a) m (n L� 0 0 41 0 u 0) 4� E 4� C: Ln 4� 0 CL u W 0 (n u CL :3 C: > o m U® m Q- ra C)- X U 4� u Q) a) E t--% -- M > u m 4� 4-j 0 -Y Uj C)- W m E 0 L- %- o E u Q) C)) 4 > -0 0- OC) u Q) o ra 4� U a) U) -Q 'a 7-3 4- r--: U U)4 -d Q) U 0 cn ?: . U- c 4, >% 0 M 0 < -0 < -0 C: a) - 4-M ID a) 14-- 0 3: L.. 0— V) a) a) > V) E -0 a) 0 ra E a) 4- 0 ru 4, a) 4- U V) -0 a) U %-- M -rl -C 0) U 0- Q- c u u m 0 a) a) u 4� a) u) -a C y 07 -0 u u -2 c w m L-6- — a) m W M S.- C: a)0 4- E 0 > o 0 E ra 4-j (n 0 u 4� a 4� U (a U u > a) 0 0 0 0 , 4� U) a) m -0 0 c: -0 -0 a) 6 Q- Q- 4- (1) fU -r- C). m m ?: C: - > a) u 4� C: a C: �-n'- < c:> V) V) > > U ro 0 V) 4- C: --r- M :6 ,r6 Q vi 0 4- > (1) c 1.. 0 (n 0 a) Fn 4� (D -0 a) (ri 0 ro V) c 4- (1) U C: a) I-- , I-- Z 'E a) 0 fo U > U Q- (1) I'D u U U C: < ro L.. u U) .'= Q) a) E 41 U D 0 -0 v; U >r6 r6 -0 (n -u u V) > 0- v) U (D 0 Q - U O 0- Q- E 4� > -0 a) LL U) o cU 0 0 u a) M 4� 4-j c u Q L U 4� 0) O® 0 U 0 V) 4� 0 U 0 0 4- -0 U Q- (3) 0 u C)L (1) U 4� CC > > a) u u 0 > -FDCU 0 (3) U Z- > 0- .- 4� Ln U ro U) N a) (D U D (3) 0 0 0 > > u a) I_- 4- _r 0 -0 40- CM . o 4- U 4� 0 u OA ru a) Ln s- r 'S E LL vi ro U) 4� o U) 1., .0 U 0 0 < (1) a m 0 u 0 V) CO -0 > .- u E (o o 0 > (o w W .61 — (:6 _r > 0 -0 D- u 4� — Q) -- -0 V) C: ul 4� -0 E 0 U) V) a) 4- U ' a a) U) u o m :3 .- QL - r- -0 V) -0 a U u -0 C: D- (D C: Q) U -r- Q) _0 Q) 0 0 > > E (D > L. - o o >u 0 0 w > ui P .4 - -T E ('n 0. P o 'Zii < m -5 Q) m Q) ,., > > < a E -b -45- NAB"a 2UE 60AB (20B�m) R NN ALL T O REM 117 ( ICOM PAG- DEEP WEIlw ( - COHiAINER5 -11 1NOl ( L-31-11NO3 EXIST NG TREE TO BE REMOlED Surface Parking Spaces Fig.8: Parking and Circulation Diagram Page 198 of 321 .. '"—•. -- -- o T. BOLLARD IIIIIIIIII��,, d.Sm rc NOm DRIVN`Ug,N SIGHT TRIANGLE , II�jIIP: ;J j A r 5R, --- —` SNOW SiORhGE l QI <� s,H,f V��V of u u. wl zl V� °l Illy it i ;III �I el OF BUILDING r im ri. �Ia r 4 F II t f 7 t I ) -11T TRIANGLE "n I5tS1 n>i-- °iEXTENT F 'Irl Ir- i` ,y- DEPREALSID TJ I.T.,,S„ 7 �. r Tsai r NEw 11IN, IEIF SIDEw BE REIT)' f( (r , T,,rcTIED UNE EAE — N`TT .AON LANMSC o w =Y7N {�To J. N BA,EMENT ,i lTll A[ Fn IRAs RE RA AI5 IS! +N)l� ,. OWb j YJ IP W F I EXISTING RE I II y` I Q ERAnn YJ N� xSTN,r0 h PROPOSED 3 -STOREY EMC Lsr En Z APARTMENT DENOTES Eras Q f srnrJl PLA _ -' ..� F_ 1 I..........GFA= I,186M' (12,786ft') II crrnBJVE � JEtt! � r i JI H -------------- ATC HED THE DENOTES $ PA_E AB JVEALO NTY n F B20 U WITID. G GSE) . L YS( E A, s n WTNHAOI NJG r) l �Y N E CCN_ RE IS NNEAAAL RIM!lj +r ". .- W WA a n EXISTING "B"A"T EwAYTG tlE RE.OVE N WI T,.w wE wNBN, WEEL "^ J Yl ixs[pit�TREF ,iG BERfMGVE[Y ` P 1 0— U ` nX1� Ex SIINGO C'ABLNGTCI DSCGNN F teh — I ERFAD BE REMC VEE , 1 "" F' Surface Parking Spaces Fig.8: Parking and Circulation Diagram Page 198 of 321 c U ru 0 0 4- 0 U U)a1 3: ro 4� Ln > U E >1 E 4- > 6-0 4-J U V� .—Q (3) LO c:C: U) (3) L.. 0 0 > 0 41 a) c a) Qy > < 4-j x � ®ai D (3) UO as m4-1 4� C C M a) N u4� C: U 0 4� C: 4, U (o m m 10 0) ru 4- 4� C: 4� a) 4- U 0 0 4� .- o n 4- 4� U E 4- 0 E ra a3 -0 41�, u a) V) > W >10 .0 C m 4 o4� 4La e- _T c C: x a) -0 E c C: _23um m Z a) m 42- Z m u a) M U E ro a) L ro U E ro 4- ro 4- fo Q) > (n 4� 4-1 4� !I- O. (o 4-J V)O U 0 4- 4� (3) -r- 0; 0 V) M (3) 4� E ro 0 ro ro > a) > 0 4� C: 0 4� > 4- (3) co u 0 ro ro 0 ro U -2 ro o0 L) cn (a ro r(3cn M U V) ro(n :3 0 4� E �2 V) > U 4� u 0 0 4- V) a u (3) 4� rO QU N (o 0 E Z ro E 0 m o u o) 4� 4_j a) o as o 4- rO o 4- 4� LL 4-jro 4- Ln E E a) v,—v, 4� 4� LL M W (-) (3) ro 0 m ro(0 4 > 4--J U E ro > r6 r6 ui OL (n t 4� 114M u u U 0 0 4- 0 U U)a1 3: u - O > U ay 4- > 6-0 4-J U (3) LO U) (3) 41 u C: > < x � ®ai (3) UO 4� C C M r6 v E 4- E 4.j 4� 0) C: (3) U(3) 0 0 > � to i0 In .- u) IV > In > r6Li- 4-d � :3 C:Q U f6 U U w 0 V) U a)-- > 4-j 0LU 0 0 4� u 4-j - a u Eayu 4-j > (D > 0 00 4� Ln Ln >1 0- .0 — W c 0 0 U 0 En 4-j < 4� L4 U -0 C;) C: Ln U 0) U Q) m D In CY >N c m E u w 0) u a) .4-j 0 4 u u 0 u uo 0- 0) > > 4� m m o E M M u w o E D x U 4� 0 M -0 Q) OL w U) ra w 0) - c -0 4- 0-0 E a) N M V) D 0 a) 0 0 U > 4- 4-1 M a) 0 U) 0 U 4� (n 4� !,. .— u u a) 3: 4� > 0 M 0) -C u 0 U C3) ru 4� a) 4� 4� V)ayay� a) 4� M 1- -F- ±� 0 0) a) U C: - u 0 U 0) n- C: -0 -F E m may 0u a) a) 0 > m a) a) a) a) a; ra m 0 a) a) 4� U 0 0 m M a) (n E C: u 4� E - a) Q- V) to U 4-j V) U (D -4- Q) 41 m c z a) 0 > o c ay Z 4, -c- a) Q 0 w m c -0 W 0 m U o Q) > n 4-j 0 c- 0— 4- M M E E a)0 0a) a) a) -C -r- a) > 4� :3 :3 m I-- u > 0cn > a) a) :3 c a) 0 OL ay U w 0 c o m 0 V) 4- Q- U) Ui > a) > M V) E (1) (u W 4- 4� C ro 0 C (3) 0) (3) 4� -r- Q) a) a) ro U M > C: u (1) — (o u) (f) 0 E > 0 Q V) OL V) -0 D (D ro > U) 4� 4� > > (f) > M 4- :3 m:3 ro M U > < 0 4� U U M 0 (3) ro C u 0 E ul m > 0) 4� S, u 0-0 0 (n 4-j C) - 'F C: -C -a .2 E 0 u (1) E -Q (D V) ra 0 > -0 (n 0-0 - -0 x E r6 Q C - - 0) Z U) (D V) Q :3 (D .2 Q) o 0 -C 0 4� = 0) 0) E -0 0 (D (D C: x U V) a) C m c: to " (D C: Z 4-j -0 4- > U M Lz- -1-' r 14-- C)- ro E -0 OL (D 0 V) 0 -0 U-0 0 > E U 0 E ru ro U a) " 0) > 0-0 > Z 4- -C tn 4� 0 0 EitsS-. cn 4� -0 Ln U 4 0 -r- -C u m 0) 0 w c: u 4-J 0 0 (3) (n u Z U ara m 0 r_ QL 4� > (3) 4� o uQ vp 01 a} LL 0) C) 40- n W m 6 c w m .2 _0 u -0 > 0 0 > 0 M U) V) > E m Lt U) 4-1 0 1C: U US U rB U > Ln Q) u UO LL 0 u I-- > (n I ra cn r6 r6 r6 n f Po OE 5 oD e. Ta naves oani, ucs L " sGo IE— ,auLTo kEMwry A �� TC � 0D I'FW.,"'?•F II AL -- SOD - �. EDO '.i e PRO OSED 3 -STOREY { A ARTMEN EI ADJACENT RESIDENTIAL DWELLING Fig.10: Landscape Plan prepared by GSP Group ROUND PLANTER; BY OWNER 7—R-E GELADDERFER TO ARCH " f cc PEDESTAL SYSTEM \LZDv BISTRO TABLE AND CHAIRS; BY OWNER Page 202 of 321 f , Pf 19 OE 5 Ta naves oani, ucs L " sGo IE— Fig.10: Landscape Plan prepared by GSP Group ROUND PLANTER; BY OWNER 7—R-E GELADDERFER TO ARCH " f cc PEDESTAL SYSTEM \LZDv BISTRO TABLE AND CHAIRS; BY OWNER Page 202 of 321 sGo �; A II J -- SOD - �. EDO e PRO OSED 3 -STOREY A ARTMEN "" ..... 000 aooEroP our000 '- „e z wrvcsP.Ts\ " nn EN Tv io ,„ ., i2 11 1 W W 00 �l orv..aeTe c an \ 1 500 &RI oow wELLrv�� .. A PDJACE�JT RESIDENTIAL OIVELLING e3 LL, NP 4 SP DOE \ T ff � r MAX 3 J85� soD as vE Ts rvE IP P = a � v�eHTTawrvcL ,,.„. m w i' .€ SOD nrv� TG O R Fig.10: Landscape Plan prepared by GSP Group ROUND PLANTER; BY OWNER 7—R-E GELADDERFER TO ARCH " f cc PEDESTAL SYSTEM \LZDv BISTRO TABLE AND CHAIRS; BY OWNER Page 202 of 321 Y u 4-j vi E 4-j %-.0 a) u 0) CU6.4-j cn ' - N >1 C: u u C: 4-j -u 'E 4-j 4-j u m a) D- U 0) E (D a) U) E o U) C: C:o 0 >1 2 (D S- C: -C . M a) u 4- (n Q C) 4-J 4- U CL > a) 4- ® (3) (1) U) 0 E u -6 'u- 20 >0 C: a c U® a) 0 'U 4-j ® Az -r- 0 -Y 0 -0 ay S2 vi U) V) U (3) C: (3) V) >1 0 Q - CD Uen cn Q -Q V) 4-j u 4- 4-j M E U 4� -0 M S-. 0 x 0 0 w E 4-j 4-j 0 C: E 5 ra M ol C: 0 0 C: 4-j u a) I.. u . C: :3 - w — 0 0 ro 0 o 0 C: U) o LA U a- u w a- w U:3) _j M:D > LL m CL u -0 O > 0 U u > 4� 0 T3 -(CU 41 U,) LLJ > ro (1) j m L (f) 4 C6 r6 V) 4) - K C: :3 V) 0 E L-- — 0) V) E :3 c - :3 ® a 0) 0 0) 4-j 0 E U 0 0 > (3) u u (3) u Lij ,-. :3 - -0 M (3) m -r- :a 3: 0 L- -a C — _0 0 D 0) o (3) _r_ C: a) u _0 4- > :3 -0 4� 0 (3) M (1) (f) o U C: (1) u "E co (3) r 5- n Q) (1) r- . C: U, --o u (D C: u 0 0 z - (1)U 4� c M o 0 P6 O ro u C)L U (/) (n u 0) C a) (3)o 0 a Z 1. - Ln 4- o 4- O)o > -C C C: LU a) V) '. (3) a) -0 C)L a) > a) M W V) > U) ro V) (o N u (D 4�f CL 0 (D . LO u u 4-� &" -0 a) > V) 0 U) 0- u C 4- w Lij o u U') a) . C: V) 0- :E LL 0 E E -c- 6— > 0 CD U) 0 4� 0 > U u < 4� Q , Ln 0 u) cn "§ ` a) -T w 4'- U 4'- E -T 4� C: U >vi ra 4-d m 4-j 0 S2 Uj O s6 O U -C a) -C a u u E 0 C: >1 u -C 4� 0) 0 0) -0 C: C: -C > 4C C: -C :3 u -0 u 4-j a) N m Ln -77 -0 E a) -0 Ln -0 > C6 L 4� > LE 0 cn Q3 - t u E E C: a - .- Ln 0 ® C: 0 0 0 U) 0) 0- E C: di CL _2 0 L) > 4� -E c i (1) 0 u a) a) 0 > 0 > V� u a) 0 -0 E V) -0 Z; 'F M C: -6-j V) VT 0 ru /i u 4-j (n 4-j 0 u C: a3 -Y 0 -0 4-j 0) 0 ay (n U) u 4-j o E u Q- u a) VT >, > > 0) 0 0 0 -0 ra 0 u C: > 0) -0 a) M tA D- 0 a) 0- 0 - OL 5 c :3 (A a) M :3 j2 W C a) IW Q) _r a) a) 4- 0_ 0 c: 0- u -0 0 a) 0 0 ® > to 4-j C: 'z- .0 E U 0 a) a) :3 0 U 0 � Ul) 4-j L- u a) c 0 Ln a) (n c c: a) c tn N u Ln 2 73 C: . C-: E 0) C: 0-0 -0 CL 4� U -0 -0 m E m u m U) a7 r6 > > E - a) a) 0) �: L.. 0 (a 0 -0 E 4- 0 07 C: (3)(n -0 -0 C: (1) 4- o V) a) (3) (n u u ra > c 0 U ro LF - c > 4- o o E- Q- > -0 Z > &.-Q) Q) m 0 0 Q- 4� (n V) 4� a) 0 4- (1) 0 ra 0 > 4� > ru fB 4, cay m 4-j -4� :3 N to E OL ru 4-j --j (D a) a) m E aS v70 4-d ru :3 C: 0 0) V 0 E 0 -C E 0 u LL 0 (n U :3 C: :3 0 4� m E a) 4� -a u m (n U c c a) - C: D u c :3 0 .2 a) :3 u 0 m 4-j m 4-j r- m -0 0 0 C > 0) M tn 4-1 0) M m a) 0) 0 4T > u _ -W U -0 u ZZ -- a a) 4� Q) C: a) D E a) -0 4-j -FD c 0 . 4� > -C m a) a) C: 0 > 0 = -r- s -r- -- m . ?: 0) < .�2 > —u ia 0 4� 4� (3)C: 00 V) 4- 4-1 C: 4-j 4� 4-j a) C: 2!, E u u Q 4-d r6 O vi ME m E � 0 14 m 0 E E 0 7a u (D 4� 4� 0 a) m x > 71 - JQ c- . C: 7- E 0 a) C: 3 0 4� 4-1 0 u C: C: (n . n-- -W 4� > > > a) Q-- :3 -C a) m - — 0 -0 -0 M -0 Ln 4� 0 ':3 4-j C: m (D 4� Cu U o N u w 0 a) E m 0 -4-1 ra 3 U) 0 a) U m m E 0 -0 — C 4� -C a) c C: Ln m u Lh M > U a) > o y U :3 0 u U J) > 4- 4� 0 0 4- 3: C:r6 i ru 4� -0 M 4 Ln ul N _r , U :3 0 m 4� > (n V) x — 0 a) (n — 0 > a) 0 > Z 0 V) A-- ra u 0 a) u C: a) A) u E a) - w a) a) m a L.. u ra Ln 9) :3 0) a) a) m 0 U M In 0 4' a) Uj 4� C: a) u a) > M m a) 0- a) 0 E -4-1 U ro m 4� M E -c w 0- 4� a) a) r>u a) -C w m u u a) Ln m 0 a) 0 :3 D cQ c a) Lu M -r- (3) M a) Ua) M a) u u 4� :3ecu u q) m D .2 ajEm U) a) m :3 Q 0 M C: M 0' & c Q) 4� 0 L- L) U) L- U) V) V� m vi C: a) M > > M Z > >1 I- la) 4� M -0 o U E in a) E '5 O 0 4-5 E a) 0 Q3 u ru a) U W > W 0) U 4-j w a) 0 > U (n o C -C C E m '- --j V) U (n -�-; m -Z 0) ra :3 U a) (3) -0 > 0) u a) a) 4� C: :3 0 (N M QL M 0 m -0 ra M 0 0 a) 4� > V) a) u -C 4� a) > u u a) n-- < (3) a) 0 4 0 1 4� In o -Q :3 -0 o a) > 4� 0 4� . C: 4� -W m a) 4� 4- 4� z m a) 0 0 0 a) a) 0 0 -0-0 m 4-j U a) M U) 0) (n 0 -C 0 -C 3: - m m 4-j m U M —:3 'o ou E u C: a) — c m m w a) m 0 0 0) 0 0 > U 0 4) D LL 0) a) Ln m 4-j m 0 a) M M M a) CL 5 4-j 0 -5 < E M a) L- > FD m U, o m 'n 4� 4� z m Fu a) E u a) 0 0 U U -j - E 9 R C 4� 0 Q E (D V) 0 Z 4-j 0 C: U (D E U > U (aD E (n 0 L (D u > (a) U O> E 0 E 4� ro C: EVS U 0 u L.L (3) 4- ca U 9 R C 3 C 4� 4-; C: V) 0 U > L > (a) U 0 4� 4� ro C: u (3) 4- ra M OL = a) E dayE V) a) :3 a) -- > m > > c 0 w O 0 a) 4-j Ln M 0 C: 0 U > C: 4� m (1) W > 0 41 0 c (3) u— •ui a d)) —a) Ln a) a) a) u Ln u 'o > In (o o > En a) 4-j 0 4- U 0 U Z11 r- t) CL C: C)- m a E C: o) -o C: (n tn a) C: • m I.. 4-j o u m m 4, u 4.1 a) a)V) > a) ® —o 4-j C: a) u C: 0 zca C: E -U`j • 0 0 C -0 —a) u —0 U > a) M c: v) a) -0 a) 4-j C: m 0 0 (D 4- th a) u a) c: E C: 0 (a M 0 u w c: 0 3 C 4� V) 0 U > L > (a) U 0 >1 4� (3) 4- a) 0 V) -- > m > 0 0 4� (1) (3) •ui E 'E 'o > In (o o > 0 .- o u 4� > C: 4� ch • 0 Z C 3 C o CL M ru CL CL o ra o m 0 L.. 4!J 4� t. c • 0 -0 0 u• 4� V) 4� 'F 0 C: (3) 41 0 E 0 U ra • W u 0 m ro 0 ro V) -0 0 4� 0 -4-1 > u 4� ro •M Ln >=O=-Oc 0 -0 (L) #-0 0 Q) 0 U 4� (D ro L_ 0 4� u C: 0 4-j > 0 ro -0 L.. (D V) 4� 0 > c 4- 4-< 0 ro o = u 0- • 0 (3) 4- 4� .0 0 4� :3 M E ro u ro c 0 0- ro E• (n•ra U •U ra• U CL :3 M 0 V) 4- rD M LO• ro Ln E 0 o 1 # • C: 0 4� E C- 41 70 4� U') 0 L.. Ln• • -0 u• • u E E U ,Z; u W u 0 m 0 > 0 D -0 0 4 - 0 -4-1 > u 0) 0 Ln >=O=-Oc 0 ro Q) U U • c ro ro C: 4-j 4-j > 4� C)) a) L.. (D 0 4� 0 > E 4- 4-< -o o = 0 a 0- • O L u 4- ro .0 0 .- 4� :3 M E .0 •a) c 0 0- ro E• (n•ra -E 4- a) -a CL :3 • 0 o a) 'Z5 u ro Ln 4- o :3 • ro • C: .N T�DEMOI-C)a) 4� E • 70 U') _ 0 0 0 4� > U E a ro -0 •. 4-� 0 0 0 o E ro > x• a) 0 0 -0 m 4� m > u L- > (a 4� u ro o (a) 4� C 4� • C: 0 M ru -0 o U) 4� .7 4 a)(D > 4--1 W 0 oC- i i4--1 zj Ln• • u• u E 4� m ,Z; u 0 u 0 0cc 0 -Fu # # 0 4 - 0 u Ln ro 0 # Q) U U C: 4-j 4-j > 4� - E c (D • 0 c > E 4� m 4-< -o 0 (n • O L u 0 ro .0 0 . E# 0 c ro • (n•ra '— 0 a) -a - (ns LO o a) 'Z5 a) ro a n ro :3 • ro • C: .N T�DEMOI-C)a) U') 0 r(3 4� U) 0 0 > ro ro U cn 4-� (D 0•ro z(D u ro o E ro > x• a) 0 0 -0 () 2 0 •1- 0 a) n (D (a 4� u ro o (a) c C 4� • C: 0 4� U 0. ru -0 (D > 4� .7 4 a)(D > -0 ?: 7) o E a) zj ro Q) u C: Ln• o u• E 4� m a) 4� E 0 0 s0 0 u 0) ro 0 ro U Ln C: 4-j 4-j > 4� - E c (D • 0 c rc, E 4� m 0 • O L u 0 .0 .0 0 . E# 0 u (D U '— 0 •0 4� LO • X 'Z5 Lo C: ro :3 • C: u M r(3 4� U) (1) 4� 0 > ro U • 4-� u ro o E ro > x• a) 0 (3•) () 2 4� -0 4� C: 4� (D -c (a) c o 4t Attachment D: Newspaper Notice NOTICE OF PUBLIC MEETING for a development in your neighbourhood 132 Fairway Road North Kau' f',� flf� R Concept Drawing Have Your Voice Heard! Planning& Strategic InitiativesCornmittee Date:Auguist 11, 2025 Location: Council Chambers, Kitchener City Hal! 200 King Street West orVirtual Zoom Mooting Go to kitchener.ca/meetings and select, Cur rent agendas and reports (posted 10 day's before meeting) Appear as a d6egation 0 Watch a r-neefing, To learn more, about this project, including information on, your appeal rights, visit, (3 chener.ca/ 0www.kit 0 PlanningApplications or contact Andrew Pinnell, Senior Planner E) )u/e g, 2 6 uo and rew.pJ ninell(o) kitchener,ca A] 519.783.8915 �, J The City of iKitchener wi] I consider a a ppll ications to amend the Official) IPlIa n and Zoring By (law to permit 132 Fairway Road North to be redeveloped with a 3 --storey Multiple dwelling having 26 affordable dwefling units with a IFlloor Space Ratio of 133, 8 parking spaces, and the bUflding having, sorne reduced setbacks frorn lot lines. Page 209 of 321 Katie Anderl From: Katey Crawford Sent: Wednesday, July 23, 2025 8:41 AM To: Andrew Pinnell Cc: Katie Anderl; Tina Malone -Wright Subject: RE: UDB - 132 Fairway Attachments: 132 Fairway Road North_UDB_Approved.pdf Hi Andrew, am satisfied with the updated brief provided. Please see approved copy attached for your records. Thanks, Katey Katey Crawford, GALA, CSLA Senior Urban Designer / Development and Housing Approvals / City of Kitchener 519-783-8907/.Kg y,„Crawford(r kiitchener...q From: Jenna Wenzel <jwenzel@gspgroup.ca> Sent: Tuesday, July 22, 2025 4:01 PM To: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Cc: Katey Crawford <Katey.Crawford@kitchener.ca>; Katie Anderl <Katie.Anderl@kitchener.ca>; Tina Malone-Wright <Tina.MaloneWright@kitchener.ca> Subject: RE: UDB - 132 Fairway You don't often get email from) Ji.r.irir, ll_(,J.a>'..g;.ir;uu..r.::;.a.. II..a,.s.ir.irn....uwlrmY...:fl;ll�.....i's....i..irnr.ir.tl<9.irpb; Hi Andrew, We were able to get the UDB updated earlier than expected. Please let me know if you have any questions, i Page 210 of 321 a m N Q a 0 O z O U- N m Q 7 rn � � N co E Ln E N O CD U N � O N N O C 7 N a (U � � N O +' Q u O O= = Li Ln H Ln U- N O N t U Y O cc >, U U _ c C: O _ U 'U +, 0 CO O > O 'Q � 3 Q Q � UA C 0 O � of CD N CD 0-0 O co 0 N > (D D i LO O � rn co00 D_ M CO O r - C M N r EnLO 70 C: (3) Q C a� O LL M LO N 0 N cri N (3) M m O C d cn N bA c cB U bA O N a� O c6 CO c U c O U O Y C cc T N Cf) 4- 0 T T N N O1 M n < \ / N / \ \ » < / % § A o- ro � � § j 2 / \ LL d 3 > < d \ @) 0 \ cc o $ E ai > / CO 2 / § ® < \ § o \ �$ 0 R = 2 Maj @f< m cu 2 \ H .. 0 @ LA LL ( (A _ 5 ( / m �> / / 00N / / � Cf) 0 N N I D _ n RE: TS Comments - 132 Fairway Road North (OPA/ZBA) QDave Seller Reply Reply All I > Foiward lo AnchewPinnell Cc� KatieAnded HI Andlrew, TS supports the OPA/ZBA for this development. Dave SeLLeir, C.E.T. Transportation Plianning Analtyst I Transportation Services I City of Kitchener 519-783-811521 TTY 1-866-969-9994 ll d ave. selter@)Ikitch e ner.ca From: Andrew Pinnell Sent. Thursday, May 22, 2.625 12:23 PM To: Dave Seller Ce., Katie Aniderl Subject. RE:: TS Comments -132 Fairway Roadl North (OPA/ZBA) Hi Dave, To clarify and summarize, would your please confirm that TS supports this oPAJZBA? Thanks, Okndlrew Plinnell, MICIP, Rill Senior Planner ll Development & Housing Approvals Division ]'City of Kitchener 51 9-763-891 5 1 TTY 1-866-969-9994 ll anidlrew�.ionneit,@kjtchienier.cq FI�wttM ' T g ' 'z TS comments: 132 Fairway Road IN - OPA/ZBA - transformer location 0 Dave Seller I-) Reply REplyAll r Foiward 5) Katie Ander 1; Katey Ciawfoid hu 6"M�20"11:22"AlY Cc AndiewPinnell There is no objection tothe loss of one parkingspace to accornmodatethe required tra nsfo,rme r ease ment. Dave SeLLer, C.E.T. Transportation Planning Analyst. I Transportation Services I City of Kitchener 519-783-811521 TTY 1-866-969-9994 ll dave.setter Ccolkitchener.ca From: Katie AnderL Sent: Thursdlay, June 119, 2,825 101:09 AM To: Katey Crawford ; Dave Seller Cc- Andrew Pinnell Subject. FW: Enova Comments -132 Fairway Road NI - OPAjZBA Hi Katey and Dave, Please seethe email below firom Jenna regarding the transforms r for 1132 Victoria St S. Let me knowwhatyourthoughtsare and I'm happy to set up 15 minute cal.111fits betterto have a chat IKatie Page 213 of 321 City of Kitchener Official Plan and Zoning By-law Amendment comments Application type: Official Plan Amendment OPA25/05/F/AP Zoning By-law Amendment ZBA25/11/F/AP Comments of: Transportation Commenter's name: Dave Seller Email: Dave.Seller@kitchener.ca Phone: (519) 783-8152 Date of comments: May 22, 2025 Project address: 132 Fairway Road North Amanda: 25 112365 Preamble As part of a complete Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) application, a Parking Study was submitted in April 2025 by Paradigm Transportation Solutions Limited in support of the proposed development. Transportation Services has reviewed the study and provides the following comments. Development Proposal The applicant is proposing a three-storey affordable housing apartment building comprising a total of 26 residential units. A total of 9 on-site parking spaces are proposed, representing a parking rate of 0.35 spaces per unit. Vehicular access to the site will be provided via a single full -moves driveway connection along Jansen Avenue. Transportation Demand Management (TDM) Analysis The development is well served by public transit, with five Grand River Transit (GRT) routes: Routes 1, 8, 23, 27, and 206 iXpress located within 500 metres of the site. Depending on an individual's mobility, these stops can typically be reached within a 7 to 10 -minute walk. These routes provide direct connections to ION Route 301 Fairway Station, enabling access to the broader regional transit network across the Region of Waterloo, including key destinations within the City of Kitchener. Pedestrian walkability to and within the site is well -supported by sidewalks on both sides of the surrounding roadways, offering convenient connections to nearby transit stops and commercial destinations. There are currently no dedicated cycling facilities along the frontage of the proposed development. However, the nearest cycling infrastructure includes facilities at Oaten Park, located approximately 350 metres away and the Dominic Cardillo Trail, approximately 600 metres from the site. The multi -use trail offers connections to key community amenities, including community centres, Idlewood Park and Pool, A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 214 of 321 Midland Park, and the Stanley Park Conservation Area. To support active transportation, the applicant is proposing 28 Class A secure indoor bicycle parking spaces and 6 Class B outdoor bicycle parking spaces. Transportation Services recommends that parking be unbundled and offered as a separate cost from the leasing or ownership of residential units. This approach promotes equity and efficiency by ensuring that tenants are not required to pay for parking spaces they do not intend to use. Parking Supply Analysis Under the City of Kitchener's current Zoning By-law 2019-051, a total of 30 parking spaces would be required for this development. The proposal includes 9 parking spaces, resulting in a shortfall of 21 spaces, or approximately 70%. Paradigm's analysis considered a range of data sources, including a review of zoning by-laws from the City of Kitchener and other southern Ontario municipalities, Institute of Transportation Engineers (ITE) parking generation rates, area -specific auto ownership data (TTS 2022) and proxy sites within the Region of Waterloo. The resulting estimated parking demand ranged from 0 to 0.93 spaces per unit (equivalent to 0 to 24 spaces). Additionally, a recent amendment to the City's Zoning By-law 2019-051 exempts parking requirements for public -use affordable housing developments. While this exemption does not directly apply to the subject development, it reflects a broader policy shift acknowledging the typically lower parking demand associated with affordable housing compared to market rate developments. It should be noted that proxy site data from three existing affordable housing developments within the Region of Waterloo demonstrated a parking demand ranging from 0.07 to 0.25 spaces per unit (equivalent to 2 to 7 spaces), including visitor parking. Transportation Services Conclusion Based on the analysis and conclusions outlined in Paradigm's report, Transportation Services is of the opinion that the provision of 9 parking spaces is appropriate for this affordable housing development. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 215 of 321 Project Address: 132 Fairway Road North Application Type: Zoning By-law Amendment ZBA25/11/F/AP Official Plan Amendment OPA25/05/F/AP Comments of: Environmental Planning — City of Kitchener Commenter's Name: Carrie Musselman Email: carrie.musselman@kitchener.ca Phone: 519-783-8940 Date of Comments: June 16, 2025 1. Plans, Studies and Reports submitted as part of a complete Planning Act Application: • Arborist Report and Tree Removal Appraisal, prepared by GSP Group, dated April 29, 2025 • Tree Management Plan, Drawing No. 1-000, prepared by GSP Group, dated 2025.04.17. 2. Site Specific Comments & Issues: I have reviewed the report/plan noted above to support an official plan and zoning bylaw amendment that would permit a 26 -unit multiple dwelling development, and note: • There are no natural heritage features or functions of local, Regional, Provincial, or national significance on, or adjacent to the subject property. • There were two trees inventoried in the Arborist Report, one located on the on the subject property, and one City tree located in the boulevard. • To facilitate the redevelopment of the property both trees have been recommended to be removed. • The owner will be required to obtain permission from city forestry to remove trees on the property boundary. Environmental Planning staff can support the Official Plan and Zoning By Law Amendments. Through the City's Site Plan process compensation for tree loss will be made through landscape plantings (via approval of a Landscape Plan) and any remaining value that cannot be compensated for onsite will be paid out as a cash -in -lieu amount. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 216 of 321 u E O O= = LL. N1 H N1 7 - LL 00 00 cn Ln s O M Q Q a+ c (D Q O I U a) U ca ca a� U co U a) O t U a--� O i c s t � U o Y y < @j N N N c Y p C a) a Q) v N V O Fi s c .� Q o v v s cv U 3 c cu c � � a v, ra Y 'a a) a) o v D � � E Q LN I— i I on U c U C: O U O U) c N O U a) UA O z O O to U) U) to O 0 Q co ►7 ip- W A co U i O n � U v a @j v In Y o @j LOa N4J 0 L C Q c v W V c L ra C -0 ai Q O L 41 2 z a ro V U N 4- 0 00 N N O1 M n a m N Q a 0 O z O i LL N m Q 7 rn � � N co E Ln E N O CD U N � o N N O C 7 N a (U � � N O +' Q u a� E = LL (n H (n U- a_ Ce) L CO o r - c M (D cn Ln a m N Q d 0 0 z co O co L co LL N c+) O (D E 00 0 U Ln o N N 0 0 O � U i C O U) N Y�0 > E 04 cn . CO m m m a� C C FL N 0 U UD Z U) N U C N QL a� O i N LSA �6 C/) N U 4 O Ln .O 0 `n N o N Z3 O Cl) C '^ co L d O a LL > c ti cn � U City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 132 Fairway Road North Owner: Eleven Housing Corporation Application: OPA25/05/F/AP and ZBA25/11/F/AP Comments Of: Park Planning Commenter's Name: Simon Latam Email: simon.latam@kitchener.ca Phone: 519-783-8030 Date of Comments: June 16, 2025 1. Documents Reviewed: I have reviewed the documentation noted below submitted in support of an OPA and ZBA to redevelop the subject property with a 3 -storey multiple dwelling consisting of 26 studio -sized units. The 26 proposed dwelling units will be provided as affordable housing. Both Official Plan and Zoning By-law Amendments are required to support this development proposal. • Completed and signed Official Plan and Zoning By-law Amendment application forms • A Planning Justification Report, prepared by GSP Group, dated May 2025; • An Urban Design Brief, prepared by GSP Group, dated May 2025; • Civil, including the Site Grading Plan, Site Servicing, prepared by MTE Engineers, dated March 10 ,2025 • Site Plan and Architectural Drawings, prepared by McCallumSather • Tree Management Plan, prepared by GSP Group, dated March 2025 • Arborist Report and Tree Removal Appraisal, prepared GSP Group, dated April 29th 2025 2. Site Specific Comments & Issues: Parkland Dedication • The site is within the Centreville Chicopee Planning Community and through Places and Spaces — An Open Space Strategy for Kitchener and this community has been identified as moderately well served with active neighbourhood park space. The site is within recommended walking distance to existing active park space. • In accordance with Section 42.1.2 of the Planning Act non-profit housing providers that meet the required definition are not required to provide Parkland Dedication. Suitable documentation has been provided to the Planning Division and accepted; no Parkland dedication will be required. • Should appropriate non-profit, affordable or supportive housing documentation change or funding withdrawn, Parkland Dedication will be required according to the Planning Act, Park Dedication Bylaw, Policy and rates in effect. • If required, Parkland dedication requirements will be deferred at the Official Plan Amendment and Zoning By-law Amendment applications and assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class and density approved through the OPA/ZBA A City for Everyone Working Together— Growing Thoughtfully — Building Community P;?N of 321 City of Kitchener Zone Change / Official Plan Amendment Comment Form and required as a condition of Site Plan Approval. Parkland dedication will be taken as cash -in -lieu of land according to the Planning Act, Parkland Dedication Bylaw 2022-101 and Parkland Dedication Policy in effect implementing applicable reductions and exemptions. • Should any further revisions be made to the site plan, non-profit housing provider status or funding partners, a revised parkland dedication estimate will be provided. • If any questions regarding parkland dedication, please contact the above -noted Parks staff for clarification. 3. Comments on Submitted Documents 1) Arborist Report and Tree Removal Appraisal, prepared GSP Group, dated April 29th 2025 and Tree Management Plan prepared by GSP Group, dated March 2025 a) The proposed development does include impacts to existing City owned tree along Jensen Avenue b) Documents and plans should be updated to reflect preservation of Tree No. A. Currently it is listed for removal and revisions should be made to the plans to include full protection of City owned tree assets. c) Explore revision to driveway entrance location on Jensen Avenue to preserve Tree A. d) Tree No. 601 is proposed for removal but will fall within the future Regional ROW. Comments regarding the preservation, removal and compensation will be under the jurisdiction of the Region of Waterloo. e) Approval for removal and any required compensation will be required as a condition of Final Site Plan approval. f) Site Plan Approval will also explore opportunities for street tree planting along Jensen Avenue. 4. Policies, Standards and Resources: • Kitchener Official Plan • City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy • City of Kitchener Development Manual • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law • Places & Spaces: An Open Space Strategy for Kitchener • Multi -Use Pathways & Trails Masterplan • Urban Design Manual 5. Anticipated Fees: • Based on the current legislative and policy framework, the current rates, land classes and the proposed preliminary site plan, Parkland Dedication is not required. An estimate will be provided should there be changes to the non-profit, affordable or supportive housing documentation or A City for Everyone Working Together— Growing Thoughtfully — Building Community PV;?P of 321 City of Kitchener Zone Change / Official Plan Amendment Comment Form funding is withdrawn. Parkland Dedication would be required as a condition of Final Site Plan Approval. • Any necessary off-site works fees/securities. A City for Everyone Working Together— Growing Thoughtfully — Building Community PIO of 321 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 132 Fairway Road North Owner: Eleven Housing Corporation Application: OPA25/05/F/AP and ZBA25/11/F/AP Comments Of: Park Planning Commenter's Name: Simon Latam Email: simon.latam@kitchener.ca Phone: 519-783-8030 Date of Comments: July 8, 2025 1. Documents Reviewed: I have reviewed the documentation noted below submitted in support of an OPA and ZBA to redevelop the subject property with a 3 -storey multiple dwelling consisting of 26 studio -sized units. The 26 proposed dwelling units will be provided as affordable housing. Both Official Plan and Zoning By-law Amendments are required to support this development proposal. • 132 Fairway Rd SPA Comment Response Tracking- July 7, 2025 • Arborist Report and Tree Removal Appraisal dated July 7, 2025 • Combined Civil Set- July 4, 2025 • Planning Justification Addendum- July 2025 • Tree Management Plan and Landscape Plan, July 7, 2025 2. Site Specific Comments & Issues: Parkland Dedication • The site is within the Centreville Chicopee Planning Community and through Places and Spaces — An Open Space Strategy for Kitchener and this community has been identified as moderately well served with active neighbourhood park space. The site is within recommended walking distance to existing active park space. • In accordance with Section 42.1.2 of the Planning Act non-profit housing providers that meet the required definition are not required to provide Parkland Dedication. Suitable documentation has been provided to the Planning Division and accepted; no Parkland dedication will be required. • Should appropriate non-profit, affordable or supportive housing documentation change or funding withdrawn, Parkland Dedication will be required according to the Planning Act, Park Dedication Bylaw, Policy and rates in effect. • If required, Parkland dedication requirements will be deferred at the Official Plan Amendment and Zoning By-law Amendment applications and assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class and density approved through the OPA/ZBA and required as a condition of Site Plan Approval. Parkland dedication will be taken as cash -in -lieu of land according to the Planning Act, Parkland Dedication Bylaw 2022-101 and Parkland Dedication Policy in effect implementing applicable reductions and exemptions. A City for Everyone Working Together — Growing Thoughtfully — Building Community P` of 321 City of Kitchener Zone Change / Official Plan Amendment Comment Form • Should any further revisions be made to the site plan, non-profit housing provider status or funding partners, a revised parkland dedication estimate will be provided. • If any questions regarding parkland dedication, please contact the above -noted Parks staff for clarification. 3. Comments on Submitted Documents 1) Arborist Report and Tree Removal Appraisal, prepared GSP Group, dated April 7th 2025 and Tree Management Plan prepared by GSP Group, dated July 7, 2025 a) The proposed development does include impacts to existing City owned tree along Jensen Avenue b) Agreeance that the driveway location cannot be changed in order to preserve this existing City -owned street tree on Jansen Ave. With this, we will approve the removal of one City tree ('A' in the TMP or City TreelD 129155) to accommodate the proposed development. c) With this, at time of Site Plan Approval, the required compensation for a tree of that size, in the 60-79cm DBH range is 7 replacement trees. Where plantable space in the right-of-way is insufficient, a cash -in -lieu payment of $1,800 per unplanted tree will apply. Compensation will be required prior to final site plan approval or issuance of any permits including demolition, grading or tree removal. Tree and stump removal will be the developer's responsibility. d) Site Plan Approval will also explore opportunities for street tree planting along Jensen Avenue. Due to the presence of overhead utilities, only small -stature tree species are appropriate for planting within the right-of-way. I have included a list of approved species below: I. Amelanchier arborea 11. Amelanchier canadensis 111. Amelanchier laevis IV. Cercis canadensis V. Crataegus viridis 'Winter King' VI. Syringa reticulata 'Ivory Silk' e) Tree No. 601 is proposed for removal but will fall within the future Regional ROW. Comments regarding the preservation, removal and compensation will be under the jurisdiction of the Region of Waterloo. 4. Policies, Standards and Resources: • Kitchener Official Plan • City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy • City of Kitchener Development Manual • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law • Places & Spaces: An Open Space Strategy for Kitchener A City for Everyone Working Together — Growing Thoughtfully — Building Community of 321 City of Kitchener Zone Change / Official Plan Amendment Comment Form • Multi -Use Pathways & Trails Masterplan • Urban Design Manual S. Anticipated Fees: • Based on the current legislative and policy framework, the current rates, land classes and the proposed preliminary site plan, Parkland Dedication is not required. An estimate will be provided should there be changes to the non-profit, affordable or supportive housing documentation or funding is withdrawn. Parkland Dedication would be required as a condition of Final Site Plan Approval. • Any necessary off-site works fees/securities. A City for Everyone Working Together — Growing Thoughtfully — Building Community PWM of 321 N Q o_ O s O z 0 LL N m +� E E N O CD N U o O O O C 7 N a Q LL - u E O O= = LL. N1 H N1 7 - LL 00 00 cn Ln s O M .i IZ Q a+ C c 0. O I U (3) U ca ca (1) U co U U U t U a--� A m U A f4 Q) U N s v�Y U Q 4- M Y I:t c @) o C: s � a N 3 Co O rIj O) Y � C C cI Q v v — C U C r CO � CL ra o E Q LN I— a� c 0 s U Y � O o U tv C � U M O 0 =3 CF) =rn 70 curn U O) (0 U C 00i cu C � U_ 00 s O M V d00 m(3)00 cuG) c F — L to N Cf) 4- 0 N N N O7 M n 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: D17/2/25005 C14/2/25011 June 16, 2025 Andrew Pinnell Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Pinnell, Re: Official Plan Amendment OPA25/005/F/AP Zoning By-law Amendment ZBA25/011/F/AP 132 Fairway Road North Eleven Housing Corp. / Maxwell Building Consultants 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 at 132 Fairway Road North. The applicant is proposing to demolish the existing single -detached dwelling and construct a three-storey, 26 -unit residential apartment building with nine adjacent surface vehicle parking spaces and 28 Class -A bicycle parking spaces. The development is to be operated as affordable rental housing. The subject lands are located in the Urban Area and Delineated Built Up Area in the Regional Official Plan (ROP); designated Low Rise Residential in the City of Kitchener Official Plan; and zoned RES -4 in the City of Kitchener's zoning by-law (2019-051). The OPA seeks to permit an increase floor space ratio (FSR) of 1.24 (where 0.6 is required), while the ZBA proposes to change the zone category to RES -5 to permit the built form and seeks site-specific relief from minimum sideyard and parking requirements and dimensions, and allow ground floor units without private patio space. Regional staff provided comments on the related pre -submission application in August 2024, and have now had the opportunity to review the application in line with the Region's revised responsibilities following the proclamation of Bill 23 (the More Homes Built Faster Act) and provide the following technical comments: Document Number: 4984467 Version: 2 Page 1 of 6 Page 227 of 321 Environmental Noise At this location, the proposed development will be impacted by environmental noise sources from Regional Road No. 53 (Fairway Road North). Regional staff have reviewed the report entitled "Noise Impact Study, 132 Fairway Road North", prepared by GHD Ltd. and dated March 19, 2025, and have the following comments to provide: Overall, Regional staff agree with and accept the results and recommendations of the noise study and do not require supplementary or revised information about noise impacts. The report indicates that the acoustic impacts are above acceptable levels identified in NPC -300 for the development, and the development will require installation of central air conditioning to allow windows to be closed and reduce future impacts from predicted increases in vehicular traffic. In addition, a Type D noise warning clause will be required for all units (below). The report also indicates that upgraded construction is required. A minimum STC -29 for glazing and STC -37 for exterior walls is required for bedrooms, while living areas are to have a minimum STC -29 for glazing and STC -39 for exterior walls. Type D: This dwelling unit has been designed with the for adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks. Prior to the issuance of any building permits, a Professional Engineer will certify that the noise attenuation measures, including central air conditioning are incorporated in the building plans and upon completion of construction, the City of Kitchener's Building Inspector will certify that the dwelling units have been constructed accordingly. To implement these recommendations, the owner would be required to enter into a registered agreement with the Region or City to ensure that the following clause(s) are included in all future agreements of Offers of Purchase and Sale, lease/rental agreements and condominium declarations as part of a future condominium or consent application (if applicable). Regional Road Dedication — Advisory (required for site plan) The subject property has direct frontage to Fairway Road North, which has a designated road width of 30.48m in accordance with Schedule A of the ROP. At pre -consultation, Regional staff identified that an approximate road widening of 4.5 metres will be required along the proposed development's Fairway Road North frontage, along with a 25 -foot (7.62 meter x 7.62 meter) daylight triangle at the intersection of Fairway Road North and Jansen Avenue. The dimensions of the daylight triangle must be measured post -road widening. These dedications will be required as part of the future site plan application for this property, though Regional staff acknowledge that the widening and daylight triangle have been appropriately shown on the concept plan submitted with the application. Document Number: 4984467 Version: 2 Page 2 of 6 Page 228 of 321 The Owner/Applicant must engage an OLS to prepare a draft reference plan which illustrates the required road allowance and daylight triangle widening. Prior to registering the reference plan, the OLS should submit a draft copy of the plan to the Transportation Planner for review. An electronic copy of the registered plan is to be emailed to the Transportation Planner. Further instructions will come from the Region's Legal Assistant regarding document preparation and registration. It is recommended that the OLS contact Regional staff to discuss the road widening prior to preparing the Reference Plan. The land must be dedicated to the Region for road allowance purposes, without cost and free of encumbrance. All land dedications must be identified on the site. Please ensure the road widening lands are excluded from any future Record of Site Condition (RSC) filing for the overall property, should one be required. Stormwater Management, Site Grading & Road Reconstruction — Advisory (required for site plan) Storm sewers within the Regional right-of-way are generally sized and designed to only accommodate stormwater from the right-of-way and in some instances off-road surface drainage under existing conditions. A private stormwater connection to any storm sewer on Fairway Road North will be discouraged where an alternate stormwater connection is available, including infiltration if soil conditions and source protection requirements under the Clean Water Act permit, or if it is determined that the Fairway Road North storm sewer does not have the sufficiency (condition and capacity) to accommodate private stormwater flows from this site. It is the responsibility of the applicant's engineering consultant to determine an appropriate stormwater outlet from this site and the sufficiency of the receiving storm system if there is no other option available and to include this information in the stormwater management report (SWM). The applicant or their consultant should contact Malcolm Lister, Manager, Technical Services at 519- 575-4432 or mlister(cD-regionofwaterloo.ca to determine if any engineering plans and/or further technical information for Fairway Road North is available which may be of assistance. The applicant must submit detailed site grading, drainage control, and servicing plans along with a SWM report to the Region for approval in association with the future site plan application. This should include drainage details for the subject property, abutting properties and the public road allowance to ensure compatible drainage and to show thereon all existing and proposed connections to the municipal storm sewers, sanitary sewers and watermains and all detailed erosion and siltation control features, to the Region's satisfaction. The site must be graded in accordance with the approved plan and the Regional road allowance must be restored to the Region's satisfaction. Please be advised that any new servicing connections or updates to existing servicing would require Regional approval through a separate process of Municipal Consent. Please also note the Region's 2025 Transportation Capital Program (TCP) identifies Fairway Road North for reconstruction and rehabilitation in 2030-2031, which will include sanitary sewer and watermain replacements, and GRT stop improvements. Document Number: 4984467 Version: 2 Page 3 of 6 Page 229 of 321 Grand River Transit (GRT) — Advisory The subject property is well -served by GRT Routes 1 and 23. Two pairs of bi-directional stops are located within 120-320 metres of the property, both north and south on Fairway Road North. There are no plans to move stops closer to the property, though the applicant should be aware that these stops may be improved with the installation of shelters as part of a future Regional road project. Transportation Demand Management (TDM) — Advisory Regional TDM staff provide the following advisory comments re: Section 5.3 TDM Checklist of Parking Study (received May 29, 2025): The study references car share availability. Please be advised that the most established car sharing program in the Region is Communauto. The applicant should contact Janet MacLeod(imacleod(c)-communauto.ca) to learn more about opportunities available locally. Subsidized transit passes are also listed as a potential TDM measure. Please note that providing subsidized passes involves significant financial and administrative costs and requires a commitment from the owner/applicant to manage, administer, and fund the full cost of monthly transit passes for residents. If this is to be considered by the applicant, further consultation and confirmation of expectations among all parties (applicant, City, and Region/GRT) is required as soon as possible. Staff recommend that the doors to the bike room be automatic doors (activated by keycard or similar), that the card readers/buttons/swept path of the door be arranged to ensure convenience for someone walking a bike, and that the doors be as wide as possible. Sliding doors are also encouraged. Some space in each bike room should be left without bike racks to support residents with non -conventional bike types (tricycles, trailers, cargo bikes, etc.) or children's bikes. It is important to not have two-level racks as the only storage option in bike rooms. Each secure bike room should have a bike fix -it station with stand, tools, and air pump. Staff recommend that bike wash stations be located in or near the secure bike parking. A bike wash station can be as simple as a hose connection, hose, nozzle, drain, and bike stand. Waste Management — Advisory Regional staff have reviewed the proposal from a waste management perspective. Please note that the Region's residential curbside waste collection program does not serve multi -residential properties with 7 or more units in total. This property would need to be served privately by a third -party waste contractor at the expense of the owner(s) or property management company. Also note that the Region is no longer responsible for recycling collection, so any determination about eligibility to receive recycling collection will need to be determined with the current program administrator for recycling in the Region. The applicant is advised to contact Miller Waste Systems at area22()millerwaste.ca or 1-888-852-3450. Document Number: 4984467 Version: 2 Page 4 of 6 Page 230 of 321 Source Water Protection & Hydrogeology The site is located within a source protection area identified on Map 6 of the ROP (Intake Protection Zone 2) As a result, Regional staff require that the developer complete a Salt Management Plan as part of a future site plan application. Please also be advised that the Region does not support the use of geothermal energy systems on sites adjacent to known sources of contamination, and therefore staff require that a prohibition on their use be written into the amending zoning by-law. Required wording is as follows: Geothermal energy systems are prohibited onsite. A geothermal energy system is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling; including open - loop and closed-loop vertical borehole systems or a horizontal system. Region of Waterloo International Airport The property is located within the proposed Airport Zoning Regulation area, with an estimated allowable height of 407 metres above sea level (ASL). The plans submitted with this application indicate a final building height of approximately 340 metres ASL, leaving sufficient space for any cranes. Should a crane be used for construction, the developer must submit a Land Use application to Nav Canada and obtain a letter of no objection to the Region's satisfaction. Housing Services The Region 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. 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, it will contribute positively to the stock of affordable housing units available in Kitchener. To discuss any items related to housing, affordability, or the Region's role as Service System Manager, please contact Housing Services staff directly at JMaanMiedema(a-).regionofwaterloo.ca or 226-753-9593. Document Number: 4984467 Version: 2 Page S of 6 Page 231 of 321 Fees As per Regional Fees By-law 24-052, application review fees associated with this application will be waived as the applicant plans to create affordable housing units with committed federal, provincial, or municipal funding support. Regional staff acknowledge that the standard $3,000 fee for OPA/ZBA review has been provided by the applicant, which will be returned once documentation and/or confirmation of support from the Canadian Mortgage and Housing Corporation is provided. Conclusions & Next Steps As per the foregoing, the Region has no objection to the City of Kitchener's approval of this OPA/ZBA application provided a geothermal prohibition is written into the amending zoning by-law. 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. Mike Maxwell, Eleven Housing Corp. (Applicant) Jenna Wenzel, GSP Group (Agent) Document Number: 4984467 Version: 2 Page 6 of 6 Page 232 of 321 Katie Anderl From: Brandon Martin <brandon.martin@enovapower.com> Sent: Tuesday, July 8, 2025 3:44 PM To: Katie Anderl; Wisam Matti Cc: Andrew Pinnell Subject: RE: Circulation for Comment - 132 Fairway Road North (OPA/ZBA) You don't often get email from brandon.martin@enovapower.com. Il,.,,_wn l_y,_u;nii.Q„ Q,a,, n,irgp Thanks for sending this Katie. We are satisfied with the adjustments made to the plans at this time. We will await formal SPA submission. Brandon Martin I Distribution Design Supervisor, Services Office Number: 226-896-2200 ext. 6393 bra ndon.martinCc�enovapower.com enovapower.com From: Katie Anderl Sent: July 8, 2025 11:34 AM To: Wisam Matti Cc: Brandon Martin ; Andrew Pinnell Subject: RE: Circulation for Comment - 132 Fairway Road North (OPA/ZBA) Hello, Attached please find responses from the applicant in response to your comments on this application. Please confirm if you are satisfied with the proposed OPA/ZBA by Monday, July 14, 2025. (Site Plan approval process to follow, which will provide for detailed review of the plan). Thanks, Katie From: Wisam Matti < riisarri.iriiatlily;.. 2::eiiroalpa:iima(;::irr�> Sent: Tuesday, June 17, 2025 2:35 PM To: Andrew Pinnell < ilndii�ew 1 P ii,iiiµii �i@kl .(::llieirieir.ca> Cc: Katie Anderl <II S:t6e.11 ii,ndeiri@llkiitc�l)eir)eii-.ca>; Brandon Martin <I��iima.:ii �j� it air irl:lir ( eiiF�: : r p'ma � ii7i > Subject: RE: Circulation for Comment - 132 Fairway Road North (OPA/ZBA) You don't often get email fromriisa ii"ri_a_irrnaii:;.ii_@EJ ,iriovalpow ir.c oir'n. li.earii°: why 1 -t -d s_iis iiirrq.-.)oiria crit Hi Andrew, 1 Page 233 of 321 Attached are the site plan comments by Enova for the project at 132 Fairway Rd N. Please let me know if you have any questions. Regards, Wisam Matti I Design Technologist Direct Number: 226-896-2200x-6210 Mobile Number: 226-9895546 wisam.matti@enovapower.com enovapower.com From: Andrew Pinnell < iridii,e wr.If"Iiiiriiir)ell@llkitclh)ei� )eii,.ca> Sent: Monday, June 16, 2025 10:36 AM To: Andrew Pinnell Cc: Katie Anderl <IlKKatie.,Airideiri@�l<iii„: IV"ieii"i ir.ca> Subject: RE: Circulation for Comment - 132 Fairway Road North (OPA/ZBA) This is a friendly reminder that comments are due today for the subject OPA and ZBA applications. Please send me written comments, even if the comments are "no concerns". Thanks! Andrew Pinnell, MCIP, RPP Senior Planner Development & Housing Approvals Division I City of Kitchener 519-783-8915 TTY 1-866-969-9994 1 andrew.pin nell@kitchener.ca i1101 :, 110M Kitchener.ca/GreatPlaces - Open until April 30th From: Christine Kompter < wlhiiiiia.,,flaetal oimpter@kitclheneii,.c,3> Sent: Wednesday, May 14, 2025 2:26 PM To: _DL_#_DSD_Development_and_Housing_Approvals_Division <ID& - Drava i �� li.i iiµi�i iri !�ia iiµi.�� IINI �� i i t.„ ii �ri��li Ali i irrrpv� i �,�n lid lvii Wt ii �� iiµi ���� Ilii ! i:Il�i iri �; r. i,�1>; _DL_#_DSD_Planning_and_Housing_Policy_New<I I i-IP.aii,iii,iliiig1--Ilok.isiiirigIF c):.iii;y@�l<it(,ll'iellIE lli.C,d >; Bell Page 234 of 321 <("iir cjj,:tic)iis@�beli.ca>; Darren Kropf<I airireiri III<iroli)f@�l<6tc,1heireir..ca>; Dave Seller <ICJave. gwletteir@iI<iiJa,liiaaireir.ca>; David Paetz <Dawid.mPaetz@lkiitclr iii ii,.ca>; Enbridge- Lewis Oatway <Iewis.oatway�� ei� ili:iridge.( oiimn >; Subdivisions (SM) <S,ilbaii viss oii,is@l< tc��icirl ir.ca>; Enova Power Corp. - Greig Cameron <g irai6g . a; rneira. in( )einova 1poweir cmn>; Enova Power Corp. - Shaun Wang <salgia)iairidwa frig;@eirnovapowcii, n.caoii,ri>; Fire Prevention (SM) <If° irePlii veii,it" irn@ll<iila:l ncirneir.ca>; French Catholic School Board <ICpi .,iiiiifi6 ,.iti i n@cs(,irria irnaveirniiir.ca>; Grand River Hospital - Sylvia Rodas <Sy7via,i IFo(Jay,, @girllmio i .oii,i.ca>; GRCA- Planning <1parrriiirig@)gira:aii,i(Jii-iiveii.can>; Landuse Planning <laiFidtAse� plaaiiiµiiii,iiiirig @� l yaJiroa iie.c iim n>; Justin Readman <Jiasliri.IFcaaJirn,ia iri@ll<iiLc� licirieii°.cap>; Katherine Hughes <II a6,lh'rich,iii-iiia_IN- .nglh% a,,@lkli�tchcirn irdca>; Mil<e Seiling <IMki.Seiil.iiirig@llkiiLcllwieiii ii,.ca>; NavCAN Ontario Power Generation <ILx caaitivev16awla wa iri¢J(Jeve6a apiririeirit� )oa g .(", irii>; Parl< Planning (SM) <IF aiirll<mIF 6aiiriic iiicigl ll<i�:r ll°nn is°ir i µn n >; Planning Applications <Igilla ii,m ic°iiiing„aallailla6iu is l-.ioiris@i,egoi� )ofwaitci,�.o .cap>; Region of Waterloo International Airport <lgir:ilaiii Ilia`ii,�,,(.,oicisLian.icLioir)@i cgloiria fwatei'6.oi .,ca >; Property Data Administrator (SM)<i ii°�aiI IC i � �ai cJirii� iiri ll<ii aall�iasir�nrai aaai>; Rogers <siris°agi,-I eia 'irri6ts@i°r.i6_iraigei's.,(i. ii,i'i>; Stefan Hajgato < tea aim lhHa-aigceitri@ll<itayl6iriir encs>; Sylvie Eastman <S)(r iiraiµllgaiw tiri')@ii miJ ll<6tc,lmieii iei.a.a-i>; UW-WUSA (Feds) (1prei,@wu saana.a) <Ipres wusa .cai>; Viamonde School Board - Daniel Stojc <st,oja rJ@(-Is r air-moor-ia.Jaia .a>; WCDSB - Planning <16)6a iruir-i6irig@wcdsil i.a ai>; WRDSB - Planning <1p laa in in i ngmg@wird s Iki. (-.a> Cc: Andrew Pinnell <Airiclir, ::w.I Piiriiria;: 66@ll(i Lclhiciri ir.a:.a>; Katie Anderl <II<.aatie. iri(-Ieir6@�l<itcli'ieir,ier.cai> Subject: Circulation for Comment - 132 Fairway Road North (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folders 25 112362 & 25 112365 (City staff) and Sha.airelHlau (external agencies). Comments or questions should be directed to Andrew Pinnell, Senior Planner 519-783-8915). 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 1-866-969-99941 christine.kompter(a@kitchener.ca !%/" 0 This correspondence is directed in confidence solely to the addressees listed above. It may contain personal or confidential information and may not otherwise be distributed, copied or used by the intended recipient. If you are not the intended recipient, please delete the e-mail and any attachments and notify the sender immediately. Click on the link to read the additional disclaimer: liti16: s //einova1pow r.corn/6 cr .aa6riaei Page 235 of 321 a m N Q a O s L O z 0 LL N d i CEC Ln C N O CD N U 0 O O O C 7 N a � � N Q LL u E 0 C LL. N1 H N1 7 - LL U Lf� 00 00 cn Ln s O M .i IZ Q Q 0 I U N U D_ ca LJ co U U U U a--� O N O cu Zy U U O 4- ca � s f° � U m � C N 0 V c U c Y Q) Q -0 N @f In C � O O i a 'o N a O L 4- N -O M O V c�I Q c O a G C A O v (D C E Q LN I- N Cf) 4- 0 cr) N N O1 M n E 0 L) Ln 0 cn E E 0 0 U) co tw >1 R < Cr Cf) 4- 0 r— cr) N M n N Q a 0 s 0 z - 0 L LL N c M G � d � NC C N E O C) V cr� O (U � o N _ N Q Y LL u O= = LL. V1 H (A 7 - LL 0) O O O co 00 r LO a) OP M OD r - LO s O M .i Q Q a+ C 7 C Q O N U ca a ca N co U O t U a--� - a_ M N LO C o _Z N Z z J O _ W O cca C 0 70 a - Z LZ; O Q s 70 H C Q LL cn H i Q�� 2: Ci Q CD N CO L 0 N Cf) 4- 0 00 cr) N N O1 M n O LL N d � M �C M L C N O CD U N G O N Q LL u E O O = = LL N �- N ^t^� 00 to 00 cn Ln s M •i Q Q a� Q. U a� U co 0_ ca Q) cc U O O L U A v � O � M �Ln N 0 to N C C C N C � (D � v V dA .E C i a s H E +' LL N in N Cf) 4- 0 0) cr) N N O1 M n Q m N a a 0 s 0 z 0 ry co LL N M C E E 0 V L 0 O 0 15 } Z--� V m L N i C) V N r w N N p� a - N a iu Q Y U- E = Li (n H (n U- L ai a� U a--� O C6 U L U o a) O _ U (D > O 'Q L 0. 3 Q Q � UA � U) C6 m 0 O of CD N O E O c0 0_ O O m N > aD 0 ai LO � rn co 00 0- co L CO O I- C M m s O M •i Q Q i i O Q. 0 I N U ca a- 4- ai C� 0 U O C N U LO LO N 0 N i I .. N Cf) 4- 0 O N N O1 M n O V O co O M X O co O O O O r - LO LO Q Q co Q m N C co Q d O U a� co O O cc O O 7 co +J a� E E O U co N N � U C C — O U U O C co Cc N Ln E �E L O H U L N N L U Y O co U L U _ C C � o _ U c6 C > O •Q L Q Q co O o rn 2 0-) co 9) C O N O E Q(.0 o C° O N > N LO C � C O) cu CO a_ CO L O O I- Crn CDT -- C/) LO -_n T N co O T N N O1 M n E o C FX I E W co O M X O co O O O O r - LO LO Q Q co Q m N C co Q d O U a� co O O cc O O 7 co +J a� E E O U co N N � U C C — O U U O C co Cc N Ln E �E L O H U L N N L U Y O co U L U _ C C � o _ U c6 C > O •Q L Q Q co O o rn 2 0-) co 9) C O N O E Q(.0 o C° O N > N LO C � C O) cu CO a_ CO L O O I- Crn CDT -- C/) LO -_n T N co O T N N O1 M n 600 Southgate Drive Tel: +1.519.823.1311 Guelph ON Canada E-mail: solutions@rwdi.com N1G 4P6 IIIA g uu'u!'PIV°''uu''°1 111 DATE: 2025-07-24 TO: Andrew Pinnell FROM: Kareem Aly RE: Peer Review - Noise 132 Fairway Road North, Kitchener ON Dear Mr. Pinnell, RWDI Reference No.: 2509082.07 EMAIL: And rey_v_.Pirirl_e__I_hCgkitche_ner.ca EMAIL: Kareem.Aly@rwdi.com RWDI was retained by the City of Kitchener to complete a peer review of the noise aspects of the proposed development at: • 132 Fairway Road North, Kitchener, Ontario The peer review included review of: 1. Noise Impact Study dated March 19, 2025, sealed by Ben Wiseman, P.Eng. of GHD Ltd. 2. The revised Noise Impact Study dated July 03, 2025, sealed by Ben Wiseman, P.Eng. of GHD Ltd. 3. Updated STAMSON Sample calculation dated July 15, 2025, provided by Ben Wiseman, P.Eng. of GHD Ltd. Based on the above information, RWDI confirms that our concerns have been satisfactorily addressed, and we have no further comments. Recommendations Prior to building occupancy being granted, we recommend that an independent Professional Engineer qualified to conduct acoustical reviews in Ontario certify that any noise mitigation measures have been properly incorporated in the building including: • The inclusion of central air conditioning. • Exterior wall construction meeting STC 39, fixed window glazing meeting STC 29 and operable window glazing meeting STC 27. • Any additional mechanical selections to ensure the development meets applicable criteria at itself and any adjacent sensitive uses. 4.BEST MANAGED This document is intended for the sole use of the party to whom it is addressed and may contain information that is privileged COMPANIES and/or confidential. If you have received this in error, please notify us immediately. Accessible document formats provided upo cutin-rrucmbe, request. �OPageAl 2 ('RWDI") ALL RIGHTS RESERVED Mr. Andrew Pinnell RWDI#2509082.07 VIII /// /%July 24, 2025 — Further, we recommend the planning approval authority ensure that all warning clauses outlined in the submission are appropriately included in all agreements of purchase and sale. Closing We trust this is the information you require currently. Please do not hesitate to contact us for further clarification. Yours truly, RWDI Kareem Aly, P.Eng. Senior Noise Engineer Page 24?P@jeV 1 Mr. Andrew Pinnell RWDI#2509082.07 VIII /// /%July 24, 2025 — Statement of Limitations This memorandum was prepared by RWDI AIR Inc. ("RWDI") for the City of Kitchener ("Client'). The findings and conclusions presented in this report have been prepared for the Client and are specific to the peer review described herein ("Project'). The conclusions and recommendations contained in this report are based on the information available to RWDI when this report was prepared. Because the contents of this report may not reflect the final design of the Project or subsequent changes made after the date of this report, RWDI recommends that it be retained by Client during the final stages of the project to verify that the results and recommendations provided in this report have been correctly interpreted in the final design of the Project. The conclusions and recommendations contained in this report have also been made for the specific purpose(s) set out herein. Should the Client or any other third party utilize the report and/or implement the conclusions and recommendations contained therein for any other purpose or project without the involvement of RWDI, the Client or such third party assumes any and all risk of any and all consequences arising from such use and RWDI accepts no responsibility for any liability, loss, or damage of any kind suffered by Client or any other third party arising therefrom. Page 244poJeW Attachment F — Community Comments From: Paul Araujo < > Sent: Friday, June 27, 2025 12:50 PM To: Andrew Pinnell < it :ilirow.IF liir�Mollll @klitclheine� ir.cz >; Dave Schnider <Dave Sclhinideir Subject: 132 Fairway Rd Hi Andrew and Dave, 26 units and only 9 parking spots is unaceptable. The Centreville area is already cluttered with street parking, mostly on Jansen Ave and Guerin which has turned into a single lane street due to both sides of the street becomming dedicated parking. It has become a hazard for children playing, and reduced visibility for cars entering or exiting driveways, to both drivers and sidewalk pedestrians. On top of that, there is poor garbage collection and maintenace in the area, both private collection and municipal collection. The city cannot handle the current garbage and the area cannot handle the current parking. Adding the 50+ units on 179 Jansen and 26 units on 132 Fairway seems irresponsible planning. I've been asking the regional waste management and Dave Schnider for the past 5 YEARS to see a plan and impovement on garbage collection and cleanliness, and still have had no answer or seen improvement. In reality it has gotten worse every year. I strongly oppose this development, and would like to see significant improvement before adding more stress to the situation. I hope you understand and can improve this neighbourhood. Thanks Page 245 of 321 Attachment F — Community Comments Hi Kimberly, Thanks for these additional comments and questions. Our staff report will address many of these. We'll let you know via postcard about the upcoming statutory public meeting and where the report will be accessible. Thanks, Andrew Pinnell, MCIP, RPP Senior Planner I Development & Housing Approvals Division I City of Kitchener 519-783-8915 1 TTY 1-866-969-9994 1 ajr dirow�pllrLrriollll li li�� From: Kimberly Dahms < > Sent: Thursday, July 3, 2025 9:27 PM To: Andrew Pinnell < irndir ,vrDave Schnider <ICS :gra° SchirflIlklit thein ir.ca> Subject: 132 Fairway Rd N proposed project So where are you at with input provided on this property? Are you listening to your residents? Have you decided for the decency of the neighbourhood, current residents property values, and the unlucky citizens that you expect to live in a 2 by 4 box that you nor anyone you know and love would be put to live in. This is NOT a suitable development for realistic future needs of this neighborhood or our citizens. STOP playing your numbers game and THINK about what you are doing. You are building tons of complexes in the area and large building proposals that should be acted upon in better suited areas. If you built 2 duplex units or row houses it would at least make sense. You think none of us in this area matter! You disregard us like garbage. I was born and raised in this city and what you are doing to our city is not effective for these silly useless proposal. Page 246 of 321 Attachment F — Community Comments This is a residential area of duplex homes and not designed to maintain a residence of this type. FAMILIES live here not singles. It also infringes on the privacy of the homes around it as it is too large for proposed space and encroaching on them. The infrastructure is not sustainable for this additional volume of people and the building doesn't have space even for the tenants. Whether it be lack of parking, no outside property to escape the restrictive living spaces. Where do you plan to put garbage dumpsters? You can't take anymore parking away as it is inefficient as it is. You should never allow to not at least have 2/3 of your residents a place to park. What about accessibility? Is there an elevator for meeting AODA requirements? Laundry facilities? In a building with that many units that should be provided. Storage? Superintendent facilities a building that size who is maintaining and securing the site? Too many unanswered items not considered that affect us as well as tenants. This is NOT housing it is a glorified hotel called studio apartments. I am not against growth but I am against stupidity and poor judgement of our city on how to manage g rowth. You need to ask yourself the tough questions. Put yourself in our shoes. If you were being told this was being built beside your house would you be happy and feel satisfied what is your neighbourhood becoming? Easy to say yes when it doesn't affect your way of life. Stop patting yourself on your back that this is gonna help. Your students want Waterloo or Doon area not here. Your being selfish and niave. This just shows you don't care about your long time loyal citizens concerns or opinions. You ask but you don't listen or really care. This is not a solution but a cheap bandaid that just won't stick. 26 years living in this neighborhood and stunned you would even have considered this ridiculous proposal much less approve which I imagine is just a formality because YOU BOTH don't care! Regards Kimberly Dahms Page 247 of 321 Attachment F — Community Comments From: Kimberly Dahms Sent: Friday, June 20, 2025 12:15 AM To: Andrew Pinnell <Ai ndirew.l nliirnnellll t l!clitcheirIENr ca > Cc: Dave Schnider <ICkn ve.Sch irnlid :nir c. ��klitdheirneir.(,,a> Subject: RE meeting additional comments on 132 Fairway Rd N proposed development Well I attended your zoom meeting and was not able to use Q&A option as it was not functioning. I raised my hand a multitude of times which went unacknolwedged. Absolutely poorly run meeting and maybe others that attended were in the same boat that is why no questions or comments. I do wish to be kept informed on future proceedings, knformation, steps in this project and invited to meetings etc. I really don't know how you can approve this project as it does not meet any of the standard requirements they are asking for exceptions on everything. Something as simple as parking you cannot even accommodate one third of the tenants and standard is 1 per unit. Look at this from another perspective... Would you want to live in 250 sq ft? Would you put one of your family in this dwelling and think this is a suitable way for them to live? No you wouldn't as you problably live in 3000+ sq ft with a big backyard and a place to park your car or two and still complain you don't have enough space! You might as well call this a motel because you are not offering anything any different here. We have enough riff raff low income on King St in the motels now ... and you want to draw it down here into a well established "family" neighbourhood and provide the same crap but call it a "home". We are not a third world country and just because many coming are used to different ways this is NOT Kitchener!! It also sounds like the builder isn't financially stable and capable to complete this project and is relying heavily on CMHC to cover their butt's! Unacceptable... Page 248 of 321 Attachment F — Community Comments As low income homes are most definitely needed this project only meets your numbers game. It is in no way beneficial to a proper human standard of living and it is not realistic that someone should expect for living in Kitchener. It is disappointing that you have such disrespectful thinking of your citizens currently living here and the ones you expect to place in these concrete boxes. It's like your science experiment with humans lives in a cage! Standard and quality of life in this city is being destroyed by decision makers who have their head in the sand. As educated people you should be able to come up with better plans! You will be remembered for the mess you make of this city. When your gone it wiil be your children and grandchildren who will suffer for your ignorance and disregard. Your conscious should make you feel guilty blindly accepting terrible proposals and poor land use. If this was a three row house it would at least make much better sense and provide homes for low income FAMILIES. Similar to many other projects which have been built in this area. Better planning and common sense required here ... give your head a shake and start again! Regards, Kimberly Dahms Original message From: Andrew Pinnell < indirew.IF liir7ii�cllll �:�II Ii IVB icn i�.(,.a> Date: 2025-06-18 9:15 a.m. (GMT -05:00) To: Kimberly Dahms < > Cc: Dave Schnider <I!ave).0 ll�irnli��e ii° �Il�litallmaiiau°.�> Subject: RE: 132 Fairway Rd N proposed development Page 249 of 321 Attachment F — Community Comments Hi Kimberly, Thank you for your email. Please join us for an upcoming virtual Neighbourhood Meeting taking place tonight (June 1811) at 7:00pm. To connect to the virtual meeting online, go to: WWW. 0011TI Us/"61n and enter Meeting ID# 898 5464 7583. Please use this login procedure rather than the one provided to you by Councillor Schnider. If you go towwklitchensu(.-,allz ir�ir�lii:°: lap__llli�:li��ir:: you will find an abundance of information regarding these development applications. Here are the next steps in the process: I can confirm that I have added you to the circulation list and you will receive further updates on this application. Learn more about the project, share your thoughts and understand your appeal rights, visit www.IkItcIheir:eir.�p aC°all air�nlin�� , llli�,aalli rii:Q . Thanks and I hope to see you tonight. Andrew Pinnell, MCIP, RPP Senior Planner I Development & Housing Approvals Division I City of Kitchener 519-783-8915 1 TTY 1-866-969-9994 1 L�drevr :*:i PllI��)Ikli�c l�neirneir.�;e litit(.IVieir)eir.(,:a/GireratIPPlraces — Open until April 30th From: Dave Schnider c a> Sent: Wednesday, June 18, 2025 8:00 AM To: Kimberly Dahms < >; Andrew Pinnell < it diraa%ar.11"Iii ii sIIII IkIi ;Iheir:eir.ca> Subject: Re: 132 Fairway Rd N proposed development Page 250 of 321 Attachment F — Community Comments HiK]mbedv— ThGnksior sharing your concerns about this project We have GOinformation and comment meeting tonight starting at 7pm on Zoom. Here is the link to'join it. nzs- AA | hope you can attend. Auyou said, weare inahousing crisis and there iaademand for the housing this project offers. Here's a link to the Affordable Housing page nfmywebsite. It has some basic information on what Kitchener is doing to address housing needs here and help us reach our new housing targets as set by the Province. Fairway Road isamajor arteha|noad.|tinunderthnjuhsdictioncf the Region CfWaterloo. They are planning improvements tVFairway Road. | can connect you to our Regional Councillors who can get information onwhat the plans are and when they are scheduled. Sincerely Dave 8o nidor Kitchener Ward 2Councillor 220751.2470 For Emergencies or Urgent Issues Call our 24Hour Contact Centre 518-741.2345 From: Kimberly Oahma Sent: Tuesday, June 17.20250:28:46PN1 To Page 251 of 321 Attachment F — Community Comments Andrew Pinnell <Aindiro v ( -.a>: Dave Schnider <lDavo.,wgclrnir�li:l�pic ��)I�lit;�,lh�eneir.� ai> Subject: 132 Fairway Rd N proposed development Hello I am voicing major concerns over a development that is not suitable for the size lot, infrastructure and environment you are proposing to build upon. These streets cannot handle this additional volume of traffic.There is insufficient parking now and your proposing a site that only allows one third of tenants a place to park on an area already overwhelmed. ION and Transit is a lowsy excuse as not everyone uses transit even if you want them to. Most homes have multiple vehicles. These are one bedroom units which is unsuitable for what "families" need!!! STOP and THINK for heaven sakes you are just jumping to build but no actual thought is going into what the development actually means and provides in the area proposed. The numerous 1 bedroom "boxes" you are building is a waste of land that do not meet the demand and provide space for only one or two people. Families are suffering. People are trying to live in multiples in spaces that are NOT acceptable living standards because they cannot afford to pay rents. Building more of these useless one bedroom box units only creates even more crowding of useless insufficient living spaces. Have you reviewed the actusl housing needs, the wait lists of people looking for housing single or multi bedrooms? how about accessible housing for handicapped? THINK for a change of the big picture and ask the proper questions! The infrastructure of this neighborhood was never designed to handle this type of residence. You continue to destroy the value of any of the homes in this family oriented area. Page 252 of 321 Attachment F — Community Comments With a school across the street you should be working to accommodate FAMILIES!!!! Not individuals here. That is your university areas or downtown. The noise in this area is unbearable now due to traffic volume and high speeds. Failure to enforce speed limits is totally unacceptable in a school zone ... why is our area disregarded?? You refuse to enforce the 50km speed limit yet we have a school with large numbers of children walking daily here yet other areas are being enforced and reduced to 40km with speed cameras. Why not here?? Safety is a huge issue. You planners and councillors need to get out of your office and observe the area and how traffic and people live in Chicopee Centerville. And not from a study ... get out there and see it first hand. We are abused and dismissed and our taxes are just not providing us proper protection and concern for our home values. After living here +25yrs the city is letting it's long time residents down. You are failing to provide and protect us. Shame on you all!! None of this makes sense to help the housing crisis. It has become a joke , a box your check to meet a target number but not actually doing your part to help the housing crisis effectively!!! Start thinking of PEOPLE and not your bonus for meeting a target number... failure to do what is right means you don't really deserve any reward!!! Disappointed resident Kimberly Dahms Page 253 of 321