HomeMy WebLinkAboutDSD-2025-339 - A 2025-088 - 670 King Street WestStaff Report
r
JR
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: August 19, 2025
SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Brian Bateman, Senior Planner 519-783-8905
WARD(S) INVOLVED: 10
DATE OF REPORT: August 6, 2025
REPORT NO.: DSD -25-339
SUBJECT: Minor Variance Application A2025-088 — 670 King Street West
RECOMMENDATION:
That Minor Variance Application A2025-088 — 670 King Street West requesting relief
from the following Section 6.4.3, Table 6-4, of Zoning By-law 2019-051, to permit:
i) a minimum lot area of 975 square metres instead of minimum required 1,500
square metres;
ii) a minimum exterior yard setback of 0 metres along Louisa Street instead of
minimum required 3 metres;
iii) a minimum interior yard setback of 1.5 metres along the private laneway
instead of the minimum required 3 metres;
iv) a minimum front yard setback of 2 metres along King Street West for Storeys
7 and above instead of the minimum required 6 metres;
v) a minimum exterior yard setback of 2 metres along Louisa Street for Storeys
7 and above instead of the minimum required 6 metres;
vi) a minimum rear yard setback of 5 metres for Storeys 7 and above instead of
the minimum required 6 metres; and,
vii) a minimum interior yard setback of 3 metres along the private laneway for
Storeys 7 and above instead of the minimum required 6 metres;
to facilitate the development of an 8 storey mixed use building having 75 dwelling
units, in accordance with Conditionally Approved Site Plan Application
SPF25/004/K/BB, BE APPROVED, subject to the following conditions:
1. That the Owner shall prepare a Noise Impact Study, prepared by a qualified
consultant. The Owner shall submit the study for review and satisfaction of
Metrolinx. The Owner may obtain Metrolinx's most up-to-date rail forecast
data by submitting a request to raildatarequests(a-)metrolinx.com. Prior to
Final Site Plan Approval, Metrolinx shall review and approve the final Noise
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 204 of 303
Study and any recommended mitigation measures should be adhered to for
Final Approval.
2. That the Owner shall grant Metrolinx an Environmental Easement for
Operational Emissions. The Environmental Easement provides clear
notification to those who may acquire an interest in the subject property and
reduces the potential for future land use conflicts. The environmental
easement shall be registered on title of the subject property at the Owner's
expense.
3. That the Owner shall provide confirmation to Metrolinx, that the following
warning clause has been inserted into all Development Agreements, Offers to
Purchase, and Agreements of Purchase and Sale or Lease of each dwelling
unit within 300 metres of the Railway Corridor:
"Warning: The Applicant is advised that the subject land is located within
Metrolinx's 300 metres railway corridor zone of influence and as such is
advised that Metrolinx and its assigns and successors in interest has or have
a right-of-way within 300 metres from the subject land. The Applicant is
further advised that there may be alterations to or expansions of the rail or
other transit facilities on such right-of-way in the future including the
possibility that Metrolinx or any railway entering into an agreement with
Metrolinx to use the right-of-way or their assigns or successors as aforesaid
may expand or alter their operations, which expansion or alteration may
affect the environment of the occupants in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the design of the
development and individual lots, blocks or units."
REPORT HIGHLIGHTS:
• The purpose of this report is to assess a request to vary the Zoning By-law to facilitate
the development of an 8 -storey mixed-use building.
• The key finding of this report is that to optimize re -development on an irregular shape
parcel of land with limited opportunity for land consolidation, several variances are
required.
• There are no financial implications.
• Community engagement included a notice sign being placed on the property advising
that a Committee of Adjustment application has been received, notice of the
application was mailed to all property owners within 30 metres of the subject property
and this report was posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting.
• This report supports the delivery of core services.
BACKGROUND:
The subject property has an approximate lot area of 1,156.0 square metres, with
approximately 44.0 meters of frontage along King Street West, and a flankage of 41.0
meters along Louisa Street to the north, forming a distinct "flatiron" shape. The site is
currently occupied by a one -storey commercial plaza with a surface parking lot (see
Figures 1 and 2)
Page 205 of 303
Figure 1 — Aerial Photograph of Subject (outlined in red) and Surrounding Lands
Page 206 of 303
t At K
�I�✓� ZVr
-
�_��r�» ��:�a YH w�r✓ar..R� rr�l�a����o>rr�b�s 67 '�.
�� FFi•i ��� l� HT'l Hili���i�� �1�11»������ �
son
�fi li����e�FF lY�H1�4��fIfJ�H tri . �ilFs#[int »F®HrFlf�ilr•F arm � ���»'
ir�!♦i�le-+a iY�AH�l�w�� !'�F rYfu�^!�� ���/���1�1>1���
��1llwwfltili'!r!!�=Y ls1i�! �!�#�ellMH �1�l�{I II�P� �
a!!�:l�iF�II�.aH!!rFl ��llF�i 1
M
vi -
+
Figure 2 — Photo of Existing Building Facing Louisa Street
The surrounding neighbourhood contains a mix of residential, commercial, institutional,
and employment uses. To the east, west, and north of the subject property consists
primarily of single -detached dwellings, except for the six -storey mid -rise development (The
Midtown Lofts) directly West. The King Street corridor has rapidly transitioned into a high-
density corridor, while maintaining low-rise neighbourhood character along adjoining side
streets.
The proposed development (see Figures 3 and 4) contemplates an eight (8) storey mixed-
use building with a total of 75 dwelling units and 253 square metres of commercial space
on the ground floor. The site layout is organized to optimize the flatiron -shape lot, with
primary frontages along King Street West and Louisa Street. The laneway will be retained
and a total of five (5) parallel parking spaces for visitors are provided. Because this
property is within a Major Transit Station Area, no parking is required. To facilitate this
development on an irregular shaped property, several variances are required as detailed
in the Recommendation section above.
Page 207 of 303
LOUISA STREET
SITE PLAN o0 5
FIVE POINT COMMUNITIES INC. sCALE1,a0o
570 KING ST, W KITCHENER PATE; l7n—b-•30.202&
Figure 3 — Approved Site Plan
L nNew,tr
S1TE STATISTICS
ZonlnS} r.A,2 0 )
W Pana- W5,D58ma{after w{d.1gj
adldbraCwar®3a- s3n,3e [ 1
La,d,ednraa tspn'Its�1Ht�
Anhalt?Hard SuM a Aram QV P)
ParkIM d2q.il-0
Par m'mti♦derl5
11SIta 5
P"rvg Sp— f tlrlmum DlmanS" 20m x B.Tm
MULTI -R ES IDEVTIAL
Nureherof L�11¢T5
Nuraher gF'Asl�nr Spawn- 5
Fpm Space Hetlo- 3,3
COMMERCIAL
Total GMS Floor A ma-3xr it
NOTE: ALL ASPHALT AREAS TO
BE DEFINED WITH 0,15M HIGH
POURED CONCRETE CURBING
RFVISFG: ISITE PLAN APPLICATION No. SP2410041K/BB
City of Kitchener ChD =1LE:
L'EVELOPMENT SERVICES DEPARTMENT SPF25"4K.-'XC-
Page 208 of 303
t �i�
�1
l�
SITE PLAN o0 5
FIVE POINT COMMUNITIES INC. sCALE1,a0o
570 KING ST, W KITCHENER PATE; l7n—b-•30.202&
Figure 3 — Approved Site Plan
L nNew,tr
S1TE STATISTICS
ZonlnS} r.A,2 0 )
W Pana- W5,D58ma{after w{d.1gj
adldbraCwar®3a- s3n,3e [ 1
La,d,ednraa tspn'Its�1Ht�
Anhalt?Hard SuM a Aram QV P)
ParkIM d2q.il-0
Par m'mti♦derl5
11SIta 5
P"rvg Sp— f tlrlmum DlmanS" 20m x B.Tm
MULTI -R ES IDEVTIAL
Nureherof L�11¢T5
Nuraher gF'Asl�nr Spawn- 5
Fpm Space Hetlo- 3,3
COMMERCIAL
Total GMS Floor A ma-3xr it
NOTE: ALL ASPHALT AREAS TO
BE DEFINED WITH 0,15M HIGH
POURED CONCRETE CURBING
RFVISFG: ISITE PLAN APPLICATION No. SP2410041K/BB
City of Kitchener ChD =1LE:
L'EVELOPMENT SERVICES DEPARTMENT SPF25"4K.-'XC-
Page 208 of 303
:..�• u , 11 � Ma
1 1�
h
7
a
° All'
1 l.11ll�All
in'- '—I
s
Figure 4 - Proposed Building Elevation Drawings
The subject property is designated `Strategic Growth Area A' in Map 3 (Land Use) of the
City of Kitchener Official Plan (Official Plan). As per Section 15.D.2 of the Official Plan,
Strategic growth area land use designations are applied within the Urban Growth Centre
and Protected Major Transit Station Areas (PMTSAs). This designation accommodates a
range of low and medium density residential housing types, including those permitted in
the Low Rise Residential and Medium Rise Residential land use designation. No building
will exceed 8 storeys in height and a minimum Floor Space Ratio (FSR) of 0.6 will apply to
all development and redevelopment.
Section 15.D.2.5 of the Official Plan provides further direction with respect to minor
variances as follows:
Notwithstanding policies 4. C. 1.8 and 4. C.1.9, site specific applications which seek
relief from the implementing zoning through a minor variance(s) or amendment to the
Zoning By-law, and/or seek to amend this Plan will consider the following factors.-
a)
actors:
a) Compatibility with the planned function of the subject lands and adjacent lands,-,
b) Suitability of the lot for the proposed use and/or built form,-
c)
orm,c) Lot area and consolidation as further outlined in Policy 3.C.2.11;
d) Compliance with the City's Urban Design Manual and Policy 11. C. 1.34;
e) Cultural heritage resources, including Policy 15.D.2.8, and
f) Technical considerations and other contextual or site specific factors.
Page 209 of 303
Criteria a) through f) are assessed in the ensuing section.
REPORT:
Planning Comments:
In considering the four tests for the minor variances as outlined in Section 45(1) of the
Planning Act, R.S.O, 1990 Chap. P 13, as amended, Planning staff offers the following
comments:
General Intent of the Official Plan
The subject lands are designated `Strategic Growth Area A'. The proposed eight -storey
mixed-use development, together with the proposed minor variances, aligns with the
planned function by supporting intensification, compact built form, and a transit -oriented
structure. The lot's flatiron shape, frontage along both King Street West and Louisa Street
and abutting a stable residential area make it suited for a contextual and site sensitive
mixed-use mid -rise building such as this one.
Policy 3.C.2.11 encourages the consolidation of properties to enable comprehensive
planning, enhanced site configuration, provision of amenities, and improved land use and
design efficiency. Lot area reduction is discouraged where such a reduction may
compromise intensification. In this case, the subject property is an existing parcel that
predates the current Zoning By-law provisions. The lot is bounded by public rights-of-way
and stable developed parcels, leaving little opportunity for consolidation or expansion. The
proposed development represent an efficient and intensified use of the site that optimizes
its potential while maintaining appropriate massing, providing private and common amenity
areas, and accommodating all required servicing and functional design elements. As such,
the variances enables a built form that fulfills the broader intensification goals of the
Official Plan without requiring additional lot consolidation.
The proposed development received Conditional Site Plan Approval on June 10, 2025.
Through that process the proposal was evaluated by Urban Design staff for compliance
with the City Urban Design Guidelines. Design issues were addressed prior to the
issuance of conditional approval. Further design evaluation will occur through the detailed
design review.
The subject lands are not listed or designated under Part IV or V of the Ontario Heritage
Act, nor are they identified as containing or abutting cultural heritage resources under the
City's Heritage Register. As such, the proposed development and requested variances do
not impact cultural heritage considerations
The application has undergone a technical review through the Site Plan process, and no
technical concerns were identified.
In conclusion, staff are of the opinion that the general intent and specifically 15D.2.5 of the
Official Plan are met.
Page 210 of 303
General Intent of the Zoning By-law
In the opinion of staff, the general intent of the minimum lot area, minimum interior and
exterior side yard setbacks, minimum front yard and exterior side yard setback for a
building 7 storeys or more is being met for the following reasons:
The intent of these regulations are to ensure that a property has sufficient space
to support appropriate land use functions, maintain compatibility with surrounding
development, and uphold orderly urban growth. Given the irregular lot configuration and
limited opportunity for lot consolidation and proximity to adjacent stable residential, it is
very challenging and nearly impossible to meet these regulations that promote a more
intensive, compact urban building form without asking for relief. Zoning assumes a
perfectly rectangular property but that is often not the case and a reason why variances
are often warranted.
Is/Are the Effects of the Variance(s) Minor?
In the opinion of staff, the effects are minor. While it is acknowledged that there are
several variances, the impact of these collectively are negligible and are required to
facilitate a development on an irregular shaped.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
In the opinion of staff, the variances are desirable and appropriate for the use of land. The
Official Plan and zoning encourages compact infill development and efficient land use. To
achieve this, the design maximizes the space available on an irregular shaped plot of land
and balancing that with good design, functional layout, servicing and minimizing impacts
on adjacent properties. The variances are required to facilitate an appropriate and
balanced design.
Environmental Planning Comments:
No concerns. Tree Management Policy compliance addressed at Site Plan Application..
Heritage Planning Comments:
The property municipally addressed as 670 King Street West has no heritage status.
However, it is located adjacent to the Mt. Hope/Breithaupt Neighborhood Cultural Heritage
Landscape (CHL). The Kitchener Cultural Heritage Landscape Study (CHLS) dated
December 2014 and prepared by The Landplan Collaborative Ltd. was approved by
Council in 2015. The CHLS serves to establish an inventory and was the first step of a
phased Cultural Heritage Landscape (CHL) conservation process. The proposed
application is not anticipated to have any adverse impacts to the adjacent CHL. As such,
staff have no comments or concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided a building permit
for the new apartment building is obtained prior to construction. Please contact the Building
Division at building(a-)kitchener.ca with any questions.
Engineering Division Comments:
No concerns.
Page 211 of 303
Parks and Cemeteries/Forestry Division Comments:
All Parks requirements will be addressed through SPF25/004/K.
Transportation Planning Comments:
No concerns.
Metrolinx Comments:
Metrolinx is in receipt of the Minor Variance application for 670 King Street, Kitchener to
construct an eight -storey mixed use building with adjusted setbacks, as circulated on July
25th, 2025, and to be heard at Public Hearing on August 19th, 2025. Metrolinx's
comments on the subject application are noted below:
• The subject property is located within 300m of the Metrolinx Guelph Subdivision,
which carries Metrolinx's Kitchener GO Train service.
GO/HEAVY-RAIL -ADVISORY COMMENTS
• Be advised Metrolinx is a stakeholder that has previously provided comments on
the comprehensive application, including a previous site plan application.
Any previous comments/requirements provided by Metrolinx and/or our Technical
Advisors are still applicable.
o Conditions affiliated with Site Plan Application No. SPF25/004/K remain
outstanding.
• Please be advised that Metrolinx/ our Technical Advisor would continue to be a
stakeholder providing comments on the comprehensive application of this site
should future development be contemplated. Please continue to engage Metrolinx
should future developments be contemplated on the subject site.
Planning Staff Response:
Staff advise that in response to the circulation of the Site Plan Application that occurred
earlier this year, Metrolinx advised Planning of a need for a Noise Study, Environmental
Easement and Warning Clauses. Under Section 41 (Site Plan Approval) of the Planning
Act, municipalities do not have the authority to implement such measures. As such, these
conditions were not included. However, through Minor Variance municipalities can impose
conditions that are related to the variances and are reasonable. Accordingly, staff have
opted to include them as conditions of minor variance approval. The only other option to
secure these conditions is through a potential future Condominium application.
Condominium approval falls under section 51 (Plan of Subdivision) of the Planning Act.
The following comments were received with respect to Site Plan Application SPF25/004/K:
The proposed development is subject to a Noise Impact Study, prepared by a
qualified consultant. The proponent shall submit the study for review and
satisfaction of Metrolinx. The proponent may obtain Metrolinx's most up-to-date rail
forecast data by submitting a request to raildatarequests(a-)-metrolinx.com. Prior to
site plan approval, Metrolinx shall review and approve the final Noise Study and any
recommended mitigation measures should be adhered to for approval.
Page 212 of 303
2. That the Owner shall grant Metrolinx an Environmental Easement for Operational
Emissions. The Environmental Easement provides clear notification to those who
may acquire an interest in the subject property and reduces the potential for future
land use conflicts. The environmental easement shall be registered on title of the
subject property.
3. That the Owner shall provide confirmation to Metrolinx, that the following warning
clause has been inserted into all Development Agreements, Offers to Purchase,
and Agreements of Purchase and Sale or Lease of each dwelling unit within 300
metres of the Railway Corridor:
"Warning: The Applicant is advised that the subject land is located within Metrolinx's
300 metres railway corridor zone of influence and as such is advised that Metrolinx
and its assigns and successors in interest has or have a right-of-way within 300
metres from the subject land. The Applicant is further advised that there may be
alterations to or expansions of the rail or other transit facilities on such right-of-way
in the future including the possibility that Metrolinx or any railway entering into an
agreement with Metrolinx to use the right-of-way or their assigns or successors as
aforesaid may expand or alter their operations, which expansion or alteration may
affect the environment of the occupants in the vicinity, notwithstanding the inclusion
of any noise and vibration attenuating measures in the design of the development
and individual lots, blocks or units."
The Owner shall be responsible for all costs for the preparation and registration of
agreements/undertakings/easements/warning clauses as determined appropriate by
Metrolinx, to the satisfaction of Metrolinx.
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 Committee of Adjustment meeting. A notice sign was placed on the property
advising that a Committee of Adjustment application has been received. The sign advises
interested parties to find additional information on the City's website or by emailing the
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property.
Page 213 of 303
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act
• Provincial Planning Statement (PPS 2024)
• Regional Official Plan
• Official Plan (2014)
• Zoning By-law 2019-051
Page 214 of 303
Region of Waterloo
August 5th, 2025
Connie Owen
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
File No.: D20-20/
VAR KIT GEN
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
Subject: Committee of Adjustment Meeting August 19, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2025 —
071 —
99 College Street — No Concerns
2) A 2025 —
072 —
413 Zeller Drive — No Concerns
3) A 2025 —
073 —
112 Admiral Road — No Concerns
4) A 2025 —
074 —
288 Forest Creek Drive — No Concerns
5) A 2025 —
075 —
15 Eby Street South — No Concerns
6) A 2025 —
076 —
221 Sydney Street South — No Concerns
7) A 2025 —
077 —
3 Ivy Lane Court — No Concerns
8) A 2025 —
078 —
667 Victoria Street South — No Concerns
9) A 2025 —
079 —
706 Frederick Street — No Concerns
10) A 2025
— 080
— 706 Frederick Street — No Concerns
11) A 2025
— 081
— 942 Audrey Place — No Concerns
12) A 2025
— 082
— 133 Bloomingdale Road North — No Concerns
13) A 2025
— 083
— 103 Joseph Street — No Concerns
14) A 2025
— 084
— 27 Turner Avenue — No Concerns
15) A 2025
— 085
— 236 Guelph Street — No Concerns
16) A 2025
— 086
— 250 Mill Street — No Concerns
17) A 2025
— 087
— 980 & 1018 Hidden Valley Road — No Concerns
18) A 2025
— 088
— 670 King Street West — No Concerns
Document Number: 5041192
Page 215 of 303
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 19-037 or any successor
thereof and may require payment of Regional Development Charges for these
developments prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application numbers listed. If a site
is subject to more than one application, additional comments may apply.
Please forward any decisions on the above-mentioned Application numbers to the
undersigned.
Yours Truly,
cid ,4aw C/fl
Joshua Beech Falshaw
Transportation Planner
jbeechfalshaw@regionofwaterloo.ca
Document Number: 5041192
Page 216 of 303
August 1, 2025
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Marilyn Mills
Secretary -Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Marilyn Mills,
Re: Committee of Adjustment Meeting — August 19, 2025
Applications for Minor Variance
A 2025-071
99 College Street
A 2025-072
413 Zeller Drive
A 2025-073
112 Admiral Road
A 2025-074
288 Forest Creek Drive
A 2025-075
15 Eby Street South
A 2025-077
3 Ivy Lane Court
A 2025-078
667 Victoria Street South
A 2025-079
706 Frederick Street
A 2025-080
706 Frederick Street
A 2025-081
942 Audrey Place
A 2025-082
133 Bloomingdale Road North
A 2025-083
103 Joseph Street
A 2025-084
27 Turner Avenue
A 2025-085
236 Guelph Street
A 2025-086
250 Mill Street
A 2025-087
980 & 1018 Hidden Valley Road
A 2025-088
670 King Street West
Applications for Consent
B 2024-039 & B 2024-040 120 Keewatin Avenue
B 2025-022 825 Stirling Avenue South
B 2025-023 220 Heiman Street
B 2025-024 17 Downey Street
B 2025-025 17 Downey Street
via email
Grand River Conservation Authority (GRCA) staff have reviewed the above -noted
applications.
GRCA has no objection to the approval of the above applications. The subject properties do
not contain any natural hazards such as watercourses, floodplains, shorelines, wetlands, or
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Page 217 of 303
valley slopes. The properties are not subject to Ontario Regulation 41/24 and, therefore, a
permission from GRCA is not required.
Should you have any questions, please contact me at aherremana-g- rand river. ca or 519-
621-2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
Page 218 of 303
� METROLINX BY EMAIL ONLY
TO: Kitchener Committee of Adjustment
200 King Street W, Kitchener, ON N2G 4G7
DATE: August 81h, 2025
RE: Adjacent Development Review: A-2025-088
670 King Street, Kitchener, ON
Minor Variance
Dear Committee of Adjustment,
Metrolinx is in receipt of the Minor Variance application for 670 King Street, Kitchener to construct an
eight -storey mixed use building with adjusted setbacks, as circulated on July 25th, 2025, and to be
heard at Public Hearing on August 19th, 2025. Metrolinx's comments on the subject application are
noted below:
The subject property is located within 300m of the Metrolinx Guelph Subdivision, which carries
Metrolinx's Kitchener GO Train service.
GO/HEAVY-RAIL - ADVISORY COMMENTS
• Be advised Metrolinx is a stakeholderthat has previously provided comments on the
comprehensive application, including a previous site plan application.
• Any previous comments/requirements provided by Metrolinx and/or our Technical Advisors are
still applicable.
o Conditions affiliated with Site Plan Application No. SPF25/004/K remain outstanding.
• Please be advised that Metrolinx/ our Technical Advisor would continue to be a stakeholder
providing comments on the comprehensive application of this site should future development
be contemplated. Please continue to engage Metrolinx should future developments be
contemplated on the subject site.
Should you have any questions or concerns, please do not hesitate to contact me.
Best regards,
Jenna Auger
Project Analyst, Adjacent Construction Review
Metrolinx
20 Bay Street I Toronto I Ontario I M5J 2W3
:X-- METROLINX
Page 219 of 303
ems. Cm=1. -1 1 - .. 1]D240aa-6113 pv$ Yen
11l ".1"44;LK rs, oars 9;X is AM
lmm"
a. dwt often gt—A from L t's'_mrr
Ismail Ortnrk
August 15. 2035
Committee of Adjustment
City of Aitrt,r
Kitchener- ON
Bear Members of the Committee of Adjustment
Thank )vu for the oppmtuntty to provide a submumon regarding the proposed desmlop®em at 670 Karg Street West My name is Ismail OzftW and I am a residEm of Lmnsa Street
I would like to begin by stalmg my support for the &welopment and improwmed of this parcel of land I am pleased to see investment m our neLghb 9,.ticod ihl ile I support the prajed in
principle, l have a few comments for the Committees consideration. I oust the Committee will make a fair and balanced decision thin comidm the interests of all stakeholders.
Recommendations for Consideration
My reoommendanmss are as follows:
I- Preserratiou of the Tree Canopy on Lonisa Street: I ask the Committee to entire that sufficient municipally -owned land vs retained along Lemsa Street to rimer protect the ecisteng
mature trees or to accommodate the planting of new ores post-comouction A healthy tree canopy is %gtal to the character of our residential street
2. I'ehirmbr Access Point: To mumnar traffic impact on tine residential portion of our mighbauhood I request that the primary• vehicular access to the new building be [muted
exchrsiiely on the King Street side of the property-
3- Building Farrade and ]fateiah: I encourage a design that incorporates redbrick fa the facade of the first two floors. This design choice would create a pleasing aesthenc and a smooth
transition from the commercial corridor of King Street to the adjacent residential areas. The nearby Station Pari detelopmem is an excellent example of how this can be executed
suce sSrBy-
Thank tv far tvrn tine and for consiiderng my inert m this matter. I am mufident m the Committee's abdity to oversee a project that will be a posrhvr addition to the community.
R.espee fuB}- submrttel,
I—aal Oznrk
iliaM agEM Lag
�yT.' f..•'�� y ,
Page 220 of 303