HomeMy WebLinkAboutDSD-2025-364 - Quarterly Planning Report (Q3)Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
PREPARED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Natalie Goss, Manager Policy & Research, 519-783-8933
Janine Oosterveld, Manager Customer Experience & Project
Management, 519-783-8942
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
WARD(S) INVOLVED: All
DATE OF REPORT: August 21, 2025
REPORT NO.: DSD -2025-364
SUBJECT: Quarterly Report (Q3) - Planning and Housing Policy Division &
Development and Housing Approvals Division - Significant
Planning Applications, Policy Projects, Affordable Housing
Projects, and Housing Pledge Update
RECOMMENDATION:
For information.
REPORT HIGHLIGHTS:
The purpose of this report is to provide an update on significant development applications, policy
projects, affordable housing projects and significant projects to streamline and remove barriers
as well as the City's housing pledge update. Not all work that is currently being undertaken by
the Planning and Housing Policy, and Development and Housing Approvals Divisions is
captured in this report, rather a snapshot of significant work is captured.
Planning staff provide a quarterly update report every March, June, September, and December
of each year of all current significant development applications. It is important to be providing
greater transparency on significant development applications with the community and Council.
The key findings of this report include:
o Since signing the Housing Pledge in March 2023, Kitchener Council has approved
Official Plan Amendment and/or Zoning By-law Amendment applications for projects
which propose 16,141 dwelling units (46.1% of housing pledge), Planning staff have
issued final site plan approval for 5,362 dwelling units and building staff have issued
building permits for 6,985 dwelling units.
o Six initiatives associated with the Housing Accelerator Fund (HAF) have received a
Council decision: Growing Together West and Growing Together East, Inclusionary
Zoning, Enabling 4 Units, the Affordable Rental and Co-op Housing Incentives Pilot
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 129 of 167
Program, and endorsement of the land transaction to donate a City -owned parcel at
River Road and Ottawa Street North for affordable owner -occupied units. The City
has also acquired land in the downtown to construct a mixed use site with a fire station
and a residential component. In June, 2025, the City completed a Housing Needs
Assessment which is one of the HAF initiatives and a requirement of the HAF
program. The remaining initiatives are underway with various milestones anticipated
over the coming months. The City is currently developing an Affordable Housing
Community Improvement Plan that will bring a range of affordable and missing -middle
housing types to the housing market by surmounting the financial barriers that stand
in the way of financial feasibility.
o The Affordable Rental and Co-op Housing Incentives Pilot Program has awarded
$2.06 million in funding among eight projects to date.
o Extensive work continues to streamline development approvals, meet provincially
mandated timelines and support excellent customer service with the current priority
as site plan folder updates and preparation for the public portal.
There are no financial implications with this report.
Community engagement is undertaken for each development application and project, which
varies for each.
• This report supports the delivery of core services.
REPORT:
Since December of 2021, Planning staff have provided a quarterly update report every March, June,
September, and December of all current significant development applications. This report, and future
quarterly reports, include the following:
• Progress and next steps for Kitchener's Housing Accelerator Fund initiatives;
• Progress and next steps for major planning policy projects;
• A summary of development applications that include affordable housing;
• Updates on significant initiatives to remove barriers and streamline processes to support the
development of housing;
• Housing Pledge reporting - Development application data required to be reported under a
new Provincial regulation — Ontario Regulation 73/23 — Municipal Planning Data Reporting.
It is important to be providing greater transparency on significant development applications with the
community and Council. Attached to this report, the Significant Planning Applications Quarterly
Report provides a summary of the current Planning applications under review at the time of the
preparation of this report (Attachment A).
The current significant development applications section includes Subdivision, Official Plan
Amendment, and Zoning By-law Amendments that have not received final approval. These are the
bulk of the applications that Planning staff consult with the community on an application specific
basis. Significant development applications include property specific proposals as well as new
greenfield communities (subdivisions). Additional details on the development applications can be
found using the online mapping tool available at www.kitchener.ca/planningapplications.
Kitchener's Housing Accelerator Fund Initiatives
In November 2023 Kitchener was awarded $42.4 million, payable in 4 annual installments, as part
of the Federal government's Housing Accelerator Fund to help deliver more affordable housing in
our community. An additional initiative was approved by the Federal Government in March 2025
awarding Kitchener an additional $4.24 million.
Ten action plan initiatives are part of Kitchener's Housing Accelerator Fund and they include the
delivery of:
Page 130 of 167
• Growing Together West: planning framework updates in Kitchener's western protected
major transit station areas;
• Growing Together East: planning framework updates in Kitchener's eastern protected
major transit station areas;
• Growing Together West Inclusionary Zoning;
• Affordable Housing Construction Offset on City -Owned Lands Incentive
• Not -for -Profit Affordable Rental and Co-op Housing Incentive Pilot;
• Enabling 4 Units — additional dwelling unit implementation;
• Strategic land acquisition and supporting infrastructure;
• A climate adaptation plan as an input into Kitchener's new Official Plan;
• A housing needs assessment; and,
• Affordable Housing Community Improvement Plan
Attachment B provides a description of each initiative, status, next steps and target completion.
Major Planning Projects
There are currently 10 planning projects underway or that have been recently completed spanning
a wide range of topics. These include:
• High Performance Development Standards
• Housing for All implementation/ Housing for All 2.0
• Kitchener 2051 - New Official Plan
• Review of Provincial legislation, policies and plans
• Tree Conservation Tools Review
• Urban Design Manual Review
• Growing Together (Major Transit Station Area) Planning Framework review — East MTSAs
• Inclusionary Zoning
• Dundee Secondary Plan
Attachment C provides a description of each project, status, next steps, and target completion.
Development Applications — Affordable Housing
With a strong focus on the housing crisis, this report also includes a summary of the 2025 current
projects that include affordable housing, that are either under review, have received approvals this
year to start construction or are under construction. To address provincial directives, streamline
development approvals and support excellent customer service, the report also provides an update
on significant process improvements underway in 2025 (Attachment D).
Housing Pledge Reporting
As part of the More Homes for Everyone Act, 2022 (Bill 109), the Planning Act was amended to give
the Minister of Municipal Affairs and Housing the authority to require municipalities to report
information on planning matters (Section 64). On April 6 2023, the Province implemented Ontario
Regulation 73/23 - Municipal Planning Data Reporting requiring Ontario's largest and fastest-
growing municipalities, which includes the City of Kitchener, to report development application
information on a quarterly basis (as per Schedule 2 of the regulation) and additional information on
an annual basis (as per Schedule 3 of the regulation). In January 2025, the province amended
Ontario Regulation 73/23 introducing new reporting requirements, including a new quarterly
summary report (as per Schedule 4 of the regulation) which is required to be posted and maintained
on a municipality's website for five years.
The City's quarterly report data includes the following development application types:
• Official Plan Amendments,
• Zoning By-law Amendments,
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• Site Plan Applications,
• Minor Variances,
• Land Severances (Consents),
• Plan of Subdivisions,
• Plan of Condominiums,
• Community Infrastructure and Housing Accelerator Orders, and
• Minister's Zoning Orders
The report data must include the following:
• application identifiers (application ID and address);
• application details, as applicable (date application submitted, date application deemed
complete, application status, date of withdrawal, date of decision, date of adoption/passing,
date of registration, number of suggested future residential units/lots);
• heritage information for the subject property as applicable (listed under section 27 (3) of the
Ontario Heritage Act, designated to be of cultural heritage value or interest, subject to
easement or covenant under Section 37 of the Ontario Heritage Act, within a heritage
conservation district area); and,
• appeal information if applicable (third party appeal, type of appeal, date of appeal, date of
appeal decision).
The data gathered by the Province is being used to measure progress towards various Housing
Supply Action Plan commitments and will also provide the information needed to support informed,
evidence -based decisions around housing and planning policy. The regulation also complements
the Province's initiative of developing standards and achieving consistency for exchange of data
required for development applications.
The City of Kitchener has submitted quarterly development application data to the Province since
June 2023. The Q2 2025 quarterly planning data report to the Province is attached to this report
(Attachment E).
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting.
CONSULT — Significant development application specific engagements are undertaken for Official
Plan Amendment, Zoning By-law, and Subdivision applications. Engagement includes mailing
postcards to property owners and occupants of all buildings within 240 metres of the subject lands,
publishing a newspaper notice when the application is first circulated and when the statutory public
meeting is scheduled, as well as informal community meetings including Neighbourhood Meetings
and/or site walks. A large plain language sign is also posted on the property.
Page 132 of 167
For planning policy projects, community engagement plans are developed and implemented to
ensure fulsome, tailored engagement occurs early and throughout each project at a level
commensurate with the scope of the project.
PREVIOUS REPORTS/AUTHORITIES:
There are no previous reports/authorities related to this matter.
APPROVED BY: Justin Readman — General Manager, Development Services
ATTACHMENTS:
Attachment A — Significant Planning Applications Quarterly Report (Q3 2025)
Attachment B — Housing Accelerator Fund Projects (Q3 2025)
Attachment C — Significant Planning Projects (Q3 2025)
Attachment D — Affordable Housing and Significant Streamlining Projects (Q3 2025)
Attachment E — Provincial O. Reg 73/23 Q2 2025 Quarterly Planning Data Report
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Attachment A — Significant Planning Applications Quarterly Report (Q3 2025)
Current Significant Development Applications
Subdivision (SA), Official Plan Amendment (OPA), Zoning By-law Amendment (ZBA)
WARD 1
26 STANLEY AVENUE & 31 SCHWEITZER STREET
Proposal: A Draft Plan of Vacant Land Condominium to develop the vacant lands containing 62 semi-
detached and 51 townhouse dwelling units. Each dwelling unit area will have a garage and driveway and there
are 47 surface visitor parking spaces. Surface parking, amenity area, and private roadway comprise the
common element areas.
File Number: 30CDM-24215 Description: A vacant land plan of condominium consisting of semi-
detached and townhouse dwellings.
Application Type: CD Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA21/19/S/BB Description: To rezone the lands from R-4 and R-5 in By-law 85-1 to
RES -5 in By-law 2019-051.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman Neighbourhood Meeting Date: May 31, 2022. October 15, 2024
Owner: Newo Holdings Limited Applicant: GSP Group Inc.
Update Since Last Quarterly Report: The subdivision application was withdrawn and a vacant land plan of
condominium is now proposed. A second Neighbourhood Meeting was held on October 15, 2024 outlining the
revised proposal. Planning Staff and the Applicant are considering input provided at the Neighbourhood
Meeting.
1014 VICTORIA ST N
Proposal: The existing building (former Home Hardware) is proposed to be modified to accommodate a
funeral home and crematorium use.
File Number: ZBA25/012/V/ES
Description: A zoning by-law amendment is proposed to add the
crematorium as a permitted use.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider
Neighbourhood Meeting Date: TBD
Owner: Erb & Good Family Funeral
Applicant: MHBC PLANNING LTD
Home Limited
Update Since Last Quarterly Report: This application has been circulated and Planning staff are accepting
and reviewing comments.
Page 134 of 167
WARD 3
808 & 836 COURTLAND AVE E
Proposal: A mixed-use development containing 3 high-rise residential towers (22, 27 and 30 storeys),
situated on a shared podium (977 dwelling units). The podium contains commercial uses (532.1 m2). 509
parking spaces and 733 bicycle parking spaces are proposed.
File Number: OPA24/011/C/AP Description: The Official Plan Amendment is proposing the change
the land use designation from Commercial and General Industrial
Employment to High Density Residential with a Site Specific Policy
to permit a Floor Space Ratio of 7.0.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA24/023/C/AP Description: The Zoning By-law Amendment proposes to change the
zoning from C-6, 1 R, 73R, 76U & M-2, 29R (By-law 85-1) to RES -7
with a Site Specific Provision to permit restaurant and retail use,
reduce certain setbacks, allow a Floor Space Ratio of 7.0, increase
the maximum building height to 102.6 metres / 30 storeys, and add
certain design -related regulations (By-law 2019-051).
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider Neighbourhood Meeting Date: October 23, 2024
Owner: 808 Courtland GP Inc. Applicant: Zehr Group
Update Since Last Quarterly Report: This application has been circulated and Planning staff are resolving
comments with the Ministry of Transportation related to transportation.
Page 135 of 167
WARD 4
1388 NEW DUNDEE RD
Proposal: The proposal is to increase the maximum permitted density of the subject lands through a site-
specific Official Plan Amendment and Zoning Bylaw Amendment. The requests specifically apply to maximum
height and floor space ratio permissions. The amendments apply to 12 parcels of land within the Stauffer
Woods/Harvest Park subdivision (30T-08203).
File Number: OPA25/002/N/ES Description: To change the land use designated to Medium Rise
Residential for Stage 4, Block 95; Stage 5, Block 12; Stage 6, Block
4; Stage 6, Block 5; Stage 9, Block 14; Stage 9, Block 15; and Stage
9, Block 17. To permit a maximum FSR of 2.5 and a maximum height
of 10 storeys or 32 metres for Block 5, Stage 6. To permit a maximum
floor space ratio of 4.0, a maximum building height of 68 metres for
Stage 10, Block 1 and 2. To permit educational establishments to be
permitted in accordance with Section 15.D.7 for Stage 8, Block 2.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/005/N/ES Description: To amend Site-specific provisions established through
the original zoning to be applicable to the RES -6 zone and the uses
permitted within the RES -6 zone. To amend the zoning of Stage 6,
Block 5 from RES -5 to RES -6 site-specific provisions to permit an
FSR of 2.5 and a height of 10 -storeys. To amend the zoning of Stage
9, Block 16 by adding new site-specific provisions to permit an FSR
of 1.0. To amend the zoning of Stage 10, Blocks 1 and 2 only by
adding site-specific provisions to permit a maximum FSR of 4.0, a
maximum height of 68 metres or 22 -storeys, and establish a
minimum non-residential gross floor area proportionate to the
number of dwelling units provided. This minimum rate would be
calculated as 1 square metre of non-residential gross floor area per
multiple dwelling unit where fewer than 1,000 multiple dwelling units
are proposed, and 2 square metres of non-residential gross floor area
per multiple dwelling unit where 1,000 or more multiple dwelling units
are proposed. The existing maximum gross floor area of 3,250
square metres would remain. To amend the zoning of Stage 8, Block
to add site-specific provision to permit Daycare Facilities, and
Elementary Schools.
In August 2025, a requested was received to amend Zoning Bylaw
Amendment Application ZBA25/005/N/ES to seek permissions in
Stage 6 to permit a maximum of six (6) attached dwelling units (street
townhouse dwellings) for Block 1 (four blocks of six units, 24 units
total), Bock 2 (two blocks of six units, one block of five units, and one
block of four units, 21 units total), and Block 3 (two blocks of six units
and one block of four units, 16 units total). The request also proposed
a reduced exterior lot width for street townhouse dwellings of 8.1
metres, rather than 10.0 metres.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider Neighbourhood Meeting Date: April 16, 2025
Owner: Activa Holdings Inc. Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: This is a new application and is under review. Detailed engineering review
is ongoing to determined servicing implications of the proposed amendments.
Page 136 of 167
WARD 5
ROCKCLIFFE DR FREURE SOUTH
Proposal: A new community with 471
new residential units including single detached, street townhouses &
multiple dwellings. Parkland open sace & stormwater management facilities are also proposed.
File Number: OP16/001/R/KA
Description: To change the designation of the easterly portion of land
to high rise residential, designate a future park area as open space,
and to adjust the limits of wooded areas designated as open space.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZC16/009/R/KA
Description: To change the zoning from Restricted Business Park (13-
2) to residential and natural heritage conservation zones.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: 30T-16201
Description: The plan of subdivision includes single detached, street
townhouses & multiple dwellings along with parkland open space &
stormwater management facilities.
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: TBD
Owner: FREURE DEVELOPMENTS
Applicant: MHBC PLANNING LTD
LIMITED
Update Since Last Quarter) Report: No update. Archeological assessment work continues.
Page 137 of 167
1340 FISCHER HALLMAN ROAD
Proposal: The proposal is to develop the lands with a mixed-use development consisting of office, commercial
and multiple residential uses.
File Number: OPA25/003/F/TS
Description: To amend the Official Plan to permit an increase in
maximum height to 22 storeys.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/006/F/TS
Description: Amendments to the Zoning By-law are proposed to
change the zoning from `Restricted Business Park Zone' (B-2) with
Special Use Provision 221 U, to `Mixed Use Three' (MIX -3), `Medium
Rise Residential Six Zone' (RES -6), `Recreation' (OSR-1) and `Open
Space: Stormwater Management' (OSR-3).
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: 30T-25201
Description: The proposal is to develop the lands with a mixed-use
development consisting of office, commercial and multiple residential
uses. The following blocks are proposed within the Subdivision:
Block 1 — Multiple Residential (3.244 ha) — 194-648 units
Block 2 — Mixed Use (1.367 ha) — 136-546 Units
Block 3 — Mixed Use (1.624 ha) — 162-649 Units
Block 4 — Mixed Use (1.729 ha) — 172-691 Units
Block 5 — Mixed Use (0.450 ha) — 45-180 Units
Block 6 — Park (0.662 ha)
Block 7 — Stormwater Management Facility (1.254 ha)
Block 8 — Open Space (0.050 ha)
Block 9 — 0.3m Reserve 0.002 ha
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Tim Se ler
Neighbourhood Meeting Date: April 23, 2025
Owner: Activa Holdings Inc.
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: This is a new application and is under review.
Page 138 of 167
WARD 9
50 BORDEN AVE S
Proposal: a mixed-use development consisting of two towers (57 storeys and 51 storeys in height) having
1,224 dwelling units and 7,240 m2 of commercial and institutional space.
File Number: OPA23/004/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
(FSR) of 16. 1, a reduced rear yard setback, and a parking reduction
to permit 618 parking spaces
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA22/008/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
(FSR) of 16. 1, a reduced rear yard setback, and a parking reduction
to permit 618 parking spaces
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: June 6, 2023
Owner: Woodhouse Investments Inc
Applicant: IBI Group
Update Since Last Quarterly Report: No update. This application has been circulated and Planning staff are
accepting and reviewing comments.
Page 139 of 167
WARD 10
22 WEBER ST W
Proposal: A 19 -storey multiple residential building with 162 units, including 25 barrier free units. A total of 24
parking spaces are proposed at grade.
File Number: OPA20/005/W/JVW
Description: The applicant is now proposing to amend the
designation to High Density Commercial Residential with a Special
Policy Area in order to permit a floor space ratio FSR of 7.8.
Application Type: OPA
Status: Under appeal
File Number: ZBA20/013/W/JVW
Description: The subject lands are currently zoned Commercial
Residential Three (CR -3) in Zoning By-law 85-1. The applicant is
proposing the same base zone with site specific special regulations
to permit; an increase in height to 19 storeys, an increase in Floor
Space Ratio to 7.8, To require a minimum ground floor fagade height
of 4.5m, to reduce the required minimum landscaped area required
from 10% to 8%, to reduce front and rear yard setbacks, and to
reduce the required on-site parking to 24 spaces, including 8 visitor
parking spaces.
Application Type: ZBA
Status: Under appeal
Staff Contact: Garett Stevenson
Neighbourhood Meeting Date: Sept. 8, 2021 & March 3, 2022.
Owner: 30 DUKE STREET LIMITED
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: An Ontario land Tribunal hearing was held April 22 — May 2, 2025 and
staff are awaiting a final decision.
20 VICTORIA MARIE COURT VICTORIA COMMON
Proposal: The final phase of the `Victoria Common' development, consisting of 3 towers, with building heights
of 21, 33, and 35 storeys (maximum 110m). The proposal would add approximately 1,151 dwelling units,
ranging from studios to 3 -bedroom units. A Floor Space Ratio of 5.21 is proposed for the subject lands, which
would result in 2.0 FSR for the overall development. An outdoor, linear amenity space of approximately
1,737m2 is proposed, along with 1,747m2 of indoor amenity space across the subject lands. Predominantly
underground parking is proposed.
File Number: OPA25/001/V/AP Description: To amend the existing Specific Policy Area that applies
to the subject lands.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: Description: To amend the existing Site Specific Provision that
applies to the subject lands
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: March 25, 2025
Owner: i2 Developments (Victoria Applicant: MHBC PLANNING LTD
Common) Inc.
Update Since Last Quarterly Report: A neighbourhood information meeting was held on March 25, 2025. A
revised submission is anticipated and a second neighbourhood information meeting to be held prior to Council
consideration of the this application.
Page 140 of 167
WARD 10 — NEW APPLICATION
5 HILL STREET
Proposal:
File Number: OPA25/007/H/TS
Description: The Application seeks a site-specific Official Plan
Amendment to redesignate the Site to High Rise Residential with a
Site -Specific Policy to permit a maximum Floor Spare Ratio of 6.1.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/015/H/TS
Description: The Application seeks a Zoning By-law Amendment to
rezone the Site to a Site -Specific High Rise Residential Seven in
Zoning By-law 2019-051 with Site -Specific Provisions to increase the
maximum Floor Space Ratio to 6.1, to increase the Maximum
Building Height to 120.4 metres, to reduce the outdoor amenity area
to permit 8,650.0 square metres, and to permit an on-site parking rate
of 0.9 spaces per unit and 0.094 spaces per unit for visitor parking.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Tim Seyler
Neighbourhood Meeting Date: June 30, 2025
Owner: Hogg Fuel and Supply LTD.
Applicant: GSP Group Inc.
Update Since Last Quarterly Report: A neighbourhood information meeting was held on March 25, 2025. This
application has been circulated and Planning staff are accepting and reviewing comments.
Page 141 of 167
Attachment B — Housing Accelerator Fund Projects
Current Housing Accelerator Fund Projects Quarter 3, 2025 Update
CITY-WIDE
Affordable Housing Construction Offset on City -owned Lands
Description: This initiative involves looking for new opportunities to provide lands for below-market rental and
ownership housing and working directly with affordable housing providers to access the lands and collaborate
on the delivery of affordable or supportive
housing projects.
Current Status:
In April 2024, Council agreed to donate a property at 1035 Ottawa St
IN PROGRESS
to be used as part of the Build Now Initiative and achieve at least 63
launched in June 2024. The first 8 projects have been approved
units for affordable home ownership.
totalling 206 units, with $2.06M now allocated. Staff hosted a webinar
In late 2024, Council agreed to lease a parcel of land on Wellington
in June to raise awareness of the program to ensure continued
Street to a non-profit housing provider.
Next Steps:
Staff plan to bring a report to Council on the land lease decision in
There is currently 1 application in progress.
032025.
Project Lead:
Target Completion: 2026
Rosa Bustamante — Director of
Planning and Housing Policy
Affordable Rental & Co-op Housing
Incentive Pilot Program
Description: With the support of Kitchener's Housing Accelerator Fund, this project aims to establish a
financial incentives pilot program to
assist with the predevelopment costs of building new not-for-profit
affordable rental and co-op housing units.
Current Status:
In April 2024, Council approved this grant program which formally
IN PROGRESS
launched in June 2024. The first 8 projects have been approved
totalling 206 units, with $2.06M now allocated. Staff hosted a webinar
in June to raise awareness of the program to ensure continued
uptake for the program.
Next Steps.
There is currently 1 application in progress.
Project Lead:
Target Completion:
Oluseyi Ojurongbe — Project Manager
Q3 2026 Conclusion of the pilot program
Enabling 4 Units
Description: In response to Council's motion at the October 16, 2023 Council meeting, staff are undertaking
a review of zoning bylaw amendments that would enable up to four units on a lot which currently permit a
single detached, semi-detached or street fronting townhouse dwelling for a Council decision in Q1 2024.
Current Status: On March 25, 2024, Council approved an Official Plan amendment
COMPLETE and Zoning By-law amendment to enable 4 units as -of -right city-
wide which is now in effect. With the support of the Housing
Accelerator Fund, a staff working team undertook an
implementation strategy that included streamlining processes, and
fall education and awareness campaign that included a Guide to
Addition Dwelling Units coupled with a social media campaign,
information webinars and a pop-up Planning and Building service
counter at the Kitchener Farmers Market. The Guide and webinar
are available on the City's website: „Iklitclrieirieir..ca/Alf'.)Us
Next Steps: This project is now complete. Staff will continue to monitor building
permit applications and seek ways to support uptake of these units
through streamlining processes and public education and
awareness.
Project Lead: Completed in Q3 2024(including post -decision implementation
Page 142 of 167
Enabling 4 Units
Katie Anderl — Project Manager
Strategic Land Acquisition and Supporting Infrastructure
Description: This initiative will involve acquiring lands for the purposes of affordable housing development
with a focus on lands within the major transit station areas and working with affordable housing provides to
collaborate on the delivery of affordable housing and necessary related community infrastructure.
Current Status: Staff are reviewing potential opportunity sites that would satisfy the
IN PROGRESS criteria for affordable housing projects.
Next Steps: Staff continue to explore potential land acquisition opportunities.
Project Lead: Target Completion: Ongoing
Rosa Bustamante — Director of
Planning and Housing Policy
Climate Adaptation Plan
Description: This initiative includes
Description: This initiative includes the development of a climate adaptation plan that will be used in the short
term to inform land use policy updates for the next Official Plan.
Current Status:
As part of the Official Plan project, the consultants have completed
IN PROGRESS
the background study.
Next Steps:
The background study will be used to inform climate adaptation
2025.
policies for Kitchener's new Official Plan.
Project Lead:
Target Completion: Q2 2026
Janine Oosterveld — Manager,
Oluseyi Ojurongbe — Project Manager
Customer Experience and Project
Project Lead:
Management
Lucas Van Meer -Mass — Senior
Housing Needs Assessment
Description: This initiative includes
Description: This initiative includes the preparation of a Housing Needs Assessment for the City of Kitchener
which will be used to inform housing
-related initiatives and land use policy updates for the next Official Plan.
Current Status:
The Housing Needs Assessment is nearing completion and is
COMPLETE
targeted to be available on the Kitchener 2051 engage page in June
Next Steps:
2025.
Next Steps:
The Housing Needs Assessment will be used to inform housing
Project Leads:
policies for Kitchener's new Official Plan as well as Housing for All
Oluseyi Ojurongbe — Project Manager
2.0. The Housing Needs Assessment was completed in June 2025.
Project Lead:
Completed in Q2 2025
Lucas Van Meer -Mass — Senior
Planner(Housing)
Affordable Housing Community Improvement Plan new initiative
Description: This initiative includes
the preparation of a Community Improvement Plan for the City of
Kitchener that will bring a range of affordable and missing -middle housing types to the housing market by
surmounting the financial barriers that stand in the way of financial feasibility.
Current Status:
Program options are currently being evaluated and engagement
IN PROGRESS
planning initiated.
Next Steps:
Staff will be preparing a draft program to prepare for formal public
engagement in the fall.
Project Leads:
Target Completion: Q4 2026
Oluseyi Ojurongbe — Project Manager
(Planning)
Elyssa Pompa - Planner
WARD 1 — There are no Ward 1 specific projects at this time.
Page 143 of 167
WARD 2 — There are no Ward 2 specific projects at this time.
WARD 3
Growing Together East Major Transit Station Area Planning Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major
Transit Station Areas.
Current Status:
On May 5` Council approved Official Plan and Zoning By-law
COMPLETE
amendments to update land use and zoning for Kitchener's Block
Line, Fairway, and Sportsworld PMTSAs. A notice of decision was
issued and the appeal period is ongoing.
Next Steps.
None.
Project Lead:
COMPLETE
Adam Clark — Senior Urban Designer
(Architecture & Urban Form)
Housing Accelerator Fund Initiative - Inclusionary Zoning*
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: Staff are in the preliminary stages of an updated economic
IN PROGRESS assessment to inform potential refinements on specific inclusionary
zoning parameter.
Next Steps. A report to Council is targeted for December 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
Elyssa Pompa - Planner beyond HAF initiative)
*This initiative also applies to the Protected Major Transit Station Areas in Wards 9 and 10
WARD 4 — There are no Ward 1 specific projects at this time.
WARD 5 — There are no Ward 2 specific projects at this time.
WARD 6 — There are no Ward 1 specific projects at this time.
WARD 7 — There are no Ward 2 specific projects at this time.
WARD 8 — There are no Ward 1 specific projects at this time.
WARDS 9 & 10 — The Growing Together West initiative was completed in March 2024.
Page 144 of 167
Attachment C — Significant Planning Projects (Q3 2025)
CITY WIDE
High Performance Development Standards
Description: Establish a harmonized high performance development standard for new development,
partnering with municipalities in Waterloo Region, under the leadership of WR Community Energy.
Current Status: ONGOING Staff are currently evaluating the implications of Bill 17 on the project.
Next Steps. See above.
Project Lead: Target Completion: 2025
Janine Oosterveld, Manager
Customer Experience & Project
Management
Housing for All Implementation/Housing for All 2.0
Description: Kitchener Housing for All Strategy was approved in 2020 and identifies actions for the City to
address homelessness and housing issues in Kitchener.
Current Status: ONGOING The 2025 Housing Needs Assessment is complete and being used
to inform new Official Plan policies and the next iteration of Housing
for All (Housing for All 2.0). Early work on Housing for All 2.0 has
commenced. Based on Council's direction in June 2025, Housing for
All 2.0 will included continued relationship building and preparation
of education materials in the space of evictions.
Next Steps. Continued advancement of Housing for All 2.0.
Project Lead: Target Completion: 2025+ for Housing for All implementation.
Lucas Van Meer -Maas
Partial Housing Accelerator Fund Initiative - Kitchener 2051 - New Official Plan
Description: A comprehensive review of Kitchener's Official Plan to, among other things, align with changes
in Provincial legislation, policies, and plans and the Region of Waterloo's Official Plan Amendment No. 6.
Current Status: All the technical supporting studies for the new Official Plan have
ONGOING been completed. Consultation on approaches to growth, big ideas
and draft policy directions occurred throughout the spring. Dialogue
has continued with Indigenous rights holders. A preferred approach
to growth was endorsed by Council to continue to advance the next
stages of Kitchener 2051.
Next Steps: . Engagement on a draft new Official Plan.
• Continued dialogue with Indigenous rights holders.
• Continuation of a speaker's series.
Project Lead: Target Completion: 2026
Tim Donegani — Senior Planner
John Zunic — Senior Planner
Provincial legislation, policies, plans review
Description: A significant number of Provincial legislative and policy changes have occurred throughout 2022
and 2023. The Planning Division has formally added this review to their workplan due to the significant time
and resources that have been required to review changes and provide comments.
Current Status: ONGOING Proposed updates to the "Projection Methodology Guideline" that
supports the implementation of the Provincial Planning Statement
was released on August 12 for comment. Staff are currently
reviewing this technical guidance document.
Project Lead: Target Completion: N/A
Planning Management Team
Page 145 of 167
Tree Conservation Tools Review — Phase 2
Description: With Council's approval of Kitchener's tree canopy target in January 2022, Council directed staff
to review existing tree conversation processes within the City to explore opportunities for strengthened
measures. This work includes a review of Kitchener's Tree Bylaw and Tree Conservation Bylaw, tree planting
requirements within the Development Manual, and Tree Management Policy.
Current Status: Updates on Kitchener's Public Tree By-law are now in effect. Staff
ONGOING continue to review the tree conservation tools that can and do apply
to private properties.
Next Steps: Conversations with the community and collaborators about the tools
available to and currently used by Kitchener are planned for Q3/Q4
2025. Updates to private tree tools is expected to be presented to
Council in Q4 2025 or early 2026.
Project Leads: Target Completion: 2025/2026
Carrie Musselman/Barbara Steiner —
Senior Environmental Planner
Urban Design Manual Review — Part C
Description: A comprehensive
review of Kitchener's Urban Design Manual which has been occurring in
phases. The last phase was approved
in 2019. Final phase includes the urban design standards Part C).
Current Status: PAUSED
Internal review of existing standards to understand opportunities for
COMPLETE
improvement.
Next Steps:
Draft updates to urban design standards and stakeholder
engagement.
Project Lead:
Target Completion: Post Kitchener 2051
TBD
decision.
WARD 1 — There are no Ward 1 specific projects at this time.
WARD 2 — There are no Ward 2 specific projects at this time.
WARD 3
Housing Accelerator Fund Initiative - Growing Together East (Major Transit Station Area) Planning
Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major Transit Station Areas.
Current Status:
On May 5` Council approved Official Plan and Zoning By-law
COMPLETE
amendments to update land use and zoning for Kitchener's Block
Line, Fairway, and Sportsworld PMTSAs. A notice of decision was
issued on the zoning by-law amendment. One appeal was received.
The Official Plan amendment is currently with the Province for
decision.
Next Steps:
Providing support as needed to the Province for a decision on the
Official Plan amendment.
Project Lead:
COMPLETE
Adam Clark — Senior Urban Designer
Architecture & Urban Form
Page 146 of 167
Housing Accelerator Fund Initiative - Inclusionary Zoning*
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: Staff are in the preliminary stages of an updated economic
IN PROGRESS assessment, with the support of consultants, to inform potential
refinements onspecific inclusionary zoning parameters.
Next Steps. A report to Council is targeted for December 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
Elyssa Pompa - Planner beyond HAF initiative)
*This initiative also applies to the Protected Major Transit Station Areas in Wards 9 and 10
WARD 4 and WARD 5
Dundee Secondary Plan
Description: Development of a
new secondary plan (land use, transportation, natural heritage system,
complete community) for lands in south-west Kitchener. The project will also fulfill the requirements for an
environmental assessment and will recommend infrastructure to service the area.
Current Status: ONGOING
The land use scenarios are being evaluated and a preferred
alternative selected that will inform the drafting of a Dundee
Secondary Plan.
Next Steps:
• Continued dialogue with Indigenous rights holders.
• Community conversations on a preferred land use scenario
• Continued Secondary Plan drafting
Project Leads:
Target Completion: Q1 2026
Carrie Musselman — Senior
Environmental Planner
Gaurang Khandelwal — Planner
(Policy)
WARD 6 — There are no Ward 6 specific projects at this time.
WARD 7 — There are no Ward 7 specific projects at this time.
WARD 8 — There are no Ward 8 specific projects at this time.
WARD 9 — There are no Ward 9 specific projects at this time.
WARD 10 — There are no Ward 10 specific projects at this time.
Page 147 of 167
Attachment D — Affordable Housing and Projects to Streamline Approvals (Q3 2025)
2025 Active Affordable Housing Development Status
Address and
Total Units
Affordable
Status
City incentives
applicant
Units
83-97 Victoria St N,
44
44
Under construction
Project manager
The Working Centre
Planning and building
application fees waived
82 Wilson Ave,
123
32 (net
Under construction
Planning and building
Region of Waterloo
(existing)
increase)
application fees waived
49 Queen St N,
41
41
Under construction
Planning and building
Indwell Community
application fees waived
Homes and St. Peter's
Lutheran Church
137 Queen St S,
57
21
Clearing conditions of
Project manager
St Paul's Lutheran
site plan approval,
Planning and building
Church
shoring permit issued,
application fees waived
Committee of
Adjustment application
approved
210 Duke St E,
100
40
Under construction
Project manager
Knossos Housing
Planning and building
a lication fees waived
47 Charles St. E
172
172
Under construction
Project manager
House of Friendship
Planning and building
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
15-105 Mooregate
378
378
Clearing conditions of
Project manager
Cres
site plan approval,
Planning and building
Region of Waterloo
Committee of
application fees waived
Adjustment application
approved
878 Frederick St
18
18
Under construction
Planning and building
KW Habilitation
application fees waived;
Services
NFP Affordable Rental
and Co-op Housing
Incentive
59 Franklin St N
55
22
Site Plan approval
NFP Affordable Rental
Eleven Housing Corp.
granted, building permit
and Co-op Housing
pending
Incentive
667 Victoria St S
30
30
Site Plan application
Project manager
Thresholds Homes and
conditional approval —
Planning and building
Supports
clearing conditions,
application fees waived;
committee of
NFP Affordable Rental
adjustment application
and Co-op Housing
approved
Incentive
1035 Ottawa St N
71
71
Committee of
Project manager, HAF
Habitat for Humanity
Adjustment application
City property donation
approved
887 Frederick St
20
20
Site Plan conditional
Project manager
Beyond Housing
approval granted,
Planning and building
clearing conditions of
application fees waived;
Page 148 of 167
Projects to Streamline Development Approvals
Site Plan folder updates
Description: Updating the file management software (AMANDA) for site plan applications to continue
process improvements and prepare for the public portal which will allow applicants to submit applications,
make payment and monitor progress.
Current Status: Underway
Review module to allow external agencies to provide comments and sign -offs under development.
Next Steps:
Final phase with public portal integration to be completed in 2025.
Project Lead: Tanya Roberts, Project Manager (Planning)
Completion date: Q4 2025
Page 149 of 167
approval, committee of
NFP Affordable Rental
adjustment application
and Co-op Housing
approved
Incentive
132 Fairway Road N
26
26
Official Plan and Zoning
Project manager
Eleven Housing Corp.
Bylaw Amendment
Planning and building
recommended for
application fees waived;
approval by PSIC, Site
NFP Affordable Rental
Plan application under
and Co-op Housing
review
Incentive
475 Lancaster St W,
3
3
Site plan under review
Planning and building
Union Community
to add 3 affordable units
application fees waived;
Housing
to the existing housing
NFP Affordable Rental
complex
and Co-op Housing
Incentive
Total New Units:
1,015
918
Projects to Streamline Development Approvals
Site Plan folder updates
Description: Updating the file management software (AMANDA) for site plan applications to continue
process improvements and prepare for the public portal which will allow applicants to submit applications,
make payment and monitor progress.
Current Status: Underway
Review module to allow external agencies to provide comments and sign -offs under development.
Next Steps:
Final phase with public portal integration to be completed in 2025.
Project Lead: Tanya Roberts, Project Manager (Planning)
Completion date: Q4 2025
Page 149 of 167
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