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HomeMy WebLinkAboutDSD-2025-002 - Official Plan Amendment Application OPA24/011/C/AP - Zoning By-law Amendment Application ZBA24/023/C/AP - 808-836 Courtland Avenue East, 808Courtland GP Inc.Staff Report J IKgc.;i' r� R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: January 5, 2026 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-783-8922 PREPARED BY: Andrew Pinnell, Senior Planner, 519-783-8915 WARD INVOLVED: Ward 3 DATE OF REPORT: December 18, 2025 REPORT NO.: DSD -2025-002 SUBJECT: Official Plan Amendment Application OPA24/011/C/AP Zoning By-law Amendment Application ZBA24/023/C/AP Address: 808-836 Courtland Avenue East Owner: 808 Courtland GP Inc. RECOMMENDATION: That Official Plan Amendment Application OPA24/01 1 /C/AP for 808-836 Courtland Avenue East, requesting to change the land use designation from `Commercial' and `General Industrial Employment' to `Strategic Growth Area C' and to exempt the proposal from subsections d) and j) of Policy 15.13.12.81, to facilitate a high-density, mixed-use development comprising 977 dwelling units, 532.1 square metres of non- residential use on the ground floor, with a maximum building height of 30 storeys, be approved, in the form shown in the Official Plan Amendment attached to Report DSD -2025-002 as Attachment `A'; and That Zoning By-law Amendment Application ZBA24/023/C/AP for 808-836 Courtland Avenue East be approved in the form shown in the Proposed By-law and Map No. 1, attached to Report DSD -2025-002 as Attachment `B'; and further That the Urban Design Brief prepared by Zehr Group, dated December 2024 (Revised), attached as Attachment `C' to report DSD -2025-002 be endorsed and that staff be directed to implement the Urban Design Brief through a future Site Plan Approval process, and at the discretion of the City's Director of Development & Housing Approvals, significant changes to the Urban Design Brief will be to the satisfaction of Council. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 9 of 183 REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding the Official Plan Amendment and Zoning By-law Amendment Applications for the subject property, addressed as 808-836 Courtland Avenue East. Development and Housing Approvals staff recommend that the Official Plan and Zoning By-law Amendment Applications be approved. The requested amendments would facilitate a development concept comprising a mixed-use development, containing 3 high-rise residential towers (22, 27 and 30 storeys), situated on a shared podium (total of 977 dwelling units, consisting of a mix of 1-, 2-, and 3- bedroom units). The podium would contain commercial uses (total of 532.1 square metres). The subject property currently contains three commercial buildings and surface parking. Community engagement included: o Circulation of a preliminary notice letter to property owners and residents within 240 metres of the subject property on September 25, 2024; o Installation of a notice sign on the property; o Follow-up one-on-one correspondence with members of the public; o A neighbourhood Meeting with the community held on October 23, 2024; o A postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject property, those who responded to the preliminary circulation, and those who attended the Neighbourhood Meeting; o Notice of the public meeting was published in The Record on December 12, 2025. This report supports the delivery of core services. This application was deemed complete on September 17, 2024. The Applicant can appeal this application for non -decision after January 15, 2025. Staff and the Applicant have been working with Canadian National Railway and the Ministry of Transportation for the past year to address land use compatibility issues, including traffic and noise mitigation. EXECUTIVE SUMMARY: The owner of the subject lands addressed as 808-836 Courtland Avenue East is requesting Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) Applications to facilitate a development concept comprising a mixed-use development, containing 3 high-rise residential towers (22, 27 and 30 storeys; total of 977 dwelling units, consisting of a mix of 1-, 2-, and 3- bedroom units), situated on a shared podium. The podium would contain commercial uses (total of 532.1 square metres). The main purpose of the OPA is to change the land use designations from `Commercial' and `General Industrial Employment' to `Strategic Growth Area C'. The ZBA would change the zoning of the developable portions of the subject property from Arterial Commercial Zone (C-6) and General Industrial Zone (M-2), both with site specific provisions, under Zoning By-law 85-1, to Strategic Growth Area Four Zone (SGA -4) with a Site Specific Provision and a Holding Provision, under Zoning By-law 2019-051. The proposed site specific provision would regulate matters such as building height, number of storeys, floor plate area, physical separation, amenity space, building length, and geothermal energy systems. The proposed Holding Provision would prohibit new sensitive land uses until a Page 10 of 183 Detailed Noise Study has been completed, and implementation measures have been addressed; and a Record of Site Condition (RSC) has been completed. The ZBA would also change the zoning of small portions of the property that are not developable due to the floodplain from Arterial Commercial Zone (C-6) and General Industrial Zone (M-2), both with site specific provisions, under Zoning By-law 85-1, to Natural Conservation Zone (NHC-1) in Zoning By-law 2019-051. Development and Housing Approvals staff recommends that the applications be approved. BACKGROUND: The City of Kitchener has received Official Plan Amendment and Zoning By-law Amendment Applications from 808 Courtland GP Inc. for the subject lands, addressed as 808-836 Courtland Avenue East. The purpose of the applications is to facilitate a development concept comprising a mixed-use development, containing 3 high-rise residential towers (22, 27 and 30 storeys; total of 977 dwelling units, consisting of a mix of 1-, 2-, and 3- bedroom units), situated on a shared podium. The podium would contain commercial uses (total of 532.1 square metres). Various amenities and shared common areas would be provided throughout the development. Most of the parking would be located within a parking structure, though a small surface parking lot is proposed. A total of 509 parking spaces are proposed. Bicycle parking would be provided in accordance with the requested zoning (e.g.,1 Class A stall per dwelling unit). The portion of the subject property addressed as 808 Courtland Avenue East is currently designated Commercial in the City's 2014 Official Plan, while the portion of the subject property addressed as 836 Courtland Avenue East is currently designated `General Industrial Employment' and in the same Official Plan. A small strip of land along the northwest side of the subject property and along Courtland Avenue is designated `Natural Heritage Conservation'. Site Context The subject property is located on the northeast side of Courtland Avenue East, immediately southeast of the on-ramp to Highway 7/8. The subject property has an approximate lot area of 1.3 hectares (3.21 acres), and a frontage of approximately 114 metres on Courtland Avenue East. The subject property contains three buildings: • 1 one -storey, multi -tenant commercial building, • 1 multi -tenant building composed of 3 attached Quonset huts, and • 1 portable building containing a take-out restaurant. The surrounding lands contain a wide range of land uses, of various heights and densities. The lands immediately to the northwest are owned by the Ministry of Transportation and are used for Highway 7/8 on and off ramps. The property backs onto two apartment buildings that have frontage on Vanier Drive (37 Vanier Drive: 12 -storeys; and 49 Vanier Drive: 9 -storeys). The lands on the opposite side of Courtland Avenue East are zoned for industrial use and are used for manufacturing and Natural Heritage Conservation purposes. The property to the south is owned by Zevest Development Corporation and is occupied with the SleepEzzz mattress store. Page 11 of 183 ti M E Figure 1 - Map showing the location of the Subject Area, 808-836 Courtland Ave E. REPORT: The applicant is proposing to redevelop the subject lands with a mixed-use development containing 3 high-rise residential towers (22, 27 and 30 storeys), situated on a shared 6 - storey podium. A total of 977 dwelling units are proposed, consisting of a mix of 1-, 2-, and 3- bedroom units. The ground floor of the podium would contain a total of 532.1 square metres off commercial use. Various amenities and shared common areas would be provided throughout the development, including: • 6th Storey outdoor terraces: 2,242.7 square metres; • Indoor amenity spaces: 1,045.5 square metres; • Courtland Avenue patio: 145.3 square metres; • Total of 3,433.5 square metres of amenity space or 3.5 square metres per dwelling unit. Most of the proposed 509 parking spaces would be included within the podium parking structure, which would be wrapped with active use along Courtland Avenue, as well as within one level of underground parking. A small surface parking lot is also proposed (11 parking spaces). Bicycle parking would be provided in accordance with the requested SGA -4 zoning category (e.g., 1 Class A stall per dwelling unit). Access would be achieved via a single driveway leading to Courtland Avenue East, which would be shared with the neighbouring property (844 Courtland Ave E) and located as far as possible from the Highway 7/8 on-ramp. Page 12 of 183 Figure 2 — Aerial photo showing the Subject Property outlined in red and surrounding context. Figure 3 — Conceptual Rendering showing the proposed development from the intersection of Overland Drive at Courtland Avenue East, looking East. Page 13 of 183 Figure 4 — Conceptual Rendering showing the proposed development from Courtland Avenue East, looking North. Figure 5 — Conceptual Rendering showing the proposed development from Courtland Avenue East, looking North, from above. Page 14 of 183 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: 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 Policy Statement, 2024 and to ensure Provincial policy is adhered to. Provincial Planning 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 Page 15 of 183 Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and support 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. Development and Housing Approvals (DHA) staff advises that the requested amendments will facilitate the intensification of the subject property with a high-density, mixed-use development that is compatible with the surrounding community, is transit -supportive, and will make use of existing infrastructure. No new public roads would be required for the proposed development and Engineering Services staff has confirmed there is capacity in the sanitary sewer to facilitate intensification with the proposed development concept. DHA staff is of the opinion that the requested amendments are consistent with the PPS 2024. Regional Official Plan (ROP): The Region of Waterloo is an upper -tier municipality without planning responsibilities. The More Homes Built Faster Act, 2022, amended the Planning Act by transferring planning responsibilities from upper -tier governments across the Province, including the Region of Waterloo to local municipalities. The Region is responsible for commenting on the infrastructure and service delivery that the Region of Waterloo delivers to the community, such as public health and paramedic services, affordable housing, source water protection, water and wastewater infrastructure, transit and transportation, waste management, and the Region of Waterloo International Airport. As a result, the Region no longer has an Official Plan (ROP) as it is now an Official Plan for area municipalities who are responsible for implementation of the ROP until it is repealed through a future Area Municipal planning exercise. The subject property is located in the Urban Area, Delineated Built -Up Area, and Block Line Major Transit Station Area (MTSA) 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. Section 2.D.2 of Regional Official Plan Amendment 6 (ROPA 6) establishes policies for development within Major Transit Station Areas (MTSAs). The policies within this section support the provision of increased mixed-use densities that are transit supportive. The Page 16 of 183 minimum density target established for the Block Line MTSA is 80 people and jobs/hectare. The proposed development conforms the ROP, since the proposed development helps to achieve the planned intensification target. Moreover, the proposed built form provides a mix of unit types and is appropriately located along a corridor in which growth can be located close to transit and active transportation services and infrastructure. In addition, Chapter 3 of ROPA 6 establishes policies for housing in the region. The proposed development meets the intent of these policies. Furthermore, Region staff has advised that they have no objection to approval of the OPA and ZBA Applications, provided: • A Holding Provision is applied to the property, requiring completion of a detailed Noise Study to confirm recommendations associated with Regional road noise sources prior to Site Plan Approval; and • The amending by-law includes a geothermal prohibition. DHA staff advises that the requested detailed Noise Study and geothermal prohibition have been incorporated into the holding provision and site specific provision, included in the recommended Zoning By-law Amendment. In addition, Region staff has advised that they have reviewed the Transportation Impact Study submitted in support of the applications and accepts it. DHA staff is of the opinion that the requested amendments conform to the Regional Official Plan. City of Kitchener Official Plan and Requested Official Plan Amendment: The City of Kitchener Official Plan (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 OP establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built Up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre (Downtown), Protected Major Transit Station Areas, City Nodes, Community Nodes, and Urban Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject property is located within the Block Line Protected Major Transit Station Area (PMTSA), as outlined on Map 2 — Urban Structure and Map 4 - Protected Major Transit Station Areas and Urban Growth Centre of the City's Official Plan. The subject property is Page 17 of 183 located 660 metres from the station stop. Per Policy 3.C.2.17, the planned function of PMTSAs, in order to support transit and rapid transit, is to: a) provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels; b) provide connectivity of various modes of transportation to the transit system; c) achieve a mix of residential, office (including major office), institutional (including major institutional) and commercial development (including retail commercial centres), wherever appropriate; and, d) have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policy 3.C.2.18h) states that the Block Line Station Protected Major Transit Station Area shall be planned to achieve a minimum density of 80 residents and jobs per hectare. The subject proposal will assist the City in achieving the above noted density target. It is estimated that based on the proposed 977 dwelling units, a total of 532.1 square metres of commercial space, and a net site area of 1.3 hectares, would result in approximately 1,750 residents and 19 jobs. According to Planning and Housing Policy Division staff, this would increase the density of the Block Line PMTSA from approximately 51 residents and jobs per hectare to 66 residents and jobs per hectare. This increased density would assist in supporting rapid transit and local transit within this PMTSA. The City of Kitchener is growing, and much of this growth is occurring in the areas around the ION LRT system. Policy 3.C.2.19 states, that: The City, in collaboration with the Region and in accordance with the Regional Official Plan, will prepare Station Area Plans for each Protected Major Transit Station Area... Each Station Area Plan will provide direction on how Protected Major Transit Station Areas are to be planned, designed, developed and phased -in over time. In this regard, on March 18, 2024, City Council approved the first phase of Station Area Planning for PMTSAs, known as Growing Together West. This included Official Plan Amendments and Zoning By-law amendments to introduce new Strategic Growth Area land uses and zones and apply them within seven of Kitchener's ten Protected Major Transit Station Areas (PMTSAs). However, the first phase of the study excluded the Block Line, Fairway, and Sportsworld MTSA (the subject property is located within the Block Line PMTSA). The final phase of Station Area Planning, named Growing Together East (GTE), will update the planning framework for these three remaining PMTSAs. GTE was approved by Council in May 2025. The Official Plan Amendment associated with GTE has been approved by the Ministry of Municipal Affairs and Housing and is currently in -effect. However, the associated Zoning By-law Amendment was appealed to the Ontario Land Tribunal by a private developer and continues to be under appeal at the date of this report. The subject property was excluded from GTE since the privately- initiated OPA and ZBA Applications had already been submitted and were under review. The PMTSA policies of the Official Plan continue with Policy 3.C.2.22, which states, Page 18 of 183 "...a) in areas that are intended to be the focus for intensification, development applications will support the planned function of Protected Major Transit Station Areas and have regard for the following: i) the Regional Official Plan and the Transit -Oriented Development Policies included in Section 13.C.3; ii) new non -transit -supportive uses such as low density uses and/or auto -oriented uses will be discouraged; iii) appropriate pedestrian and public transit facilities may be required with all major development or redevelopment proposals; iv) vehicular access points will be controlled to minimize disruption to traffic flow and new development may be required to share common driveways and provide for maneuverability between sites..." In this regard, DHA staff is of the opinion that the requested applications would facilitate a mixed-use, Transit -Oriented Development with a high-density, compact urban form, that is directly connected to the Regional transit system (e.g., ION, GRT Route 6), with frontage on a street that benefits from a multi -use trail and sidewalk. Grand River Transit (GRT) notes that at the future Site Plan Application stage, the applicant will be required to relocate the nearby Route 6 transit stop adjacent to the subject property and pay for upgrades to the shelter (it is anticipated that the transit stop will be located adjacent to the lobby entrance for the tower closest to Courtland Avenue East). Moreover, the proposed development would maintain the existing shared driveway with the property to the southeast (844 Courtland Ave E), which will minimize disruption to traffic flow. As detailed in the Land Use Designation section, below, the applications request to convert the portion of the subject property that is designated for industrial uses (the portion of the subject property that is addressed as 836 Courtland Avenue East) from `General Industrial Employment' to `Strategic Growth Area C'. Per PMTSA Policy 3.C.2.21., "Development applications proposing the conversion of .... lands designated for industrial uses, to ... non -employment uses in Protected Major Transit Station Areas may be considered in advance of the implementation of approved Station Area Plans, subject to the completion of a comprehensive review and provided any proposal is in accordance with the Regional Official Plan and the Transit -Oriented Development Policies in Section 13.C.3." In this regard, the Regional Official Plan Amendment 6 (ROPA 6) has acted as the prescribed comprehensive review. ROPA 6 determined that the subject property is part of a PMTSA, rather than an `Employment Area' (see Figure 6). Furthermore, DHA staff is satisfied that regard has been had to the Transit -Oriented Development Policies in Section 13.C.3 of the City's Official Plan (for more information, see Transportation Policies section, below). Based on the above, DHA staff is of the opinion that the requested amendments conform to the City's PMTSA policies. Land Use Desianation: As noted above, the subject property was excluded from GTE, since the subject, OPA and ZBA Applications had already been submitted. However, through GTE, the property located immediately southeast of the subject property (i.e., 844 Courtland Avenue East) Page 19 of 183 was redesignated to `Strategic Growth Area C', and SGA -4 zoning was approved by Council, along with a holding provision which limits building height to 120.0 metres. This designation and zoning category permit the greatest opportunity for growth and development of all the SGA designations and zones. The lands immediately to the northeast (fronting onto Vanier Drive) were redesignated to `Strategic Growth Area B' and rezoned to SGA -3, which permit a maximum building height of 28 storeys. The owner is requesting to change the land use designation of only those portions of the subject property that are designated 'Commercial' (approximately the northwestern half of the subject property) and `General Industrial Employment' (approximately the southeastern half of the subject property) to `Strategic Growth Area C' (i.e., only those developable portions of the subject property). Those small portions of the subject property that are designated `Natural Heritage Conservation', which are consistent with the floodplain of Schneider Creek, would not be changed (see Figure 8). It should be mentioned that notification of the subject OPA to City departments, agencies, and the community originally stated the requested change was to the High Rise Residential land use designation with a Site Specific Policy Area to permit a maximum Floor Space Ratio of 7.0. However, through the review period, the option to apply the recently created `Strategic Growth Area C' land use designation became available (through resolution of the appeal regarding Growing Together West), which represents the most appropriate designation for this context within a PMTSA. There are several Commercial land use designation policies that relate to the requested OPA, such as: 15.D.5.15. Lands designated as Commercial are intended to provide for a range of retail and service commercial uses that cater primarily to the weekly and daily needs of residents within the surrounding neighbourhoods. and 15.D.5.17. In addition to Policy 15.D.5.16, the permitted uses on lands designated Commercial and identified as a Protected Major Transit Station Area, City Node, Community Node or Urban Corridor on Map 2:... b) may include dwelling units, where appropriate, provided that they are located in the same building as compatible commercial uses and are not located on the ground floor to a maximum Floor Space Ratio of 2.0. The requested OPA to change the land use designation to `Strategic Growth Area C' would facilitate a development concept that includes 532.1 m2 (5,727.5 sq.ft) of non- residential (e.g., commercial) space on the ground floor of Tower B (tower closest to Courtland Avenue East — see Figure 7). Considering the above, DHA staff is not concerned about the change in land use from `Commercial' to `Strategic Growth Area C'. Moreover, there are several industrial employment areas policies that relate to the requested OPA, such as: Page 20 of 183 15.D.6.5. A conversion of an industrial employment area to a non -employment use, which includes any use not otherwise permitted in the industrial employment area designations of this Plan, may only be permitted through a municipal comprehensive review where it has been demonstrated that... and 15.D.6.6. For the purposes of Policy 15.D.6.5: a) residential, institutional, non -ancillary commercial, non -ancillary retail and major retail will be considered a non -employment use and any conversion to such uses use will require a municipal comprehensive review... Regarding the above policies, it must be noted that the requested change in land use is not a conversion of an employment area, for the following reasons: • The PPS defines employment area as - Employment Area: means those areas designated in an official plan for clusters of business and economic activities including manufacturing, research and development in connection with manufacturing, warehousing, goods movement, associated retail and office, and ancillary facilities. An employment area also includes areas of land described by subsection 1(1.1) of the Planning Act. Uses that are excluded from employment areas are institutional and commercial, including retail and office not associated with the primary employment use listed above. Importantly, this definition speaks to "areas that are designated in an Official Plan for cluster of business and economic activities...". • The City's Official Plan includes Map 2 - Urban Structure which identifies "Industrial Employment Areas". Official Plan Policy 5.C.1.3 states, "Industrial Employment areas are identified on Map 2 and designated on Map 3...". Further, Official Plan policy 5.C.1.4 states, "Lands designated for Industrial Employment are critical to the local economy, and are anticipated to accommodate a significant share of employment growth to 2031 and beyond..." • Map 2 of the City's Official Plan does not show any lands within the Protected Major Transit Station Areas as "Industrial Employment Areas". This is because of the City's Comprehensive Review of Employment Lands Study (2010) (CREL) which concluded that employment parcels in the Urban Growth Centre and Major Transit Station Areas (MTSAs) were identified and excluded from the employment lands inventory since they were lands that could help achieve density targets and objectives of MTSAs, identified in Provincial and Regional policy. • Further, CREL was used to inform the Region's employment study, which informed updates to the Region's Official Plan (ROP) (now Kitchener's Official Plan as of January 1, 2025, in accordance with the transition of Regional planning responsibilities to area municipalities), through Regional Official Plan Amendment 6 (ROPA 6). Map 3 — Employment Areas of the ROP continues to not include any lands within Kitchener's PMTSAs as employment areas, nor were any of these lands included as lands needed to accommodate employment forecasts to 2051. • A municipal comprehensive review (MCR) was completed by the Regional Municipality of Waterloo in 2022 via Regional Official Plan Amendment 6 (ROPA 6), Page 21 of 183 which identified the subject lands as a Major Transit Station Area (MTSA) (see Figure 6, below). Accordingly, a further MCR is not required. DHA staff is of the opinion that the portion of the subject property that is proposed to redesignated from `General Industrial Employment' to `Strategic Growth Area C' land use designations is not employment areas per the PPS and Planning Act. Accordingly, PPS policy 2.8.2.5, which permits planning authorities to remove lands from employment areas (subject to criteria) does not apply. The land use change requested through the subject OPA aligns with the City's Official Plan, Regional Official Plan, and PPS policies related to PMTSAs, including the ability to achieve minimum density targets. Figure 6 — Excerpt of Block Line Station - Figure 7c of ROPA 6, showing that the subject lands (outlined inare included within the Block Line Station MTSA. The applicant is requesting to change the land use designation of the subject property to `Strategic Growth Area (SGA) C'. There are several SGA policies that relate to the requested OPA, such as: Strategic Growth Area Policies: 15.D.2.3. The Urban Growth Centre (Downtown) and Protected Major Transit Station Areas will be planned: a) As a focal area for public gatherings, institutions and services, as well as commercial recreational, cultural and entertainment uses; b) To accommodate and support major transit infrastructure; c) To serve as a high density major employment location that will attract provincially, nationally and Page 22 of 183 internationally significant employment uses; d) To accommodate a significant share of the city's population and employment growth; and, e) To provide services and amenities to attract population growth. 15.D.2.5. 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) 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) 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. 15.D.2.6. The implementing zoning may regulate matters related to built form including, but not limited to, building length, floor plate area, on-site separation between buildings, and off-site separation between buildings. 15.D.2.7. Large scale developments will be expected to provide appropriate landscaping in accordance with the City's Urban Design Manual through the Site Plan Control process. General Uses: 15.D.2.15. The City recognizes that new sensitive uses will be introduced through development and redevelopment within areas historically designated for industrial employment. The City anticipates the eventual relocation of existing industrial uses. In the interim, new sensitive uses should prioritize sensitivity to existing industrial uses, acknowledging their unique operational requirements. Emphasizing land use compatibility, development applications for new sensitive uses should proactively engage with industrial stakeholders to address potential conflicts and implement measures that enable coexistence until a full land use transition is realized. Transportation: 15.D.2.26. The Urban Growth Centre (Downtown) and Protected Major Transit Station Areas will be part of an integrated provincial, regional and city transportation system while at the same time provide a transit -oriented, pedestrian -friendly and walkable environment. 15.D.2.28. Where new parking spaces are proposed to be developed in combination with all new development or redevelopment, the City will: a) Consider parking space reductions where warranted where such new development or redevelopment will enhance and contribute to the planned function of the Urban Growth Centre (Downtown); b) Encourage owners/applicants to utilize Transportation Demand Management (TDM) measures; c) Encourage owners/applicants to provide cash -in -lieu of required parking; d) Encourage parking structures that are integrated with other uses as the desired form of parking; e) Encourage required off-street parking to be located away from and/or screened Page 23 of 183 from the view of the public realm; and, f) Discourage the creation of new surface parking lots and commercial parking facilities. Urban Design: 15.D.2.32. A high quality of urban design will be expected of the buildings, building elevations, building massing, storefronts, store signs, patios, streetscapes and public spaces to enhance street life and create local pride and interest as well as tourism interest. The City will encourage innovation and architectural excellence in urban development. Strategic Growth Area C: 15.D.2.66. Permitted uses may include those permitted in the Strategic Growth Area B land use designation. 15.D.2.61. The Strategic Growth Area B land use designation will accommodate a range of medium and high density residential housing types including those permitted in the Medium Rise Residential and High Rise Residential land use designations. 15.D.2.62. Permitted non-residential uses within the Strategic Growth Area B land use designation may include the following:... a) Compatible commercial uses such as, but not limited to, retail, commercial entertainment, restaurants, financial establishments, hotels, and light repair operations; With respect to the above Strategic Growth Area policies, DHA staff has prepared the following comments: • The proposed development will help implement the City's policy that PMTSAs will be planned to support major transit infrastructure, accommodate a significant share of the city's population growth, and provide services. The proposal would facilitate high density residential housing, including the types permitted in the High Rise Residential land use designation. As noted above, staff estimates that the proposed 977 dwelling units would result in 1,750 residents. Additionally, the proposed 532.1 square metres of compatible commercial space would provide services to help attract population growth and would result in approximately 19 jobs. • The proposal, which includes a Site Specific Provision: o Would support the planned function of the Block Line PMTSA, since it accommodates significant growth through development and supports existing and planned transit rapid transit, achieves a mix of residential and commercial development, and fosters a streetscape and built form that is pedestrian -friendly, and transit -oriented; o Is on a lot that is well-suited for the proposed uses and built form, and which is the result of consolidation of two parcels of land, the specific purpose of which is to facilitate comprehensive redevelopment; o Has been thoroughly reviewed by Urban Design staff against the Urban Design Manual (UDM) and Urban Design policies of the Official Plan, including the at -grade interface with Courtland Avenue. Page 24 of 183 • The requested zoning appropriately modifies certain design -related provisions of the SGA -4 Zone to address site-specific factors and the proposed development concept. Suitable landscaped and amenity areas have been provided to the satisfaction of DHA staff. As noted above, the requested OPA and ZBA Applications, including the development concept, were received and circulated prior to the SGA designations and zones being incorporated into the Official Plan and Zoning By-law; • The Road/Rail Traffic and Stationary Noise Impact Study submitted in support of the subject applications has been thoroughly reviewed by the City, Region, and CN Rail to ensure land use compatibility between proposed sensitive land uses (e.g., residential uses) and nearby industrial / employment uses. Holding Provisions have been incorporated into the ZBA to ensure that a Detailed Stationary and Transportation (including rail) Noise Study has been completed, and implementation measures have been satisfactorily addressed. Nearby industrial operations were circulated on the subject applications, from whom no concerns were received. • In accordance with the City's Zoning By-law and the Planning Act, minimum parking for motor vehicles is not required within PMTSAs such as this case. Notwithstanding, all parking that is proposed will be screened from the view of the public realm, behind active uses or located underground within a parking garage. Moreover, as part of the Growing Together East project, OPA No. 62 was approved by the province on November 19, 2025 and is now in effect. Through this OPA, Policy 15.D.12.81 was added to the Official Plan which applies to the Block Line, Fairway, and Sportsworld PMTSAs, including the subject property (though the regular land use policies do not apply to the subject property). In the context of the subject property and proposed development, this policy would ensure that the development protects for existing and planned transit system infrastructure and transit vehicle movement and routing. In this regard, the Region has thoroughly reviewed the proposed development as it relates transit and is satisfied. The policy would also require that development applications demonstrate through a Transportation Demand Management (TDM) Strategy, that the proposal incorporates: • Measures to increase active transportation and transit use and reduce single occupancy vehicle use; • Multi -modal transportation assessments and site -related traffic mitigation measures to demonstrate sufficient and safe transportation infrastructure to service the proposed development; • A range of parking management strategies that minimize the need for auto parking supply and that prioritize facilities and TDM programs; and • Phasing of TDM measures to support development. In this regard, the applicant submitted a TDM Letter in support of the proposed development. This letter speaks about a range of TDM measures that will be incorporated into the proposed development (e.g., unbundled parking and bicycle parking, connections to municipal pedestrian facilities). While the policy speaks to more criteria than the letter that was submitted, it must be noted that the subject applications were submitted long before the policy came into effect and Transportation Services is supportive. The Page 25 of 183 requested Official Plan Amendment incorporates an exemption from the specific requirements of the above noted policy. The Planning Justification Report states that "the proposed development is intended to be constructed in one phase." However, if at the Site Plan stage, the development is revised to be phased, a phasing plan would be required to be submitted as part of a complete application, as part of the policy. The new policy also requires that, where a redevelopment proposes to reduce the existing non-residential gross floor area on a lot, a Retail Impact Study that addresses that future on-site and local populations will be adequately served, is required as part of a complete application. In this case, the proposed development incorporates 532.1 square metres of non-residential use in the base of the building. While this demonstrates a reduction in the amount of non-residential use that currently exists on the site (approximately 2,250 square metres), it must be reiterated that subject applications were submitted long before the policy came into effect. The requested Official Plan Amendment incorporates an exemption from the requirement to provide a Retail Impact Study. Based on the above, DHA staff is of the opinion that the proposed redevelopment conforms to the City's Strategic Growth Area land use policies. — _ �EN��<)NC (1L K ItEII�!M f pIL N 1Yl YSEl1 M NF AIIJIOJIv VJr'Jl ,'�'—`m.;— 1 Y/vJ f,IJh.SCr IMAM HEIC.I{1' 1{M) , . M2 TOWER �u pe7E� TOWER A 27 STOREY eaa f.Omur[n<uD Io TOW 22 STOREY r� l ..-.y—eA rrl u.w;8 �. EXISTING 1 STORE`( ry BIJU DING /Q�'. U Cj 1 I ! w�: C — y, --------------- r-. -------POWER R7 305TOREY � L%fl4 a � J s R p ! �. �l'I / NAfh(LIRJMII'y� y iiI . l e , x C©URTLANC7 AVENUE EAST Figure 7 — Aerial Site Plan showing the Proposed Development Concept Page 26 of 183 Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development satisfies these policies. To address these policies, an Urban Design Brief was submitted and has been reviewed by City staff. The Urban Design Brief is acceptable and outlines the vision and principles guiding the site design and informs the requested zoning regulations. Streetscape: The setback from Courtland Avenue East works with the grades and allows for a generous streetscape realm. A walkway lines the building edge linking to the three pedestrian connections to the Courtland Avenue sidewalk. Trees and plantings are accommodated in the front yard. The 6 -storey building base height provides a human -scale streetscape relationship. The tower closest to Courtland Avenue provides an oblique -angled projection past the podium base, which will contribute positively to the streetscape. The ground floor design provides for a fully active and animated edge to the public streetscape of Courtland Avenue East. Along the streetscape, a regular spacing pattern of entrances is set by three individual commercial unit entrances, the residential lobby entrance, and residential amenity rooms. A single, shared driveway access to the street serves the proposed development, minimizing the number of interruptions of the public streetscape. Skyline: The proposed design's angular three -tower configuration has a dual purpose of providing visual interest to the building form and tower skyline as well as strategic placement of tower mass to maximize separation between tower footprints. The design also provides a distinguished skyline addition through differing tower heights, angled floorplates, and alternative building elevations. Safety: Urban Design staff will address implementation of Crime Prevention through Environmental Design (CPTED) principles through the future Site Plan Application review, and Fire Services will ensure that the site meets the Emergency Services Policy. The Urban Design Brief notes that the proposed design "Provides for `eyes on the street' and implements other CPTED measures through the podium massing and fenestration." Universal Design: The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. The building entrance on Courtland Avenue is designed to be barrier -free with a ramp. Barrier -free parking is provided within all levels of underground and above -grade parking levels. Shade: The proposed design includes a covered canopy near the front entrance to the podium, facing Courtland Avenue East. Also, the amenity terraces at the 7t" storey include various shade structures, for example, a pergola, covered lounge, and covered BBQ station. Page 27 of 183 Site Design, Building Design, Massing and Scale: The subject proposal is designed to facilitate development that enhances the site, future, and the streetscape. Through the future Site Plan Application process, many design - related matters will be reviewed and addressed, such as: • improving the quality of development from the public ream, adjacent properties, and on-site; ensuring safe, comfortable and functional on and off site circulation for all modes of transportation; and ensuring that site servicing components are functional, attractive and appropriately screened from view from the public realm. Also, the proposed design enhances pedestrian and cycling usability, respects human scale, fosters a streetscape that is accessible, safe, has a functional relationship to the street, and represents an attractive and compatible building form. Design in Protected Major Transit Station Areas: Policy 11.C.1.36 states that development will require a high standard of urban design in Protected Major Transit Station Areas and will require a site-specific urban design brief to demonstrate how the development application exemplifies high quality urban design and will contribute to the public realm and placemaking in the station area and around the station stop. In this regard, the applicant has submitted an Urban Design Brief (see Attachment `C') that has been reviewed and accepted by the assigned City Planner, Urban Designer, and Parks Planning and Development Project Manager. DHA staff recommends that the Urban Design Brief be endorsed by Council and that staff be directed to implement the Urban Design Brief through future Site Plan Approval process (disregarding any references to the previously requested High Rise Residential designation and zoning), and at the discretion of the City's Director of Development & Housing Approvals, significant changes to the Urban Design Brief will be to the satisfaction of Council. Shadow Impact Analysis: In support of the subject applications, the applicant has completed a Shadow Impact Analysis as part of the Urban Design Brief. Urban Design staff has reviewed the Analysis and advises that it is acceptable, since it confirms that the proposal maintains access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. Due to the low sun angle in December, the shadows cast by buildings are at their longest, which makes it difficult for any new development especially high-rise buildings to meet the target. Tower Design: Size and Proportion: The three proposed towers are best characterized as point towers, each having a tower footprint of 915 square metres. None of the towers have balconies, which slims the building mass, while the angled configuration of the tower footprints lessens the perception of mass from various vantage points. The tower articulation and "cut-outs" on certain Page 28 of 183 levels, plus other architectural elements, combine to further visually reduce the tower masses. Placement: The three towers are purposely arranged on the site in a triangular pattern, with obliquely angled floorplates to optimize the Physical Separation, as regulated though the SGA -4 Zone. To distinguish the skyline and view of the development, the angled tower floor plates are flipped in orientation between each tower. The tower designs share many of the same features, but the flipped orientations create different perspectives and variation. Tower B is proposed to have an oblique -angled projection past the podium base, which creates a unique architectural expression along the streetscape, together with varied materiality and fenestration patterns. Relative Height: The three towers have varied building heights, which will create a desirable built form and skyline: • Tower A, at the north end of the site, abutting the Highway 7/8 ramp is 27 storeys; • Tower B, directly abutting Courtland Avenue East, is 30 Storeys; and Tower C, at the south end of the site, is 22 storeys. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. On Map 11 of the City's Official Plan, Courtland Avenue East is identified as a "Regional Road", along with a "Primary Multi -Use Pathway/Connection (Type 1)". The proposed development has sufficient access to active -transportation networks, noting that the Trans- Canada Trail, which is a Multi -Use Trail along this section, is located directly opposite the subject property, on the southwest side of Courtland Avenue East. A municipal sidewalk is located directly in front of the subject property, on the northeast side of Courtland Avenue. The subject property is very well connected to the public transportation system, being located within 660 metres of the Block Line ION station stop, which provides region -wide access and connectivity. Also, the property is located directly on GRT Local Route 6 (Bridge -Courtland), and within walking distance to Xpress Route 201, and Local Routes 22 (Laurentian West) and 33 (Huron). The proposal will support the City's integrated transportation system and represents pedestrian -friendly and transit -oriented development. Within PMTSAs such as this, no minimum parking for motor vehicles is required and the applicant is not requesting any parking relief through the subject applications. However, the applicant is choosing to provide a total of 509 parking spaces. It should be noted that if, for example, the subject property was not located within a PMTSA and was zoned High Rise Residential (RES -7), a total of 1,091 spaces would be required for the residential and Page 29 of 183 commercial uses combined, which represents approximately double the parking that is provided. Visitor, barrier -free, and electric -vehicle -ready parking must still be provided as a percentage of the parking provided, in accordance with the Zoning By-law. As noted above, all parking that is proposed will be screened from the view of the public realm, behind active uses or located underground within a parking garage. Also, the proposed development would maintain the existing shared driveway with the property to the southeast (844 Courtland Ave E), to minimize disruption to traffic flow. With respect to Transportation Demand Management strategies, the applicant has expressed a willingness to provide unbundled parking, which the City strongly encourages for new developments. Also, Class A bicycle parking will be provided at a rate of 1 stall per dwelling unit. At least 6 Class B bicycle parking stalls will be provided. Direct and barrier -free walkway connections between the municipal sidewalk and the proposed development, and other pedestrian and cycling facilities, will be planned through the future Site Plan Application. Official Plan Conclusions: The OPA Application requests that the land use designation of subject property be changed from `Commercial' and `General Industrial Employment' to `Strategic Growth Area C' and to exempt the proposal from subsections d) and j) of Policy 15.D.12.81. Based on the above -noted policies and planning analysis, DHA staff is of the opinion that the requested OPA represents good planning and recommends that it be approved in the form shown in Attachment `A'. In addition, within the Kitchener 2051 Draft Official Plan, the subject property continues to be located within the Built Up Area, a Strategic Growth Area, and within a Protected Major Transit Station Area. Within Strategic Growth Areas, Protected Major Transit Station Areas will be the primary focus for intensification. Primary land uses within PMTSAs include Mixed Use A, Mixed Use B, and Mixed Use C, which are the equivalent to the existing Strategic Growth Area A, B, and C land use designations. The application of a Strategic Growth Area C land use designation to portions of the subject lands meets the general intent of the draft Official Plan. Zoning By-law and Requested Zoning By-law Amendment: The subject property is currently split -zoned: • The portion of the property containing the building addressed as 808 Courtland Avenue East is zoned under By-law 85-1 as Arterial Commercial Zone (C-6), with Special Regulation Provisions 1 R and 73R, and Special Use Provision 76U; • The portion of the property containing the building addressed as 836 Courtland Avenue East is zoned under By-law 85-1 as General Industrial Zone (M-2), with Special Regulation Provision 29R. The current commercial and industrial zoning are out -of -synch with the current PMTSA Urban Structure of the Official Plan and ought to be updated to be consistent. Page 30 of 183 As aforementioned, the subject property was excluded from the Growing Together East Study since the subject OPA and ZBA Applications had already been submitted and were under review. The applicant has requested a ZBA to change the zoning of the developable portions of the subject property to Strategic Growth Area Four Zone (SGA -4) with Site Specific Provision (439) and Holding Provision (115H), under By-law 2019-051. It should be mentioned that the notification of this ZBA to City departments, agencies, and the community originally stated the requested change was to High Rise Residential (Zone) with site specific provisions. However, through the review period, the option to apply the recently created `SGA' zones became available, which represents the most appropriate zoning for this context, considering location of the subject property within a PMTSA. DHA staff notes that Council approved the `SGA -4' Zone for the abutting property addressed as 844 Courtland Avenue East through the Growing Together East Study. Natural continuation of the SGA -4 Zone north to the surject property represents partial justification for the subject ZBA. In addition, the ZBA requests to change the zoning of the portions of the property that are not developable due to the floodplain of the nearby Scheider Creek, as identified by the GRCA from Arterial Commercial Zone (C-6) with site specific zoning provisions and General Industrial Zone (M-2) with site specific zoning provisions to Natural Conservation Zone (NHC-1). These portions that would be changed are very narrow and include part of the front lot line abutting Courtland Avenue and part of the lot line abutting the Highway 7/8 ramp. This would have the effect of preventing existing natural hazards from being aggravated and/or creating new natural hazards. This aspect of the ZBA is consistent with the current, though much more recent, Official Plan mapping, which already shows this floodplain area designated as `Natural Heritage Conservation'. In this regard, a corresponding OPA is not necessary. Site Specific Provision: The requested Site Specific Provision (439) would establish new development standards for the proposed concept, including maximum building height, maximum number of storeys, maximum floor plate area, minimum physical separation, minimum amenity space, maximum building length, and prohibition on geothermal systems. As noted above, OP Policies 15.D.2.5 and 15.D.2.6 provide guidance / considerations for ZBAs which seek relief from the SGA zones. DHA staff offers the following comments with respect to the requested Site Specific Provision: a) The maximum Building Height shall be 102.6 metres, which, despite Section 4.13, shall be measured to the top of the building including the mechanical penthouse; b) The maximum number of Storeys shall be 30, While the `SGA -4' Zone does not have a maximum building height, the Planning Justification Report, Urban Design Brief, Shadow Impact Assessment, and Wind Assessment submitted with the subject applications support a maximum building height of 102.6 metres and 30 storeys to ensure compatibility with adjacent properties. These Page 31 of 183 requested provisions limit the requirements of the `SGA -4' Zone. It should also be mentioned that the Region would have concerns with allowing a building height that is significantly taller due to airport requirements. c) The maximum Floor Plate Area shall be 930 square metres for the nineteenth (19th) through thirtieth (30th) Storeys; The `SGA -4' Zone sets maximum floor plate areas for various storey ranges for medium and high rise towers. Generally, the smaller floor plate, the less impact on other on- and off-site land uses. For Storeys 19-26, the SGA -4 Zone sets a maximum floor plate area of 1,000 square metres. This requested provision limits the requirement of the SGA -4 Zone by requesting a reduction of the floor plate area to 930 square metres, which ensures narrower point towers. d) The minimum Physical Separation shall be 10.5 metres for the nineteenth (19th) through thirtieth (30th) Storeys; e) Despite d) above, the minimum Physical Separation with respect to the Rear Lot Line shall be 8.0 metres for the thirteenth (13th) through thirtieth (30th) Storeys; The SGA -4 Zone sets minimum Physical Separation requirements for various storey ranges of medium and high rise towers. Physical Separation is defined as, "...the distance from a building's facade to its interior side lot line and rear lot lines. When two or more buildings are on the same lot, the total distance between each pair of facades in any direction is to be calculated as the sum of both individual physical separations." In this regard, the towers comply with all Physical Separation scenarios, except for: • The upper storey range (Storeys 19-30), relative to tower relationships B -A and B -C, where there is a worst case Physical Separation of 10.5 metres, rather than the required minimum 12 metres; and • Storeys 13-30, relative to the rear lot line, where there is a Physical Separation of 8.0 metres, rather than the required minimum 9.0 to 12 metres. DHA staff has no concerns with these minor requests for relief, noting that the existing residential tower developments on the properties to the rear are not likely to redevelop, consequently, development compatibility conflicts are unlikely, and otherwise would be minor in terms of impact. Also, the reduced maximum floor plate for the towers (described above) helps to justify the reduced Physical Separation, since narrower towers provide less overlook impact. f) A minimum of 6.5 m2 of amenity space is required per dwelling unit, g) Further to subsection f), where private amenity space totals less than 3m2 per unit, 3.5m2 of common amenity space is required per dwelling unit. The `SGA -4' Zone requires a minimum of 8 m2 of amenity space per dwelling unit; and where private amenity space total less than 3 m2 per unit, 5 m2 of common amenity space is required per dwelling unit. The subject property was excluded from the Growing Together East Study since the subject applications had already been submitted and were under review. When the applications were submitted, the outdoor amenity spaces for the proposed development concept had already been reviewed against the Urban Design Manual (UDM) and determined to be sufficient, providing approximately 2,400 m2 of Page 32 of 183 outdoor amenity space, whereas the UDM, which previously guided minimum amenity areas, targeted approximately the same minimum area. The UDM guideline did not factor the additional 1,050 m2 of indoor amenity that is proposed. The Urban Design Brief submitted in support of the subject applications provides further direction for the future amenity spaces. Despite the zoning deficiency of the proposed amenity area provided, DHA staff is of the opinion that request for relief is appropriate and recommends that the UDB be endorsed to provide direction for the amenity spaces through the future Site Plan Application review. h) For a building having a maximum height of 12 storeys, the maximum building length shall be 75 metres for the seventh (7th) through twelfth (12th) Storeys; The `SGA -4' Zone allows a maximum building length of 60.0 metres. Building Length is defined as, "the horizontal measurement of any fagade of a building". The applicant is requesting relief to allow 75 metres as a contingency, in case the proposed 3 -tower high- rise development becomes unviable due to market conditions. DHA staff does not have concerns with this limited instance to permit relief, in this context. Staff has added a limitation to ensure that such a provision would only be applied in the case of a building with a maximum height of 12 storeys. i) Geothermal energy systems shall be prohibited. 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. 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. Holding Provision: Moreover, Holding Provision (115H) is recommended by DHA staff to ensure that no new residential or other sensitive land uses are permitted until the following conditions have been fulfilled to the satisfaction of the City and Region: • A Detailed Stationary and Transportation (including rail) Noise Study has been completed, and implementation measures have been addressed; and • A Record of Site Condition (RSC) has been submitted to the Ministry of Conservation and Parks, and the RSC and Ministry Acknowledgement Letter are provided. Inclusionary Zoning: Inclusionary Zoning is a tool that allows the City to require affordable housing to be provided in new developments within PMTSAs. Inclusionary Zoning applies to all lands within PMTSAs, including the subject property within the Block Line PMTSA. According to the schedule in Section 4.3, Table 4-1 (Inclusionary Zoning Set-aside Requirements), the Block Line PMTSA is an "Emerging" Market Area. Currently, within this category, the minimum percentage of Gross Leasable Residential Floor Area to be provided for Page 33 of 183 affordable units is 0 (zero) percent. Table 4-1 further states that "the City intends to amend the Zoning By-law periodically to adjust the rates in this table up to 5% by the year 2031 and according to market conditions as outlined in the Official Plan..." In this regard, while IZ applies, the current set-aside rate is zero and is not expected to change for 2026. If a Building Permit is issued for the proposed redevelopment after 2026, the relevant set- aside rate may apply. Proposed Zoning By-law Amendment Conclusions: DHA staff is of the opinion that the requested ZBA to change the zoning of the: • developable portions of the subject property to Strategic Growth Area Four Zone (SGA -4) with Site Specific Provision (439) and Holding Provision (115H), under By- law 2019-051; and • undevelopable portions of the property to Natural Conservation Zone (NHC-1); represents good planning, as it will facilitate the redevelopment of the lands with a high- density mixed-use development that is compatible with the existing neighbourhood, will contribute to the streetscape, and will appropriately accommodate on-site facilities such as parking and amenity areas. 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 OPA and ZBA Applications was undertaken to all applicable City departments and other review authorities. Issues raised during the review period have been addressed to the satisfaction of City staff. An issue that was ongoing throughout the review period was CN Rail's questions and concerns regarding the Noise Study, which greatly extended the application review time. The subject property is 250 metres from CN Rail facilities, including a rail yard and tracks. Initial CN comments were received on September 26, 2024 and back -and -forth discussions ensued between CN Rail, Jade Acoustics (CN's peer -reviewer), JJ Acoustic Engineering Ltd. (applicant's noise consultant), the applicant, and City DHA staff, until the latest comments from Jade were received on November 17, 2025. To address Jade's latest set of comments, DHA staff has added conditions within the Holding Provision to require specific criteria for the preparation of the Detailed Stationary and Transportation Noise Study, which must be completed to the satisfaction of the City. Also, two sets of comments were received from Six Nations of the Grand River Elected Council (SNGREC) staff. These comments have been forwarded to the applicant for their consideration as part of the future Site Plan Application. Regarding SNGREC's comment requesting inclusion of a standard archaeological warning clause, DHA staff hereby advises the applicant that: If an archaeological find is discovered, work at the site must immediately stop to prevent further damage or disturbance. All work must be stopped, the site secured, and the licensed archaeologist, the City of Kitchener, and the Ministry of Tourism, Culture and Sport must be notified. If human remains are found, all work must stop immediately to preserve the site as an archaeological find. The area must be Page 34 of 183 secured, and the discovery reported to the licensed archaeologist, the City of Kitchener, the Ministry of Tourism, Culture and Sport, the Registrar at the Ministry of Public and Business Service Delivery, and Waterloo Region Police. This warning clause will also be included in a future registered development agreement. Copies of City Department and Agency comments are found in Attachment `E' of this report. The following Reports and Studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: Cover Letter Prepared by: Zehr Development, September 17, 2024 Planning Justification Report Prepared by: MHBC Planning, August 2024 Urban Design Brief Prepared by: Zehr Development, December 2024 (Revised) Architectural Drawings Prepared by: ABA Architects, June 17, 2024 3D Model (SketchUp) Prepared by: ABA Architects Renderings Prepared by: ABA Architects Landscape Concept Prepared by: GSP Group, June 11, 2024 Pedestrian Wind Assessment Prepared by: SLR Consulting, June 12, 2024 Sustainability Statement Prepared by: Zehr Development, June 15, 2024 Functional Servicing and Stormwater Management Report Prepared by: MTE, June 11, 2024 Preliminary Geotechnical Investigation Prepared by: Chung & Vander Doelen, November 27, 2023 Grading and Servicing Plans Prepared by: MTE, June 11, 2024 Page 35 of 183 NAV Canada Letter & Obstacle Information for NAV Canada Assessment Prepared by: NAV Canada, July 19, 2024 Road / Rail and Stationary Noise Impact Study (plus several response documents) Prepared by: JJ Acoustic Engineering Ltd., March 4, 2024, updated May 13, 2025 Risk Management Plan Signed by: 808 Courtland GP Inc. and Regional Municipality of Waterloo, June 7, 2024 Notice of Source Protection Plan Compliance (Section 59 Notice) Signed by: 808 Courtland GP Inc. and Regional Municipality of Waterloo, June 7, 2024 Transportation Demand Management Letter Prepared by: Paradigm Transportation Solutions Limited, August 26, 2024 Transportation Impact Study Prepared by: Paradigm Transportation Solutions Limited, June 2024 Community Input & Staff Responses: 507 households (occupants and property owners) were circulated and notified. 3 people/households provided comments by email or telephone. ���,� A City -led, virtual neighbourhood meeting was held on October 23, 2024 (� 1, and approximately 10 different users logged on. ��� � � pp Y g9 Staff received written responses from 3 residents in response to the circulation of the OPA and ZBA applications. Responses are included in Attachment 'F'. A Neighbourhood Meeting was held on October 23, 2024. A summary of what staff heard from the community, along with City staff responses, are noted below (i.e., Table 3). Page 36 of 183 Table 3 — Community Comments and City Staff Responses What Staff Heard from the Development & Housing Approvals Staff Community Response Concerns Re_ ag rdina Land Use and All lands within the Block Line PMTSA were part of the Growing Together East (GTE) Proximity to ION: o Concern about changing the land Study (the subject lands were excluded only use permissions from currently not because the subject applications had already allowing residential use to allowing been submitted and were under review). GTE 3 high rise residential buildings. was approved by Council in May 2025. o In general, adding more housing is currently, the OPA is in full force and effect, good for the city and community, while the ZBA is under appeal. The property but this is not the area for more located immediately southeast of the subject housing. property is within GTE (i.e., 844 Courtland o Proximity to the ION does not Ave E), has been redesignated to `Strategic necessarily mean the subject Growth Area C', and SGA -4 zoning was property is, overall, a good place Council -approved. This designation and for residents. zoning category represent the greatest opportunity for growth and development of all SGA designations / zones. Had the subject property been included within GTE, the same designation and zoning likely would have been applied. DHA staff is of the opinion that high rise residential uses are beneficial for this area, especially because of the proximity to transit, including the ION. Numerous technical studies have been completed to ensure compatibility of the proposed residential use with adjacent non-residential uses. Concerns Regarding Buildinq Height The proposed 22, 27, and 30 storey towers are by no means proposed to be the tallest and Lot Area: o Concern that the proposed buildings in the Region. There are many development represents the tallest planned and existing developments in buildings in Region. Kitchener alone that propose towers that are o The subject property is not large 30 storeys or greater, and several of these enough to support the proposed are outside of Downtown. development. o Maybe supportive of 2 lower rise DHA staff is of the opinion that the subject buildings. property, which represents a consolidation of 2 large lots, is more than sufficient in area to support the proposed development. It should be noted that the SGA -4 Zone requires a minimum lot width of 30.0 metres and minimum lot area of 1,500 m2, whereas the subject property has a lot width of 114 m and lot area of 13,000 m2. In addition, while Page 37 of 183 Page 38 of 183 reduced Physical Separation is requested through the ZBA, this only applies to the 19th_ 30th storeys, and to Tower A relative to the rear lot line. As outlined in the above analysis, in their context, these reductions are justified. Concerns Regarding Shadow Impact City Urban Design staff has reviewed the Shadow Analysis submitted in support of the subject applications and advises that the on and Views from 37 Vanier Drive (abutting 12 -storey apartment building) and 49 Vanier Drive Shadow Impact Analysis is acceptable, since (abutting 9 -storey apartment it confirms that the proposed development will building): maintain access to at least 5 hours of o Concern that the proposed cumulative direct sunlight to nearby sidewalks development would cause shadow and open spaces. impacts. o Concern that the proposed While the proposed development would development would block current prevent views towards the west from the view of the west side of the city adjacent apartment buildings, protecting and sunrise / sunset. views in this context is not considered a compatibility issue / impact. Urban Design staff notes that ensuring sufficient access to natural light is important and that the towers do not create significant overlook issues. In this case, compact point towers are proposed, which allow shadows to move more quickly and have less impact on sky view compared to large slab towers. Traffic Concerns: A Transportation Impact Study (TIS) was o Currently, peak traffic in area is submitted by the applicant in support of the busy: There are 2 nearby schools, subject applications. The City's Transportation and the area is busy with parents Services staff has reviewed the TIS and dropping off and picking up advises that, while there are some delays at children. Also, the expressway is the intersections near the subject property, backed up from the Fairway cut off these delays are considered minor, based on to Courtland. Adding 1,000 Regional/Provincial guidelines, and primarily dwelling units will exacerbate the occur for a short time — during rush hour. The traffic situation. City and Region are supportive of increasing density in areas that are well served by transit, to discourage the need for vehicle ownership, which helps to reduce vehicle delays caused by new developments. The site is located within walking distance of 2 ION stations (Block Line and Mill), bus routes, and multi -use paths, so residents have many non -automobile options for shopping or getting to work. This is reflected in the reduced trip generation, as outlined in the TIS, noting that not all residents take their car Page 38 of 183 Page 39 of 183 to work during rush hour — some drive, while others work from home, walk, or take transit. It should be noted that Courtland Avenue is under the jurisdiction of the Region of Waterloo. In this regard, Region Corridor Planning staff has reviewed the TIS and advises that it accepts it for the purposes of the OPA and ZBA. The Region also advises that final determination on the access configuration will be made through the Access Permit process as part of the future Site Plan Application. Parking Concerns The Province's recent changes to the o The proposed 500-700 parking Planning Act have eliminated minimum spaces for 1,000 dwelling units parking requirements for all uses within and commercial space are PMTSAs, including the Block Line PMTSA (in insufficient, since households which the subject property is located). While have 2 vehicles. no parking is required, the applicant is choosing to provide a total of 509 parking spaces. To assist in influencing residents and users of the proposed development away from automobile dependence (and, therefore, parking), the applicant is proposing certain Transportation Demand Management (TDM) strategies, including provision of unbundled parking (i.e., parking spaces are purchased / rented separately from dwelling units, so residents know the number of parking spaces they will have before they move in). Also, bicycle parking will be required per the SGA zoning rate (e.g., 1 Class A stall per dwelling unit). It should also be noted that the City permits 3- hour parking on City streets and nearby private properties may prohibit overnight parking. Nearby residents or business operators can call City By-law Enforcement Division if they notice overnight parking on City streets or on their property. Concern Regarding Natural Heritage There are narrow portions of the Schneider Creek floodplain that extend onto the Conservation Lands: o Concern that the existing natural northwest and southwest portions of the heritage areas across from and subject property (see Figure 8, below). These beside the subject property are portions include part of the front lot line not being protected. abutting Courtland Avenue and part of the lot Page 39 of 183 o Concern that the natural areas are line abutting the Highway 7/8 ramp. These proposed to be replaced with portions are also identified as an Ecological traffic and people, garbage and Restoration Area and are designated Natural pollution Heritage Conservation in the City's Official Plan. It should be clarified that, as part of the requested OPA, no change is proposed to the portions that are designated Natural Heritage Conservation in the Official Plan. Moreover, the requested Zoning By-law Amendment would rezone these portions from Arterial Commercial Zone (C-6) and General Industrial Zone (M-2) to Natural Heritage Conservation Zone (NHC-1), which would have the effect of providing greater protection and preventing existing natural hazards from being aggravated and/or creating new natural hazards. For the above reasons, Environmental Planning staff advises that it supports the requested amendments. Construction Timing and Impacts: The applicant advises that the construction o What is the construction timing of timing is not yet known given current market the proposed development? conditions. o Noise impacts from the construction of the proposed DHA staff advises that construction is development would be a major permitted to occur only during construction inconvenience. hours and parameters outlined in City by-laws and Provincial legislation. Page 40 of 183 X 11 Q R. r I'�r „o 111111 14 I �U IMM L �,.�r "+_,7 01.- M, % I LU Portion Of SU bjw t F'rzpert Creed.UI Filan thtl,t alre �u �i i in tt°°, Natural Tit n� ti 7Gonservation and proposed to be zoned Na,tural j L Conservation (R1111111111110 Figure 8 — Diagram showing Portion of the Subject Property within the Floodplain. Planning Conclusions: The final phase of Station Area Planning, Growing Together East (GTE), will update the planning framework for the three remaining PMTSAs, including the Block Line PMTSA). GTE was approved by Council in May 2025. The OPA has been approved by the Minister of Municipal Affairs and Housing, and the ZBA is currently under appeal. The subject property was excluded from GTE since the subject applications had already been submitted and were under review. In fact, before the GT study was fully underway, many aspects of the development concept (e.g., building height, building form, amenity areas) had already been reviewed by staff, under previous authoritative documents and guidelines (e.g., Urban Design Manual). Through GTE, the property located immediately southeast of the subject property (i.e., 844 Courtland Ave E) was redesignated to `Strategic Growth Area C' and SGA -4 zoning (along with a holding provision limiting height to 120.0 metres) were approved by Council. This designation and zoning category represent the greatest opportunity for growth and development of all SGA designations / zones. Had the subject property been included within GTE, the same designation and zoning would have been applied. The benefit of the subject applications is that they customize the permissions to the specific site and area context. The proposed development will help to support the planned function of the Block Line PMTSA by supporting major transit infrastructure, providing a significant amount of housing, and providing a mix of uses. The proposed development will foster a built form that is both pedestrian -friendly and transit -friendly. The subject property is well-suited for the proposed redevelopment, in terms of land uses and built form. Landscaped and amenity areas have been proposed to the satisfaction of DHA staff. Road and rail noise Page 41 of 183 matters and confirmation of the environmental condition of the property have been appropriately addressed though the proposed holding provision. In considering the foregoing, DHA staff supports the requested OPA and ZBA to permit the subject property to be redeveloped as outlined in the above report. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2024), the Regional Official Plan, and the City of Kitchener Official Plan. Moreover, staff is of the opinion that the proposal represents good planning and is in the public interest. In this regard, staff recommends that the OPA and ZBA Applications be approved, as shown in Attachment `A' and Attachment `B' and that the Urban Design Brief be endorsed to provide direction for the future Site Plan Application (see Attachment `C'). 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. Following the initial circulation referenced below, an additional notice of the statutory public meeting was circulated to residents and property owners within 240 metres of the subject lands and those who responded to the preliminary circulation. Notice of the Statutory Public Meeting was posted in The Record on December 12, 2025 (a copy of the notice may be found in Attachment `D'). CONSULT — The requested OPA and ZBA were circulated to residents and property owners within 240 metres of the subject lands on September 25, 2024. In response to the circulation, staff received written responses from 3 residents, which are summarized within this staff report. DHA staff also responded to emails and phone calls from the community. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2024 • Regional Municipality of Waterloo Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 85-1 • City of Kitchener Zoning By-law 2019-051 • City of Kitchener Growing Together Project Page 42 of 183 REVIEWED BY: Tina Malone -Wright — Manager, Development Approvals APPROVED BY: Justin Readman — General Manager, Development Services ATTACHMENTS: Attachment 'A' — Proposed Official Plan Amendment Attachment 'B' — Proposed Zoning By-law Amendment Attachment `C' — Urban Design Brief, dated December 2024 (Revised) Attachment 'D' — Newspaper Notice Attachment 'E' — Department and Agency Comments Attachment `F' — Community Comments Page 43 of 183 Attachment `A' DSD -2025-002 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 808-836 Courtland Avenue East Page 44 of 183 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 808-836 Courtland Avenue East TITLE AND COMPONENTS PURPOSE OF THE AMENDMENT BASIS OF THE AMENDMENT THE AMENDMENT Notice of the Meeting of Planning and Strategic Initiatives Committee of January 5, 2026 Minutes of the Meeting of Planning and Strategic Initiatives Committee — January 5, 2026 Minutes of the Meeting of City Council — January 12, 2026 Page 45 of 183 Attachment `A' DSD -2025-002 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 following, as shown on the attached Schedule `A': a) Map No. 3 — Land Use by changing the land use designation of the portion of the subject lands designated Commercial to Strategic Growth Area C; b) Map No. 3 — Land Use by changing the land use designation of the portion of the subject lands designated General Industrial Employment to Strategic Growth Area C; and c) Part D, Section 15, Policy 15.D.12.81 is amended by adding the following after j) iii): "808-836 Courtland Avenue East k) Policies 15.D.12.81 d) and j), do not apply to the redevelopment proposed through Official Plan Amendment OPA24/011/C/AP and Zoning By-law Amendment ZBA24/023/C/AP, both of which were deemed complete on September 17, 2024, or to any related development applications" to facilitate a high-density, mixed-use development having 977 dwelling units, 532.1 square metres of non-residential use on the ground floor, with a maximum building height of 30 storeys. 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: 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; Page 46 of 183 Attachment `A' DSD -2025-002 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 Policy Statement, 2024 and to ensure Provincial policy is adhered to. Provincial Planning 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 support 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. Development and Housing Approvals (DHA) staff advises that the requested amendments will facilitate the intensification of the subject property with a high-density, mixed-use development that is compatible with the surrounding community, is transit - supportive, and will make use of existing infrastructure. No new public roads would be required for the proposed development and Engineering Services staff has confirmed there is capacity in the sanitary sewer to facilitate intensification with the proposed development concept. DHA staff is of the opinion that the requested amendments are consistent with the PPS 2024. 4 Page 47 of 183 Attachment `A' DSD -2025-002 Regional Official Plan (ROP): The Region of Waterloo is an upper -tier municipality without planning responsibilities. The More Homes Built Faster Act, 2022, amended the Planning Act by transferring planning responsibilities from upper -tier governments across the Province, including the Region of Waterloo to local municipalities. The Region is responsible for commenting on the infrastructure and service delivery that the Region of Waterloo delivers to the community, such as public health and paramedic services, affordable housing, source water protection, water and wastewater infrastructure, transit and transportation, waste management, and the Region of Waterloo International Airport. As a result, the Region no longer has an Official Plan (ROP) as it is now an Official Plan for area municipalities who are responsible for implementation of the ROP until it is repealed through a future Area Municipal planning exercise. The subject property is located in the Urban Area, Delineated Built -Up Area, and Block Line Major Transit Station Area (MTSA) 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. Section 2.D.2 of Regional Official Plan Amendment 6 (ROPA 6) establishes policies for development within Major Transit Station Areas (MTSAs). The policies within this section support the provision of increased mixed-use densities that are transit supportive. The minimum density target established for the Block Line MTSA is 80 people and jobs/hectare. The proposed development conforms the ROP, since the proposed development helps to achieve the planned intensification target. Moreover, the proposed built form provides a mix of unit types and is appropriately located along a corridor in which growth can be located close to transit and active transportation services and infrastructure. In addition, Chapter 3 of ROPA 6 establishes policies for housing in the region. The proposed development meets the intent of these policies. Furthermore, Region staff has advised that they have no objection to approval of the OPA and ZBA Applications, provided: • A Holding Provision is applied to the property, requiring completion of a detailed Noise Study to confirm recommendations associated with Regional road noise sources prior to Site Plan Approval; and Page 48 of 183 Attachment `A' DSD -2025-002 The amending by-law includes a geothermal prohibition. DHA staff advises that the requested detailed Noise Study and geothermal prohibition have been incorporated into the holding provision and site specific provision, included in the recommended Zoning By-law Amendment. In addition, Region staff has advised that they have reviewed the Transportation Impact Study submitted in support of the applications and accepts it. DHA staff is of the opinion that the requested amendments conform to the Regional Official Plan. City of Kitchener Official Plan and Requested Official Plan Amendment: The City of Kitchener Official Plan (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 OP establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built Up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre (Downtown), Protected Major Transit Station Areas, City Nodes, Community Nodes, and Urban Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject property is located within the Block Line Protected Major Transit Station Area (PMTSA), as outlined on Map 2 — Urban Structure and Map 4 - Protected Major Transit Station Areas and Urban Growth Centre of the City's Official Plan. The subject property is located 660 metres from the station stop. Per Policy 3.C.2.17, the planned function of PMTSAs, in order to support transit and rapid transit, is to: a) provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels; b) provide connectivity of various modes of transportation to the transit system; c) achieve a mix of residential, office (including major office), institutional (including major institutional) and commercial development (including retail commercial centres), wherever appropriate; and, d) have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policy 3.C.2.18h) states that the Block Line Station Protected Major Transit Station Area shall be planned to achieve a minimum density of 80 residents and jobs per hectare. Page 49 of 183 Attachment `A' DSD -2025-002 The subject proposal will assist the City in achieving the above noted density target. It is estimated that based on the proposed 977 dwelling units, a total of 532.1 square metres of commercial space, and a net site area of 1.3 hectares, would result in approximately 1,750 residents and 19 jobs. According to Planning and Housing Policy Division staff, this would increase the density of the Block Line PMTSA from approximately 51 residents and jobs per hectare to 66 residents and jobs per hectare. This increased density would assist in supporting rapid transit and local transit within this PMTSA. The City of Kitchener is growing, and much of this growth is occurring in the areas around the ION LRT system. Policy 3.C.2.19 states, that: The City, in collaboration with the Region and in accordance with the Regional Official Plan, will prepare Station Area Plans for each Protected Major Transit Station Area... Each Station Area Plan will provide direction on how Protected Major Transit Station Areas are to be planned, designed, developed and phased -in over time. In this regard, on March 18, 2024, City Council approved the first phase of Station Area Planning for PMTSAs, known as Growing Together West. This included Official Plan Amendments and Zoning By-law amendments to introduce new Strategic Growth Area land uses and zones and apply them within seven of Kitchener's ten Protected Major Transit Station Areas (PMTSAs). However, the first phase of the study excluded the Block Line, Fairway, and Sportsworld MTSA (the subject property is located within the Block Line PMTSA). The final phase of Station Area Planning, named Growing Together East (GTE), will update the planning framework for these three remaining PMTSAs. GTE was approved by Council in May 2025. The Official Plan Amendment associated with GTE has been approved by the Ministry of Municipal Affairs and Housing and is currently in -effect. However, the associated Zoning By-law Amendment was appealed to the Ontario Land Tribunal by a private developer and continues to be under appeal at the date of this report. The subject property was excluded from GTE since the privately- initiated OPA and ZBA Applications had already been submitted and were under review. The PMTSA policies of the Official Plan continue with Policy 3.C.2.22, which states, "...a) in areas that are intended to be the focus for intensification, development applications will support the planned function of Protected Major Transit Station Areas and have regard for the following: i) the Regional Official Plan and the Transit -Oriented Development Policies included in Section 13.C.3; ii) new non -transit -supportive uses such as low density uses and/or auto -oriented uses will be discouraged; iii) appropriate pedestrian and public transit facilities may be required with all major development or redevelopment proposals; iv) vehicular access points will be controlled to minimize disruption to traffic flow and new development may be required to share Page 50 of 183 Attachment `A' DSD -2025-002 common driveways and provide for maneuverability between sites..." In this regard, DHA staff is of the opinion that the requested applications would facilitate a mixed-use, Transit -Oriented Development with a high-density, compact urban form, that is directly connected to the Regional transit system (e.g., ION, GRT Route 6), with frontage on a street that benefits from a multi -use trail and sidewalk. Grand River Transit (GRT) notes that at the future Site Plan Application stage, the applicant will be required to relocate the nearby Route 6 transit stop adjacent to the subject property and pay for upgrades to the shelter (it is anticipated that the transit stop will be located adjacent to the lobby entrance for the tower closest to Courtland Avenue East). Moreover, the proposed development would maintain the existing shared driveway with the property to the southeast (844 Courtland Ave E), which will minimize disruption to traffic flow. As detailed in the Land Use Designation section, below, the applications request to convert the portion of the subject property that is designated for industrial uses (the portion of the subject property that is addressed as 836 Courtland Avenue East) from `General Industrial Employment' to `Strategic Growth Area C'. Per PMTSA Policy 3.C.2.21., "Development applications proposing the conversion of....lands designated for industrial uses, to ... non -employment uses in Protected Major Transit Station Areas may be considered in advance of the implementation of approved Station Area Plans, subject to the completion of a comprehensive review and provided any proposal is in accordance with the Regional Official Plan and the Transit -Oriented Development Policies in Section 13.C.3." In this regard, the Regional Official Plan Amendment 6 (ROPA 6) has acted as the prescribed comprehensive review. ROPA 6 determined that the subject property is part of a PMTSA, rather than an `Employment Area' (see Figure 6). Furthermore, DHA staff is satisfied that regard has been had to the Transit -Oriented Development Policies in Section 13.C.3 of the City's Official Plan (for more information, see Transportation Policies section, below). Based on the above, DHA staff is of the opinion that the requested amendments conform to the City's PMTSA policies. Land Use Designation: As noted above, the subject property was excluded from GTE, since the subject, OPA and ZBA Applications had already been submitted. However, through GTE, the property located immediately southeast of the subject property (i.e., 844 Courtland Avenue East) was redesignated to `Strategic Growth Area C', and SGA -4 zoning was approved by Council, along with a holding provision which limits building height to 120.0 metres. This designation and zoning category permit the greatest opportunity for growth and development of all the SGA designations and zones. The lands immediately to the northeast (fronting onto Vanier Drive) were redesignated to `Strategic Growth Area B' and rezoned to SGA -3, which permit a maximum building height of 28 storeys. The owner is requesting to change the land use designation of only those portions of the subject property that are designated `Commercial' (approximately the northwestern Page 51 of 183 Attachment `A' DSD -2025-002 half of the subject property) and `General Industrial Employment' (approximately the southeastern half of the subject property) to `Strategic Growth Area C' (i.e., only those developable portions of the subject property). Those small portions of the subject property that are designated `Natural Heritage Conservation', which are consistent with the floodplain of Schneider Creek, would not be changed (see Figure 8). It should be mentioned that notification of the subject OPA to City departments, agencies, and the community originally stated the requested change was to the High Rise Residential land use designation with a Site Specific Policy Area to permit a maximum Floor Space Ratio of 7.0. However, through the review period, the option to apply the recently created `Strategic Growth Area C' land use designation became available (through resolution of the appeal regarding Growing Together West), which represents the most appropriate designation for this context within a PMTSA. There are several Commercial land use designation policies that relate to the requested OPA, such as: 15.D.5.15. Lands designated as Commercial are intended to provide for a range of retail and service commercial uses that cater primarily to the weekly and daily needs of residents within the surrounding neighbourhoods. 15.D.5.17. In addition to Policy 15.D.5.16, the permitted uses on lands designated Commercial and identified as a Protected Major Transit Station Area, City Node, Community Node or Urban Corridor on Map 2:... b) may include dwelling units, where appropriate, provided that they are located in the same building as compatible commercial uses and are not located on the ground floor to a maximum Floor Space Ratio of 2.0. The requested OPA to change the land use designation to `Strategic Growth Area C' would facilitate a development concept that includes 532.1 m2 (5,727.5 sq.ft) of non- residential (e.g., commercial) space on the ground floor of Tower B (tower closest to Courtland Avenue East — see Figure 7). Considering the above, DHA staff is not concerned about the change in land use from `Commercial' to `Strategic Growth Area C'. Moreover, there are several industrial employment areas policies that relate to the requested OPA, such as: 15.D.6.5. A conversion of an industrial employment area to a non -employment use, which includes any use not otherwise permitted in the industrial employment area designations of this Plan, may only be permitted through a municipal comprehensive review where it has been demonstrated that... and Page 52 of 183 Attachment 'A' DSD -2025-002 15.D.6.6. For the purposes of Policy 15.D.6.5: a) residential, institutional, non -ancillary commercial, non -ancillary retail and major retail will be considered a non -employment use and any conversion to such uses use will require a municipal comprehensive review... Regarding the above policies, it must be noted that the requested change in land use is not a conversion of an employment area, for the following reasons: • The PPS defines employment area as - Employment Area: means those areas designated in an official plan for clusters of business and economic activities including manufacturing, research and development in connection with manufacturing, warehousing, goods movement, associated retail and office, and ancillary facilities. An employment area also includes areas of land described by subsection 1(1.1) of the Planning Act. Uses that are excluded from employment areas are institutional and commercial, including retail and office not associated with the primary employment use listed above. Importantly, this definition speaks to "areas that are designated in an Official Plan for cluster of business and economic activities...". • The City's Official Plan includes Map 2 - Urban Structure which identifies "Industrial Employment Areas". Official Plan Policy 5.C.1.3 states, "Industrial Employment areas are identified on Map 2 and designated on Map 3... ". Further, Official Plan policy 5.C.1.4 states, "Lands designated for Industrial Employment are critical to the local economy, and are anticipated to accommodate a significant share of employment growth to 2031 and beyond..." • Map 2 of the City's Official Plan does not show any lands within the Protected Major Transit Station Areas as "Industrial Employment Areas". This is because of the City's Comprehensive Review of Employment Lands Study (2010) (CREL) which concluded that employment parcels in the Urban Growth Centre and Major Transit Station Areas (MTSAs) were identified and excluded from the employment lands inventory since they were lands that could help achieve density targets and objectives of MTSAs, identified in Provincial and Regional policy. • Further, CREL was used to inform the Region's employment study, which informed updates to the Region's Official Plan (ROP) (now Kitchener's Official Plan as of January 1, 2025, in accordance with the transition of Regional planning responsibilities to area municipalities), through Regional Official Plan Amendment 6 (ROPA 6). Map 3— Employment Areas of the ROP continues to not include any lands within Kitchener's PMTSAs as employment areas, nor were any of these lands included as lands needed to accommodate employment forecasts to 2051. • A municipal comprehensive review (MCR) was completed by the Regional Municipality of Waterloo in 2022 via Regional Official Plan Amendment 6 (ROPA 6), which identified the subject lands as a Major Transit Station Area (MTSA) (see Figure 6, below). Accordingly, a further MCR is not required. DHA staff is of the opinion that the portion of the subject property that is proposed to redesignated from `General Industrial Employment' to 'Strategic Growth Area C' land 10 Page 53 of 183 Attachment `A' DSD -2025-002 use designations is not employment areas per the PPS and Planning Act. Accordingly, PPS policy 2.8.2.5, which permits planning authorities to remove lands from employment areas (subject to criteria) does not apply. The land use change requested through the subject OPA aligns with the City's Official Plan, Regional Official Plan, and PPS policies related to PMTSAs, including the ability to achieve minimum density targets. Figure 6 — Excerpt of Block Line Station - Figure 7c of ROPA 6, showing that the subject lands (outlined in greerri�) are included within the Block Line Station MTSA. The applicant is requesting to change the land use designation of the subject property to `Strategic Growth Area (SGA) C'. There are several SGA policies that relate to the requested OPA, such as: Strategic Growth Area Policies: 15.D.2.3. The Urban Growth Centre (Downtown) and Protected Major Transit Station Areas will be planned: a) As a focal area for public gatherings, institutions and services, as well as commercial recreational, cultural and entertainment uses; b) To accommodate and support major transit infrastructure; c) To serve as a high density major employment location that will attract provincially, nationally and internationally significant employment uses; d) To accommodate a significant 11 Page 54 of 183 Attachment `A' DSD -2025-002 share of the city's population and employment growth; and, e) To provide services and amenities to attract population growth. 15.D.2.5. 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) 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) 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. 15.D.2.6. The implementing zoning may regulate matters related to built form including, but not limited to, building length, floor plate area, on-site separation between buildings, and off-site separation between buildings. 15.D.2.7. Large scale developments will be expected to provide appropriate landscaping in accordance with the City's Urban Design Manual through the Site Plan Control process. General Uses: 15.D.2.15. The City recognizes that new sensitive uses will be introduced through development and redevelopment within areas historically designated for industrial employment. The City anticipates the eventual relocation of existing industrial uses. In the interim, new sensitive uses should prioritize sensitivity to existing industrial uses, acknowledging their unique operational requirements. Emphasizing land use compatibility, development applications for new sensitive uses should proactively engage with industrial stakeholders to address potential conflicts and implement measures that enable coexistence until a full land use transition is realized. Transportation: 15.D.2.26. The Urban Growth Centre (Downtown) and Protected Major Transit Station Areas will be part of an integrated provincial, regional and city transportation system while at the same time provide a transit -oriented, pedestrian -friendly and walkable environment. 15.D.2.28. Where new parking spaces are proposed to be developed in combination with all new development or redevelopment, the City will: a) Consider parking space reductions where warranted where such new development or redevelopment will enhance and contribute to the planned function of the Urban Growth Centre (Downtown); b) Encourage owners/applicants to utilize Transportation Demand Management (TDM) measures; c) Encourage owners/applicants to provide cash -in -lieu of required parking; d) Encourage parking structures that are integrated with other uses as 12 Page 55 of 183 Attachment `A' DSD -2025-002 the desired form of parking; e) Encourage required off-street parking to be located away from and/or screened from the view of the public realm; and, f) Discourage the creation of new surface parking lots and commercial parking facilities. Urban Design: 15.D.2.32. A high quality of urban design will be expected of the buildings, building elevations, building massing, storefronts, store signs, patios, streetscapes and public spaces to enhance street life and create local pride and interest as well as tourism interest. The City will encourage innovation and architectural excellence in urban development. Strategic Growth Area C: 15.D.2.66. Permitted uses may include those permitted in the Strategic Growth Area B land use designation. 15.D.2.61. The Strategic Growth Area B land use designation will accommodate a range of medium and high density residential housing types including those permitted in the Medium Rise Residential and High Rise Residential land use designations. 15.D.2.62. Permitted non-residential uses within the Strategic Growth Area B land use designation may include the following:... a) Compatible commercial uses such as, but not limited to, retail, commercial entertainment, restaurants, financial establishments, hotels, and light repair operations; With respect to the above Strategic Growth Area policies, DHA staff has prepared the following comments: • The proposed development will help implement the City's policy that PMTSAs will be planned to support major transit infrastructure, accommodate a significant share of the city's population growth, and provide services. The proposal would facilitate high density residential housing, including the types permitted in the High Rise Residential land use designation. As noted above, staff estimates that the proposed 977 dwelling units would result in 1,750 residents. Additionally, the proposed 532.1 square metres of compatible commercial space would provide services to help attract population growth and would result in approximately 19 jobs. • The proposal, which includes a Site Specific Provision: o Would support the planned function of the Block Line PMTSA, since it accommodates significant growth through development and supports existing and planned transit rapid transit, achieves a mix of residential and commercial development, and fosters a streetscape and built form that is pedestrian -friendly, and transit -oriented; 13 Page 56 of 183 Attachment `A' DSD -2025-002 o Is on a lot that is well-suited for the proposed uses and built form, and which is the result of consolidation of two parcels of land, the specific purpose of which is to facilitate comprehensive redevelopment; o Has been thoroughly reviewed by Urban Design staff against the Urban Design Manual (UDM) and Urban Design policies of the Official Plan, including the at -grade interface with Courtland Avenue. • The requested zoning appropriately modifies certain design -related provisions of the SGA -4 Zone to address site-specific factors and the proposed development concept. Suitable landscaped and amenity areas have been provided to the satisfaction of DHA staff. As noted above, the requested OPA and ZBA Applications, including the development concept, were received and circulated prior to the SGA designations and zones being incorporated into the Official Plan and Zoning By-law; • The Road/Rail Traffic and Stationary Noise Impact Study submitted in support of the subject applications has been thoroughly reviewed by the City, Region, and CN Rail to ensure land use compatibility between proposed sensitive land uses (e.g., residential uses) and nearby industrial / employment uses. Holding Provisions have been incorporated into the ZBA to ensure that a Detailed Stationary and Transportation (including rail) Noise Study has been completed, and implementation measures have been satisfactorily addressed. Nearby industrial operations were circulated on the subject applications, from whom no concerns were received. • In accordance with the City's Zoning By-law and the Planning Act, minimum parking for motor vehicles is not required within PMTSAs such as this case. Notwithstanding, all parking that is proposed will be screened from the view of the public realm, behind active uses or located underground within a parking garage. Moreover, as part of the Growing Together East project, OPA No. 62 was approved by the province on November 19, 2025 and is now in effect. Through this OPA, Policy 15.D.12.81 was added to the Official Plan which applies to the Block Line, Fairway, and Sportsworld PMTSAs, including the subject property (though the regular land use policies do not apply to the subject property). In the context of the subject property and proposed development, this policy would ensure that the development protects for existing and planned transit system infrastructure and transit vehicle movement and routing. In this regard, the Region has thoroughly reviewed the proposed development as it relates transit and is satisfied. The policy would also require that development applications demonstrate through a Transportation Demand Management (TDM) Strategy, that the proposal incorporates: • Measures to increase active transportation and transit use and reduce single occupancy vehicle use; • Multi -modal transportation assessments and site -related traffic mitigation measures to demonstrate sufficient and safe transportation infrastructure to service the proposed development; 14 Page 57 of 183 Attachment `A' DSD -2025-002 • A range of parking management strategies that minimize the need for auto parking supply and that prioritize facilities and TDM programs; and • Phasing of TDM measures to support development. In this regard, the applicant submitted a TDM Letter in support of the proposed development. This letter speaks about a range of TDM measures that will be incorporated into the proposed development (e.g., unbundled parking and bicycle parking, connections to municipal pedestrian facilities). While the policy speaks to more criteria than the letter that was submitted, it must be noted that the subject applications were submitted long before the policy came into effect and Transportation Services is supportive. The requested Official Plan Amendment incorporates an exemption from the specific requirements of the above noted policy. The Planning Justification Report states that "the proposed development is intended to be constructed in one phase." However, if at the Site Plan stage, the development is revised to be phased, a phasing plan would be required to be submitted as part of a complete application, as part of the policy. The new policy also requires that, where a redevelopment proposes to reduce the existing non-residential gross floor area on a lot, a Retail Impact Study that addresses that future on-site and local populations will be adequately served, is required as part of a complete application. In this case, the proposed development incorporates 532.1 square metres of non-residential use in the base of the building. While this demonstrates a reduction in the amount of non-residential use that currently exists on the site (approximately 2,250 square metres), it must be reiterated that subject applications were submitted long before the policy came into effect. The requested Official Plan Amendment incorporates an exemption from the requirement to provide a Retail Impact Study. Based on the above, DHA staff is of the opinion that the proposed redevelopment conforms to the City's Strategic Growth Area land use policies. is Page 58 of 183 Attachment `A' DSD -2025-002 �,_.. _ , SFX 01Plc ­,"C'2ei Ni AfC ` � �,_� C IN�G�A1, Ak }FIGHT Z IM) �.: TOWER a �. ; Q� {]]p 3-F' ....... Exisnr c rnur as 27 STOREY .... �"., TOWER 22 STOREYr�i¢i+rw¢5 `q{ s � EX,STINGI iIOREY �, auTn 3/9 ,1110 LIJ d...................... UrowER R „ .. r W kein�r+Irac, ---------------- r 762`' C©URTLAND AVENUE EAST Figure 7 — Aerial Site Plan showing the Proposed Development Concept Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development satisfies these policies. To address these policies, an Urban Design Brief was submitted and has been reviewed by City staff. The Urban Design Brief is acceptable and outlines the vision and principles guiding the site design and informs the requested zoning regulations. Streetscape: The setback from Courtland Avenue East works with the grades and allows for a generous streetscape realm. A walkway lines the building edge linking to the three pedestrian connections to the Courtland Avenue sidewalk. Trees and plantings are accommodated in the front yard. The 6 -storey building base height provides a human - scaled streetscape relationship. The tower closest to Courtland Avenue provides an oblique -angled projection past the podium base, which will contribute positively to the streetscape. The ground floor design provides for a fully active and animated edge to the public streetscape of Courtland Avenue East. Along the streetscape, a regular spacing pattern of entrances is set by three individual commercial unit entrances, the residential lobby entrance, and residential amenity rooms. A single, shared driveway access to the street serves the proposed development, minimizing the number of interruptions of the public streetscape. 16 Page 59 of 183 Attachment `A' DSD -2025-002 Skyline: The proposed design's angular three -tower configuration has a dual purpose of providing visual interest to the building form and tower skyline as well as strategic placement of tower mass to maximize separation between tower footprints. The design also provides a distinguished skyline addition through differing tower heights, angled floorplates, and alternative building elevations. Safety: Urban Design staff will address implementation of Crime Prevention through Environmental Design (CPTED) principles through the future Site Plan Application review, and Fire Services will ensure that that the site meets the Emergency Services Policy. The Urban Design Brief notes that the proposed design "Provides for `eyes on the street' and implements other CPTED measures through the podium massing and fenestration." Universal Design: The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. The building entrance on Courtland Avenue is designed to be barrier -free with a ramp. Barrier -free parking is provided within all levels of underground and above -grade parking levels. Shade: The proposed design includes a covered canopy near the front entrance to the podium, facing Courtland Avenue East. Also, the amenity terraces at the 7t" storey include various shade structures, for example, a pergola, covered lounge, and covered BBQ station. Site Design, Building Design, Massing and Scale: The subject proposal is designed to facilitate development that enhances the site, future, and the streetscape. Through the future Site Plan Application process, many design -related matters will be reviewed and addressed, such as: • improving the quality of development from the public ream, adjacent properties, and on-site; • ensuring safe, comfortable and functional on and off site circulation for all modes of transportation; and ensuring that site servicing components are functional, attractive and appropriately screened from view from the public realm. Also, the proposed design enhances pedestrian and cycling usability, respects human scale, fosters a streetscape that is accessible, safe, has a functional relationship to the street, and represents an attractive and compatible building form. 17 Page 60 of 183 Attachment `A' DSD -2025-002 Design in Protected Major Transit Station Areas: Policy 11.C.1.36 states that development will require a high standard of urban design in Protected Major Transit Station Areas and will require a site-specific urban design brief to demonstrate how the development application exemplifies high quality urban design and will contribute to the public realm and placemaking in the station area and around the station stop. In this regard, the applicant has submitted an Urban Design Brief (see Attachment `C') that has been reviewed and accepted by the assigned City Planner, Urban Designer, and Parks Planning and Development Project Manager. DHA staff recommends that the Urban Design Brief be endorsed by Council and that staff be directed to implement the Urban Design Brief through future Site Plan Approval process (disregarding any references to the previously requested High Rise Residential designation and zoning), and at the discretion of the City's Director of Development & Housing Approvals, significant changes to the Urban Design Brief will be to the satisfaction of Council. Shadow Impact Analysis: In support of the subject applications, the applicant has completed a Shadow Impact Analysis as part of the Urban Design Brief. Urban Design staff has reviewed the Analysis and advises that it is acceptable, since it confirms that the proposal maintains access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. Due to the low sun angle in December, the shadows cast by buildings are at their longest, which makes it difficult for any new development especially high-rise buildings to meet the target. Tower Design: Size and Proportion: The three proposed towers are best characterized as point towers, each having a tower footprint of 915 square metres. None of the towers have balconies, which slims the building mass, while the angled configuration of the tower footprints lessens the perception of mass from various vantage points. The tower articulation and "cut-outs" on certain levels, plus other architectural elements, combine to further visually reduce the tower masses. Placement: The three towers are purposely arranged on the site in a triangular pattern, with obliquely angled floorplates to optimize the Physical Separation, as regulated though the SGA -4 Zone. To distinguish the skyline and view of the development, the angled tower floor plates are flipped in orientation between each tower. The tower designs share many of the same features, but the flipped orientations create different perspectives and variation. 18 Page 61 of 183 Attachment `A' DSD -2025-002 Tower B is proposed to have an oblique -angled projection past the podium base, which creates a unique architectural expression along the streetscape, together with varied materiality and fenestration patterns. Relative Height: The three towers have varied building heights, which will create a desirable built form and skyline: • Tower A, at the north end of the site, abutting the Highway 7/8 ramp is 27 storeys; • Tower B, directly abutting Courtland Avenue East, is 30 Storeys; and • Tower C, at the south end of the site, is 22 storeys. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. On Map 11 of the City's Official Plan, Courtland Avenue East is identified as a "Regional Road", along with a "Primary Multi -Use Pathway/Connection (Type 1)". The proposed development has sufficient access to active -transportation networks, noting that the Trans -Canada Trail, which is a Multi -Use Trail along this section, is located directly opposite the subject property, on the southwest side of Courtland Avenue East. A municipal sidewalk is located directly in front of the subject property, on the northeast side of Courtland Avenue. The subject property is very well connected to the public transportation system, being located within 660 metres of the Block Line ION station stop, which provides region -wide access and connectivity. Also, the property is located directly on GRT Local Route 6 (Bridge -Courtland), and within walking distance to iXpress Route 201, and Local Routes 22 (Laurentian West) and 33 (Huron). The proposal will support the City's integrated transportation system and represents pedestrian -friendly and transit -oriented development. Within PMTSAs such as this, no minimum parking for motor vehicles is required and the applicant is not requesting any parking relief through the subject applications. However, the applicant is choosing to provide a total of 509 parking spaces. It should be noted that if, for example, the subject property was not located within a PMTSA and was zoned High Rise Residential (RES -7), a total of 1,091 spaces would be required for the residential and commercial uses combined, which represents approximately double the parking that is provided. Visitor, barrier -free, and electric -vehicle -ready parking must still be provided as a percentage of the parking provided, in accordance with the Zoning By- law. As noted above, all parking that is proposed will be screened from the view of the public realm, behind active uses or located underground within a parking garage. Also, the proposed development would maintain the existing shared driveway with the property to the southeast (844 Courtland Ave E), to minimize disruption to traffic flow. 19 Page 62 of 183 Attachment `A' DSD -2025-002 With respect to Transportation Demand Management strategies, the applicant has expressed a willingness to provide unbundled parking, which the City strongly encourages for new developments. Also, Class A bicycle parking will be provided at a rate of 1 stall per dwelling unit. At least 6 Class B bicycle parking stalls will be provided. Direct and barrier -free walkway connections between the municipal sidewalk and the proposed development, and other pedestrian and cycling facilities, will be planned through the future Site Plan Application. Official Plan Conclusions: The OPA Application requests that the land use designation of subject property be changed from `Commercial' and `General Industrial Employment' to `Strategic Growth Area C' and to exempt the proposal from subsections d) and j) of Policy 15.D.12.81. Based on the above -noted policies and planning analysis, DHA staff is of the opinion that the requested OPA represents good planning and recommends that it be approved in the form shown in Attachment `A'. In addition, within the Kitchener 2051 Draft Official Plan, the subject property continues to be located within the Built Up Area, a Strategic Growth Area, and within a Protected Major Transit Station Area. Within Strategic Growth Areas, Protected Major Transit Station Areas will be the primary focus for intensification. Primary land uses within PMTSAs include Mixed Use A, Mixed Use B, and Mixed Use C, which are the equivalent to the existing Strategic Growth Area A, B, and C land use designations. The application of a Strategic Growth Area C land use designation to portions of the subject lands meets the general intent of the draft Official Plan. SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan (2014) is hereby amended as follows: a) Amend Map No. 3 — Land Use by changing the land use designation of the portion of the subject lands (identified as Area 1 on the attached Schedule 'A') designated `Commercial'to `Strategic Growth Area C', as shown on the attached Schedule `A'; b) Amend Map No. 3 — Land Use by changing the land use designation of the portion of the subject lands (identified as Area 2 on the attached Schedule `A') designated `General Industrial Employment' to `Strategic Growth Area C', as shown on the attached Schedule `A'; and c) Part D, Section 15, Policy 15.D.12.81 is amended by adding the following afterj) iii): "808-836 Courtland Avenue East k) Policies 15.D.12.81 d) and j), do not apply to the redevelopment proposed through Official Plan Amendment OPA24/011/C/AP and Zoning By-law Amendment ZBA24/023/C/AP, both of which were deemed complete on September 17, 2024, or to any related development applications." 20 Page 63 of 183 Attachment `A' DSD -2025-002 APPENDIX 1 NOTICE OF PUBLIC MEETING i for a development in your neighbourhood 808-836 Courtland Avenue East 1~" , R Concept Drawing Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: January 5, 2026 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtual 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/ Mfixed use 3 pfi&.rose Deve[opuent. I owe rs (22, 977 [Me[Ung 27 & 30 Stoir(?ys) Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: January 5, 2026 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtual 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 The City of Kitchener will consider Official Plan and Zoning By-law Amendment Applications to facilitate 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 would contain commercial uses (532.1 m2). Various amenities and common areas would be provided throughout. Most parkingwould be within a parking structure/ underground, though a small surface parking is proposed. 509 parking spaces are proposed, as well as bicycle parking at 1 stall per dwelling unit. The amendments would allow a building height of 102.6 metres / 30 storeys, among other matters. 21 Page 64 of 183 To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: 977 [Me[Ung Andrew Pinnell, Senior Planner U 'i � is a nd rew.p i nneLL@ kitchener.ca 519.783.8915 The City of Kitchener will consider Official Plan and Zoning By-law Amendment Applications to facilitate 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 would contain commercial uses (532.1 m2). Various amenities and common areas would be provided throughout. Most parkingwould be within a parking structure/ underground, though a small surface parking is proposed. 509 parking spaces are proposed, as well as bicycle parking at 1 stall per dwelling unit. The amendments would allow a building height of 102.6 metres / 30 storeys, among other matters. 21 Page 64 of 183 Attachment `A' DSD -2025-002 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — January 5, 2026 22 Page 65 of 183 Attachment `A' DSD -2025-002 APPENDIX 3 Minutes of the Meeting of City Council — January 12, 2026 23 Page 66 of 183 a d waa o U U ire ch a0i o a a OC a E m U E U N W 70- E5, o w@ 0 0 0 Z Z :r o Q a a) c E N cV > 2 (L E w o Q m a Va~_ a W ai oo O N da \HJH a) W V Lu Z N a) a) _ 3 .� a) @ z = o a E U U Z W Gi= Q Q' (6 7 N C a) •— O� J a) �' a) L p = a) E 0) c pl W 2 °ts _ o E p a) N ami 0 W E >, cLa a � U cq Z v V E m c "= ; ami ns E m E in Z W f+ Q p o Lm o m m in E a) o p o p W < .� J 2 U 2 (� Z Q Q W H Q LL H Qhe o .■ .� �� z r ns Q Q �~` �■ ■� IL J J m ,. ■ ° Q ��y tri d m Q > �O� U Z V \\� LL z LL Q P O ` J O N o Yn 04 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ N AIT ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ + W m ■ ■ ■ ■■ ■ ■ ■ ■ ■ ■■ ~ W ■ ■ ■ ■ ■ ■ ■ ..60. ■ ■ CD „ 81... ■ ■ ■ ■ ■ ■ ■ L ■ ■ ■ ■ w Z ■ ■ ■ ■U Q LA 4 c) 0 .m ■ ■ ■ ■ 4 . ■, Y l Z +, krt t ■'. i 'I. 4 Yr. r- I 4 W .S'a W. L•�.°i. iai1•' 6. t L°i'i. {a�' r• y t�,'4. LU IL Z Q 4 _ `'' l'%_ ` y 1 ®•' 4 't_ 1 y yr `' l Iti_ ` y ,v `' 4 'ti W J z 'e � t a }�� � u t a k. '."i..4'i! 6.-� 1/� - a 4.-a •.•B..4a.' 4.' .......° `.°i..4.'i 6. a� •.�."#..4. ate 4. a R. . QO O CD ti�*. ,1uj ch M . .... 4 r e. . %_ ` i. ®� 1 y= 1 17"� l - ` 4 �'= k Z C? co ........ ............ ..... CO 4 tT 4. e� 4x{ .. ..... 1*.... .... ..... .... ..... Ort{ 4. e J ..... PROPOSED BY — LAW 2026 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, and By-law 2019-051, as amended, collectively known as the Zoning By-law for the City of Kitchener — 808 Courtland GP Inc. — 808-836 Courtland Avenue East) WHEREAS it is deemed expedient to amend By-law 85-1 and 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 Schedule Numbers 145 and 172 of Appendix "A" to By-law Number 85-1 are hereby amended by removing the zoning applicable to the parcels of land specified and illustrated as Area 1, Area 2, Area 3, and Area 4 on Map No. 1, in the City of Kitchener, attached hereto. 2. Zoning Schedule Numbers 145 and 172 of Appendix "A" to By-law Number 85-1 are hereby further amended by removing the zone boundaries as shown on Map No. 1 attached hereto. 3. Zoning Grid Schedule Numbers 145 and 172 of Appendix "A" to By-law 2019-051 are hereby amended by adding hereto the lands specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, and by zoning the lands specified as Area 1 on Map No. 1 thereafter as Strategic Growth Area Four Zone (SGA -4) with Site Specific Provision (439) and Holding Provision (115H). 4. Zoning Grid Schedule Numbers 145 and 172 of Appendix "A' to By-law 2019-051 are hereby amended by adding hereto the lands specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, and by zoning the lands specified as Area 2 on Map No. 1 thereafter as Strategic Growth Area Four Zone (SGA -4) with Site Specific Provision (439) and Holding Provision (115H). 5. Zoning Grid Schedule Number 145 of Appendix "A" to By-law 2019-051 is hereby amended by adding hereto the lands specified and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached hereto, and by zoning the lands specified as Area 3 on Map No. 1 thereafter as Natural Conservation Zone (NHC-1). Page 68 of 183 6. Zoning Grid Schedule Number 145 of Appendix "A" to By-law 2019-051 is hereby amended by adding hereto the lands specified and illustrated as Area 4 on Map No. 1, in the City of Kitchener, attached hereto, and by zoning the lands specified as Area 4 on Map No. 1 thereafter as Natural Conservation Zone (NHC-1). 7. Zoning Grid Schedule Numbers 145 and 172 of Appendix "A" to By-law Number 2019-051 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 8. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (439) thereto as follows: "439. Notwithstanding Sections 4.13, Section 6.5.2, Table 6-5, Section 6.7a)ii), and Section 6.7c) of this By-law, within the lands zoned Strategic Growth Area Four Zone (SGA -4) and shown as being affected by this subsection on Zoning Grid Schedule Numbers 145 and 172 of Appendix "A", the following special regulations shall apply: a) The maximum Building Height shall be 102.6 metres, which, despite Section 4.13, shall be measured to the top of the building including the mechanical penthouse; b) The maximum number of Storeys shall be 30; c) The maximum Floor Plate Area shall be 930 square metres for the nineteenth (19th) through thirtieth (30th) Storeys; d) The minimum Physical Separation shall be 10.5 metres for the nineteenth (19th) through thirtieth (30th) Storeys; e) Despite d) above, the minimum Physical Separation with respect to the Rear Lot Line shall be 8.0 metres for the thirteenth (13th) through thirtieth (30th) Storeys; f) A minimum of 6.5 ml of amenity space is required per dwelling unit; g) Further to subsection f), where private amenity space totals less than 3m' per unit, 3.5m' of common amenity space is required per dwelling unit. h) For a building having a maximum height of 12 storeys, the maximum building length shall be 75.0 metres for the seventh (7th) through twelfth (12th) Storeys; and i) Geothermal energy systems shall be prohibited. 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; Page 69 of 183 including open -loop and closed-loop vertical borehole systems or a horizontal system." 9. Section 20 of Zoning By-law 2019-051 is hereby amended by adding Section (115H) thereto as follows: "(1 15H). Notwithstanding Section 6.2, Table 6-1 of this By-law within the lands zoned Strategic Growth Area Four Zone (SGA -4) and shown as being affected by this subsection on Zoning Grid Schedules 145 and 172 of Appendix "A", no new residential or other sensitive land uses shall be permitted until such time as the following conditions have been met and this holding provision has been removed by by-law: a) A Detailed Stationary and Transportation (including rail) Noise Study has been completed, and implementation measures have been addressed, to the satisfaction of the City for Conditions a) i. and ii., and to the satisfaction of the Regional Municipality of Waterloo for Condition a) iii., and this holding provision has been removed by by- law. The Study shall, among other noise -related matters, address the following: i. In addition to impulsive noise associated with train coupling/uncoupling and stretching operations in the nearby rail yard, the Study shall reference other train activities typically occurring in rail yards, such as locomotive idling, train movements, equipment and operations generating steady noise, etc; ii. Continuous, multi -day attended noise measurements and/or monitoring of recordings shall be conducted relative to the nearby rail facilities as part of the Study; iii. The Study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses; and b) A satisfactory Record of Site Condition (RSC) has been submitted to the Ministry of Conservation and Parks, and the RSC and Ministry Acknowledgement Letter are provided to the satisfaction of the City of Kitchener and Regional Municipality of Waterloo." 10. This By-law shall become effective only if Official Plan Amendment No. Page 70 of 183 (808-836 Courtland Avenue East) 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 2026. 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Kitchener CONTENTS 1 II 11N 11 11:301E.)UCTIOIN 1 1.1 Background 1 1.2 Proposed Applications 1 1.3 Presubmission Consultation 1 2., .3 .3 11 113011 0S1I:..:..] 11 0 1f IM IN T 11 11 AIN 2 3., S1111 S 11. )11::.::.:SCII::.Illll.'..)TIIOIN AINE.) COINII...)IT110INS 4. 4.. SUIfRIIR.(. ) uJINDIIING COINTE:.:::XT 5 4.1 Abutting Properties 5 4.2 Surrounding Area Characteristics 6 5. TO 01I::::1::::1C1IA1IF) 11AIN F`011 11011[..:.:S 7 5.1 Urban Structure Policies 7 5.2 Mixed Use Designation Policies 7 5.3 General Urban Design Policies 7 6. IR [..:.:S P0 INS TO U11:3113AIN 1I[..:.:S1IGIA IMAINUAII 8 6.1 Building Base Design 8 6.2 Building Tower Design 11 6.3 Pedestrian Access and Circulation 15 6.4 Vehicular Access and Circulation 16 6.5 Car Parking 17 6.6 Loading and Service Areas 17 6.7 Bicycle Parking 17 6.8 Building Articulation 19 6.9 Street Landscape Design 22 6.11 Natural Heritage 22 6.12 Sustainable Design 22 6.14 Amenity Spaces 22 6.15 MicrocLimatic Impact Analysis 25 '7.. SUIMIIAA1IRY 29 Page 74 of 183 1.1 BACKGIROUND 808 Courtland GP Inc. as general partner for 808 Courtland LP ("the Owner") is proposing a mixed- use development on the property at 808 and 836 Courtland Avenue East ("the Site") in Kitchener. The redevelopment proposal requires an Official Plan Amendment ("OPA") and Zoning By-law Amendment (`ZBA") to permit the change from commercial/industrial to mixed-use with built form regulations tied to the proposal. 1.2 PROPOSED APIPI.DDDI TI I S The proposed OPA application would redesignate the Site from "Commercial" and "General Industrial" to "High Rise Residential" with special policies for an increased floor space ratio. The proposed ZBA application would rezone the Site from "C6" and "M2" to "RES -7" with special regulations allowing an increased building height, increased floor space ratio, non-residential floor space requirements, and tower massing requirements informed by the SGA -4 Zone of "Growing Together". 1.3 PRESUBIMISSIOINCOINSUI TTI Ili An urban design brief is a requirement of a complete OPA and ZBA applications. The Pre - Submission Consultation in December 2023 indicates that the urban design brief "should address how the site achieves the objectives detailed in the City's Official Plan as well as the design direction and standards outlined in the City's Urban Design Manual including The City- wide design, Structured Parking and City's Tall Building Guidelines". URBAN DESIGN BRIEF -808 & 836 Courtland II'"IIG U11111::. Il...oc:ation of Site at 808 & 836 Courtland Avenue East 1 Page 75 of 183 The proposed plan by ABA Architects for the Site envision a three -tower development (22, 27 and 30 storeys) that sits atop a shared podium (6 storeys). A coordinated driveway provides access from Courtland Avenue East which would be shared with the 844 Courtland property to the east and allow its operation in the interim. The plan shows 977 residential units in the podium and towers that consist of a mix of one -bedroom, two-bedroom and three-bedroom units as well as of ground floor commercial space along Courtland Avenue East. The plan includes 509 parking spaces in one underground parking level, four podium parking levels, and a convenience surface parking area. The plans include a total of 733 bicycle parking spaces that are primarily indoors. The podium rooftop contains large outdoor terraces together with multiple indoor amenity rooms. c- Dk 1A11 -- - COURTLAND AVENUE EAST IFIIGURIE;m Proposed Development Flan for 808 & 836 Coa..rrtland Avenue .East (ABA Architects) URBAN DESIGN BRIEF -808 & 836 Courtland 2 Page 76 of 183 EXISTIN I STOREY RUILDING FIIGUIM:..�S: Above, rooftop aerial view of proposed Development Plan; 11:ieLow, rendering of proposed development looking from intersection of Couirt[and and Overland Drive (ABA Architects) URBAN DESIGN BRIEF -808 & 836 Courtland 3 Page 77 of 183 The Site sits on the east side of Courtland Avenue East between the Highway 7/8 corridor and access ramp to the north and Walton Avenue to the south (Courtland Avenue is referenced as running north -south for the purposes of description in this Brief). The Site is comprised of two municipal addresses, 808 Courtland and 836 Courtland, which were merged on title at the time of acquisition. The Site's physical characteristics and existing conditions are as follows. • Area: the Site is 1.3 hectares in size. • Configuration: the Site is rectangular in shape (recognizing the angled boundary) with approximately 111 metres of street line width along Courtland and a depth from Courtland of between 95 and 100 metres • Existing Buildings: the Site contains two single -storey buildings that contain multiple commercial -related tenants. • Existing Access: there are two existing vehicular accesses from Courtland Avenue East, one mid -point between 808 and 836 Courtland and the other to the south between 836 and 844 Courtland. • Existing Parking: there is existing surface parking between the 808 and 836 Courtland buildings. The rear area has historically been used for other vehicle storage. • Existing Topography: the Site's topography slopes relatively consistently to Courtland Avenue East from its southeast corner with a grade drop of approximately 3 metres across the Site. • Existing Vegetation: there is no significant vegetation on the Site given its current development pattern. • Existing Easements: there is an existing easement along the Site's southern boundary for access from Courtland Avenue East in favour of the abutting property at 844 Courtland Avenue East. II::1GUII 11::.;. I::::xii sting conditions of 808 & 836 Coa..artland Avenue East (MTE Const.Atants) URBAN DESIGN BRIEF -808 & 836 Courtland 4 Page 78 of 183 .1 ABUTTING PROP1111:1.RT111ESI The properties abutting the Site are a mixture of high density residential and commercial uses as follows. • NORTH: the Site abuts the Highway 7/8 corridor. The eastbound ramp abuts the Site's property line while the highway travel Lanes are approximately 100 to 150 metres from the Site's edges. • EAST: the Site abuts two high-rise buildings to the east that front onto Vanier Drive. The building at 38 Vanier Drive is a 12 -storey apartment building which sits approximately 40 metres (parallel) from the shared property Line with the Site and has a two-level open air parking deck the intervening rear yard. The building at 49 Vanier Drive is a 9 -storey apartment building which sits approximately 33 metres (perpendicular) from the shared property line with the Site and has a two- level open air parking deck in the intervening rear yard. • SOUTH: the Site abuts a single -storey commercial building at 844 Courtland Avenue East. This property has surface parking in the front yard and along the shared property line with the Site. There is an existing access easement on the Site that serves the 844 Courtland property. • WEST: the Site fronts Courtland Avenue East, a 4 -lane arterial Regional Road. Courtland currently has a 30 -metre right-of- way width, which will be widened through the site's approvals and development (3.048 metre widening). URBAN DESIGN BRIEF -808 & 836 Courtland 5 Page 79 of 183 4.2 SURROUNDING 11111 I1°1A1RACT1111:,`.,R1$T1CS The Site sits within a broader mixed-use urban corridor along Courtland Avenue and Fairway Road. Closer to the Site is a mixture of residential and commercial/industrial type uses. Further south, the corridor transitions to a commercial and retail fabric extending onto the Fairway Road regional commercial corridor. The Site is close to several transit routes and options in the surrounding area. The Site is a 10 - minute walk to the Blockline ION Station, providing northbound and southbound access to Downtown Kitchner and Fairview Mall, respectively. There are local bus route (Route 6) stops immediately near the Site (2 -minute walk) which connects to the ION stations and Downtown Kitchener. The Site is a 12 -minute walk to (Express service (Route 204) at the corner of Blockline Road and Courtland Avenue East providing eastbound and westbound service. The area surrounding the Site has several parks and open spaces that provide recreation opportunities for the Site. The Site is an 8 -minute walk from the fields and play equipment at Rockway Public School. The Site is a 13 -minute walk from Wilson Park and Kingsdale Community Centre, which collectively include indoor facilities, sports fields, swimming pool, play structures and other amenities. Also, the Site is a 10 -minute walk from the AR Kaufman Family YMCA that includes a broad range of indoor recreation offerings. H, , 'HR1 �N V, _IN HP to II::1U 11111:..;. Suirroundiin8 Community Context for 808 & 836 Courtland Avenue East (ABA Architects) VHhK 1AMRAL AREA -_ WATER BODIES PARKS TRAILS CYCLING INFRASTRUCTURE MAJOR HIGHWAYS 4%L ION STOPS ID BUS STOPS URBAN DESIGN BRIEF -808 &836 Courtland 6 Page 80 of 183 .1 URBAN STRUCTURE P01 IIIIIIIIIIfmS The Site is part of the "Major Transit Station Area" urban structure element in the Kitchener Official Plan. The planned function for Major Transit Station Areas in Section 3 is transit -supportive growth and land uses, connected multi -modal transportation and transit systems, and pedestrian -friendly streetscapes and built forms. Response: The proposed development's intensity, mix of residential and commercial uses, street -supporting mid -rise podium with active ground floor uses, and pedestrian and cyclist accommodation all contribute to the planned function of the Blockline ION Station. 5.211 °11G11 I RIS1111:1. IIIII1SII ENITI 1. P` 1.IIII IIIIIII1S The proposed designation for the Site is "High Rise Residential" in the Kitchener Official Plan. The High Rise Residential policies are intended principally accommodate high density multiple dwellings for a high intensity of residential use. For the new redevelopment opportunities, Policy 15.D.3.26 strives to take advantage of views and vistas; create neighbourhood landmarks or reference points; be located within walking distance of nodes, corridors and public transit stops and non-residential uses; and, have a strong focus on pedestrians and cyclist links with surrounding non-residential uses. Response: The proposed development supports the policy direction by providing a higher intensity of residential development in a form that provides an attractive skyline, is situated along a major road corridor, is close to major transit stops, and is supportive transit use, walking and cycling through physical connections. GENERAL 'R ESI lug IES Section 11 of the Official Plan contains general urban design policies that are intended to be used to evaluate development forms and patterns. The general policies require applications to have regard for the city's skyline, CPTED principles, fire URBAN DESIGN BRIEF -808 & 836 Courtland prevention, barrier -free accessibility, and shade. The "Site Design" policies require consideration of the building's streets relationship as well as Landscaping to improve the streetscape. The "Building Design, Massing and Scale" design policies require human -scale buildings proportions to support a comfortable and attractive public realm. Response: The proposed design reflects the intent of Section 11 of the Official Plan as it: • Contributes to an articulated profile and skyline across the three towers; • Has barrier -free accessible walkways, building entrances, and parking spaces; • Provides access for emergency vehicles; • Provides for "eyes on the street" and implements other CPTED measures through the podium massing and fenestration; • Contemplates tree planting and enhanced streetscapes along Courtland and the Highway 7/8 edge; • Sites and orients the building mass to relate well to the public Courtland frontage; • Contributes to pedestrian comfort with transparent windows and commercial and residential entrances facing Courtland; • Provides a single consolidated driveway for vehicle, pedestrian, and cyclist access; • Provides secure car and bicycle parking; • Internalizes garbage, loading and mechanical room, minimizing visual impacts from the public realm; • Incorporates recessed vestibules, building angles and wind screens to minimize adverse wind impacts; • Provides human -scaled proportions with a 6 -storey podium base; • Provides a well-defined podium and distinguished tower built forms; and, • Incorporates high quality and attractive building materials on all elevations. 7 Page 81 of 183 .1 IIIA Ill SIIII!1 DESIGIN Inclusive Design - City Wide I MTSA I Tall Buildings Compatibility - City Wide I MTSA I Tall Buildings Built Form - City Wide I MTSA I Tall Buildings Streets & Open Space - Tall Buildings The building base is positioned approximately 8.5 metres from the Courtland Avenue East right-of- way edge (post -widening). This depth of this reflects grades that drop approximately 1 to 2 metres from building base edge to the post - widened property line along Courtland and the desire for a generous streetscape realm. A walkway lines the building edge linking to the three pedestrian connections (stairs and ramp) to Courtland sidewalks. This space flares out for some modest outdoor space associated with the ground floor indoor amenity room on the ground floor's north end. The intervening space (together with the boulevard space within the Courtland right-of-way) accommodates a landscaped edge of trees and other plantings. The building base height is 6 storeys. This height takes its cue from the future 36 -metre -wide Courtland right-of-way and provides an appropriately scaled urban form and human - scaled streetscape relationship. The building base includes a double -height ground floor frontage facing Courtland of approximately 10.5 metres, which picks up the finished grades of the podium base that drop from back to front on the Site and provides for a distinct ground floor space of commercial and amenity functions. The building base is approximately 95 metres in Length along Courtland Avenue East. Although Longer than the 70 metres length suggested in the Tall Building Guidelines, the building base design is articulated dynamically to break up the longer Length with several design measures. The upper podium levels (2nd through 6th levels) projects over IFIIGUIIRIE: Rendering showing the active and transparent podiurn base's face; aloing the Courtlaind Averaue East frontage (AIBA Arc: h i te:cts). URBAN DESIGN BRIEF -808 & 836 Courtland 8 Page 82 of 183 the ground floor by 1 metre providing visual depth to the elevation and for weather protection. The angled Tower B form projects over the podium base bisects the podium wall plan and provides a distinct visual break of the longer mass. Large expanses of transparent glass in varied patterns, including tall glass extending the ground floor double height, further distinguish and articulate the podium base. The building base design integrates the above - grade parking levels of the podium behind active uses on the building's Courtland -facing front. Lobby and amenity functions line the ground floor edge and residential units line the upper levels along Courtland so that the podium garage is not visible from the principal streetscape. The entirety of the podium's northern elevation is articulated with architectural panels featuring different divisions, projections and textures that visually break up the mass. The northern building elevation is supported by a wide (14 metres) Landscaped buffer area that provides space for trees and other plantings in depth to provide an attractive foreground to podium garage in the background. IE1GUIRIE . Iftendering showing consistent architecbmral treatment of building; base's northern elevation fiat integrates the above grade parking garage (ABA Architects). URBAN DESIGN BRIEF -808 &836 Courtland 9 Page 83 of 183 E00F FLANL_ 198.10 _$LEVELY 94,50 LtyEL2z - 191 30 L E VE L 28 188.10 LEVEL27 184 -?0 81 .70 EVEL 25 * 178,50 _$LEVEL 24 7550 L EVEL23 172.10 L E VE L 22 68.90 L E VE L 21 -70 *LtyEL22 - 162,50 * LEVEL 1; 16930 L E VE L 18 1 -10 LEVEL 17 52.90 L E VE L 1 6 4920 EVEL L5 46,51) LEVEL14 -9V] 43 30 *LEVEL13 140.10 *LEVEL 12 136.90 L E VE L 11 133 -/0 *LEVEL 1C 130 fl() L E VE L 9 27 -30 LEVEL 8 124.10 L E V E L 7 120.90 LE VE L 6 11750 LE VE L 5 114.10 LE VE L 4 77 10.90 L E VE L 3 G7 7 -0 LEVEL 2 104 -FO 96.80 Fa uretic FIGUIM:..�. Cross section through Tovveir A and podium along Highway 7/8 corridor showing residential units Lining the deve�oprnent's COUrfl.and Avenue East face on the right (AIBA Architects). URBAN DESIGN BRIEF -808 & 836 Courtland 10 Page 84 of 183 6.2 BUILDING1111EDESIGN Outdoor Comfort - City Wide I MTSA I Tall Buildings Compatibility - City Wide I MTSA I Tall Buildings Built Form - City Wide I MTSA I Tall Buildings Environment - Tall Buildings Size and Proportion: The building towers are characterized as "Large Point Towers" by the Tall Building Guidelines. The towers are marginally characterized as "Large" towers as they are 915 square metres in sizes compared to the 850 square metre threshold in the Tall Building Guidelines. The towers are narrow "Point" towers given the 1.25 proportion as compared to the threshold of 1.6 in the Tall Building Guidelines. None of the towers have balconies which slims the building mass while the angled configuration of the tower footprints lessens the perception of mass from different vantage points. The "cut- outs" on certain levels of tower floorplates plus other architectural elements combine to further visually reduce the tower masses. IFII UIRIE: Seventh floor pl.an showing tower floorplate size; and configuration (adapted froirn ABA Architects). 1 BED+D BED+¢ 1 BED+D 2 BED 1 — — — — — — — — — — , ' 72 Am° • ..5.3 m' 80.9 m' 779 ft"' SP6 f "` 871 f1" `� 7 1 BED+D 1 BED+ 1 BED+D 70.1 m' 1 BED 1 BED 5: 2 m' 754 W 8.0 rn' 41 .G m' 5.94 m' 5783 fr, 517 ft' 448 fr' 2 BED 594 fir 7 BED+D 68.5 rn' 1 BED+D 1 BED+D s.l m' 738 fV 68.8 m' 51.9 m' SSo H° 1 BED / 740 fr 55a fr, 37.5 m 1 BED+D 49.0 rr,' 1 BED 68.1 m' 527 fr, 49.0 m'734 BED 734 fl' 598 fr .,0_i rn" 1 BED 1 BED 1 BED 539 fn 1 BED+D 51'0 m' -06S m" 543 m" 549 fr / 492 m' S 2 BED of frs 585 ff 745 rn 53 ft' 1 BED 802fY` 1 BED+D 48.1 m' 602 m= 5118 ft, 648 ft, 51.7 51.7 rci° 2 BED 556 ffl 70.4 rn' 758 ft' I 3Q m 1fBED+D 1fBED+D 712 (P 645 H' / 1 BED+ 1 BED 1 BED / 64.5 rn' 52.9 523 m' 694 (1= 563 ffl 563 f5 / � I 1 BED+ 915 s .m. 1 BED 57.o r, 51sq .m. m' ' 1 fY` BED+D "2 BED 'sgb fr= 1 BED 71 .a m' 1 BED 48.6 M 769 W ° 1 6 rn' 123 f,,2 BED 558 fr, rn' 884 ri 1 BED +[ 5371 t, L 573 fnP J URBAN DESIGN BRIEF -808 & 836 Courtland 11 Page 85 of 183 Placement: The three towers are arranged on the Site purposedly in a triangular pattern with obliquely angled floorplates to optimize the Physical Separation consideration in the Tall Building Guidelines. The angled tower floor plates are flipped in orientation between each tower to distinguish the skyline and development views. The flipped orientations do share the same architectural compositions, features and colours of the wall elevations (inward -looking elevations compared to outward -facing elevations) that create different exposures and perspectives for the multi -tower development. Courtland Avenue East as suggested by the Tall Building Guidelines. This design choice results from Tower B's oblique -angled projection past the podium base creating a unique architectural expression along the streetscape together with the proposed materiality and fenestration patterns. There is a limited direct interface with the public sidewalk in this location as the angled tower projection is set back between 4.5 and 8.5 metres from the property line (and further to the public sidewalk) and sits up to 2 metres higher than the property line given grading conditions. II"11GUIRII:.n Rendering; showing; the triang uLar toW r The proposed design does not have the traditional placement for the proposed de;velopmeM (adapted fror n 3 -metre podium stepback for Tower B along ABA Architects), URBAN DESIGN BRIEF -808 &836 Courtland 12 Page 86 of 183 Relative Height: The three towers have the variation in building height desired by the Tall Building Guidelines. Tower A is 27 storeys, Tower B is 30 Storeys, and Tower C is 22 storeys. Tower A is 90% of the tallest Tower B. Tower C is 75% of the tallest Tower B and 82% of the intermediary Tower A. These relationships respect the intent of the Tall Building Guidelines recognizing the tower floor plates are on the more compact range of the "Large" size. II:"IIGUIf1ll::a VIel.ative height proportions of the three; towers (adapted frorn ABA Architects), URBAN DESIGN BRIEF -808 &836 Courtland 13 Page 87 of 183 Physical Separation (On-site): The proposed design's angular tower configuration has a dual purpose of providing visual interest to the building form and tower skyline as well as strategic placement of tower mass to maximize separation between tower footprints. The distance between the mid -points of the towers is a truer measure of separation given the unique angled floor plates. Between Towers A and B, the proposed plan shows approximately 40 metres separation to the tower mid -points (Guidelines suggest 36.4 metres). Between Towers B and C, the proposed plan shows 31 metres separation to the tower mid -points (Guidelines suggest 31.9 metres). Between Towers B and C, the proposed plan shows 50 metres separation to the tower mid- points (Guidelines suggest 33.7 metres). 0% RII,aD Overlap: Viewed from Courtland Avenue East, there is no overlap between any of the towers. Viewed from the Highway 7/8 corridor, there is no overlap between Towers A and B or Towers B and C, while the approximately 85% overlap between Buildings A and C is mitigated by the Large separation between those two towers (which is 50% greater than the Guidelines suggest). This is appropriate recognizing the required balancing act with the other quantitative guidance of the Guidelines, particularly Physical Separation. Top Design: The building tower is finished with a well-designed rooftop level. The mechanical penthouse is placed substantially back from the rooftop edge and is a noticeably smaller footprint from the floors below. The mechanical penthouse is enclosed and integrated into the overall architectural effect with a consistent cladding material treatment. P ` 50 m / 8 85 aYr, 1 0 o Lr i.,i. L, i. WL0111 lc� I F[.!, gnu f I,I I�a� oe fi v, 4 ul� r u, sI1fI� viii r �I Wf ! k � IFIGUIM:.;. Phy>icaL separatiion (bLr..je and green) and overlap (green) >chernatic'for 'the three tovver s (adapted from ABA Architects). URBAN DESIGN BRIEF -808 & 836 Courtland 14 Page 88 of 183 Physical Separation (Off-site): The Tall Building Guidelines suggest an off-site separation of 17.4 metres for Tower A and 14.4 metres for Tower C, measured to the rear property line. The proposed plan provides approximately 8 metres and 12 metres, respectively, short of the Tall Building Guidelines. The two properties at the site's rear are developed with existing apartment buildings (12 -storeys and 9 -storeys) with intervening two-level open air parking decks abutting the shared property line. Those properties are unlikely to redevelop as tall buildings in the future. Accordingly, the Tall Building Guidelines suggest an 18.5 -metre total separation between Tower A and 37 Vanier Drive, whereas approximately 48 metres would be provided, and suggest a 24.5 -metre total separation between Tower C and 49 Vanier Drive, whereas approximately 44 metres would be provided. Considering these mitigating factors, the proposed tower placement and physical separation is appropriate. IFIIGUIRIE: Physical separation suggestions foir'the individual buildings, the Marc posed 1fs-wer A and C plus the existing buil.dings at 37 and 49 Vanier Drive to the rear.. URBAN DESIGN BRIEF -808 &836 Courtland 15 Page 89 of 183 IPER)ESTIR111AN ACCESS AND CIRCULATION Inclusive Design - City Wide I Nodes & Corridors I Structured Parking Site Function - City Wide I MTSA I Tall Buildings I Structured Parking Street Design - City Wide I MTSA I Tall Buildings Streets & Open Space - Tall Buildings The ground floor design provides for a fully active and animated edge to the public streetscape of Courtland Avenue East. Along the streetscape, a regular spacing pattern of entrances is set by three individual commercial unit entrances, the residential lobby entrance, and residential amenity rooms. There are three walkway connections from the public sidewalk along Courtland, including a wide central walkway and two secondary accesses (one which provides barrier -free access). A concrete walkway and patio space lines the Courtland -facing ground floor ranging generally between 3 and 6.5 metres in width. Internally on the site, concrete walkways lead into the Site from the entrance driveway. A 1.8 -metre - wide walkway lines the north side of the entrance driveway leading into the interior access courtyard providing access to the rear entrance of Tower B and the entrances to Tower A and C. This walkwaywidens and meanders in the courtyard to accommodate for functional spaces like sitting areas and bike parking locations. The proposed development also provides a connection to the surrounding area to the east. The landscaped area within the setback to the Highway 7/8 on ramp abutting the Site's northern property line accommodates a future walkway. This walkway provides further pedestrian access to the residential cluster on Vanier Drive through a new connection to the terminus of Fulton Street. I1:1GU.PII 11:..;. Single mita: entrance and driveway providing main vehicular and pedestrian connection coordinated with abutting property at 844 Court[and Avenue East (ABA Architects). URBAN DESIGN BRIEF -808 & 836 Courtland Inclusive Design - City Wide I MTSA I Structured Parking Site Function - City Wide I MTSA I Tall Buildings I Structured Parking Street Design - City Wide I MTSA I Tall Buildings Streets & Open Space - Tall Buildings A single driveway access to Courtland Avenue East serves the proposed development, minimizing the number of interruptions of the public streetscape along Courtland. This driveway provides ingress and egress to the interior access courtyard situated between the podium wings. All vehicular access and functions (fire routing, surface parking access, parking garage access, loading and moving functions) will be from the interior access courtyard, removing any such functional areas from the visibility of the Courtland public realm and streetscape. The driveway is situated generally in the same Location as the existing access to the Site for two principal reasons: first, to maximize the spacing to the Highway 7/8 ramp aligned at the Overland Drive intersection; and second, to maintain the existing easement providing access to parking on 844 Courtland Avenue East abutting to the south. 16 Page 90 of 183 6.S CAR PARKING Inclusive Design - City Wide I MTSA I Structured Parking Site Function - City Wide I MTSA I Structured Parking Base Design - Tall Buildings All parking for the development is contained within a parking garage (498 spaces) except for a small surface parking area (11 spaces). The parking garage is comprised of one underground Levels and six podium parking levels, providing parking for residents and commercial users. The surface parking area provides for short term visitor, drop-off and commercial functions. All garage entrances and surface parking spaces are accessed from the interior access courtyard to eliminate any views of parking areas and entrances from the Courtland streetscape. The design of the 6 -storey podium parking garage provides for a quality edge along the Courtland face and the Highway 7/8 flankage. Podium parking levels are integrated with the balance of the podium. Lobby and amenity functions line the ground floor edge and residential units line the upper floors along Courtland so that the podium garage is not visible from the streetscape. The Site's northern side is edged with a wide (14 metres) landscaped buffer area that provides space for trees and other plantings in depth to provide an attractive foreground to the podium garage. The entirety of the podium's northern elevation is articulated with architectural panels featuring different divisions, projections and textures that visually breakup the mass. 6.6 LOADING N SERVICE AREAS Site Function - City Wide I MTSA I Tall Buildings I Structured Parking Environment - Tall Buildings The proposed design situates all "back -of -house" activities internal to the Site and accessed from the interior access courtyard so that they are not visible from the Courtland frontage or Highway 7/8 flankage. There are dedicated loading spaces for each of the towers close to individual moving rooms. Individual garbage rooms are situated on the inward -facing side of the podium for each of URBAN DESIGN BRIEF -808 &836 Courtland the towers. Mechanical equipment rooms are all internalized and accessed from the rear building wall each with individual entrances. There are two Lay-by areas for short-term pick-up and drop-off functions. .7 B111CYCLE 111PARKING Inclusive Design - City Wide I MTSA I Structured Parking Site Function - City Wide I MTSA I Structured Parking Bicycle parking for the development is a combination of secure storage in the parking garage (Class A) for the residents and commercial tenants and secure storage in outside locations (Class B) for visitors and shoppers. The 700 -plus Class A spaces are distributed in seven different storage rooms through the P1 level and podium Levels to increase convenience of access and use for this large development. The 6 Class B spaces are situated on the rear side of the commercial units under the building overhang for a combination of access and weather protection. IFIIGURIE;- Proposed design includes seven differenu. locations thio ughout the parking gaga e and podh..urn floors to ac cornrnodate different i..u,ser needs and preferences for access. 17 Page 91 of 183 -------------- 1111 -------------- STORAGESTORAGE 1184 \1i 111 k f I ++ N x -F+ f w w I", k'111\ 6700 m I 1 m A 6700 4 I 1 M I 11 I1 M M �+E -IR LLOTS TALETEERGEE11-IT-1-1- -P-L STOPOGE UNDER LEVEL 1 ­--] L 11::1GUIR11:..;: (Parking garage underground level (ABA Architects). 11::1GUIR11:.l;: Ground floor parking leve i. of the 6st.orey integrated parking garage (ABA Architects). URBAN DESIGN BRIEF —808 & 836 Courtland 18 Page 92 of 183 6.8 BUILDINGARTICULATION CUL "digO Outdoor Comfort - City Wide I MTSA I Tall Buildings Cultural & Natural Heritage - City Wide I MTSA I Tall Buildings Compatibility - City Wide I MTSA I Tall Buildings Built Form - City Wide I MTSA I Tall Buildings ABA Architects' design package demonstrates a contemporary architectural character for the development that builds on the angled tower massing and profile. The following are the principal articulation characteristics: • Upper podium levels that project over the ground floor providing visual depth to the elevation and for weather protection. • Angled Tower B that projects past the podium base, bisecting the podium wall plane for a visual break of the longer mass. • Long and tall expanses of transparent glass for the ground floor double height, further Accent panels matching courtyard facade colour. Elevations facing streets - more oper angular fins, modular horizontal cuts distinguishing and articulating the podium. • More varied fenestration with vertical configurations and accent panel colouration differing throughout the tower sides. • Contrasting architectural compositions facing inward versus outwards on the Site through colouration and architectural effects. • Outward elevations facing the street and highway that feature more openings, incorporation of angular fins, and emphasis by modular horizontal cuts. • Inward elevations facing the access courtyard that feature fewer openings (to reduce overlook) and emphasis by modular vertical cuts. Architectural projections/fins on an angle to ernphasize the building shape. Modular horizontal and vertical cuts to emphasize the buildings If]GU11111:;;;, Inspirations for the development's architectural character, artiiCWabon and detailing (ABA Archi'tec'ts). mashing Interior (facing the courtyard) 9 Exterior (facing streets( Elevations, form architectural loop: with almost ntical buildings offering unique views n every angle. openings/overlook, modular vertical cuts URBAN DESIGN BRIEF -808 & 836 Courtland 19 Page 93 of 183 FIGUIRIE: Western bURding e�evations facing Court[and Avenue East (ABA Architects). l:"lIGUlRll:...- Easteirn buRding el.pvations facing rear of Site towards Vanier Drive (All:.�A Architects). URBAN DESIGN BRIEF -uou&oasCourtLand un Page 94Of183 FIGUIRIE: Southern buMiing el.evations fa(.-.ing internaL site drrvevvay (ABA Architects). l:"lIGUlllll:..... Northern buiLding eLevations facing � Hghway 7/8 corridor (ABA Architects). URBAN DESIGN BRI EF-uou&oasCourtLand 21 Page 95Of183 6.9 STIR1111E.ET L Illf1D1111:311IGN I Inclusive Design - City Wide I MTSA Street Design - City Wide I MTSA I Tall Buildings Streets & Open Space - Tall Buildings The landscape concept by GSP Group shows a well -landscaped streetscape edge along Courtland Avenue East. The landscape area extends out from the active commercial and residential spaces lining the building's ground floor face, which is set back between 4.5 and 8.5 metres from the property line (and farther to the public sidewalk). Where the pedestrian walkways widen along the building front, sitting areas provide spill -out space for commercial units and residential lobby and amenity areas on the ground floor. Planters around the building entrances and sitting areas provide opportunities for additional colour and visual interest along the streetscape. The dropping grade from building front to property Line is picked up with stairs and ramps for access together with sloped and terraced landscaped areas, including additional seating opportunities. The placement of the single driveway maximizes opportunities for a continuous row of street trees within the widened Courtland right-of-way to contribute to the urban tree canopy along this principal street corridor. I SEE Ll 1 FOR ROOF TERRACE AMENITY LAYOUT y w 1� ZI 6.10 II IIIIL"r HEI IIIITIIII! Cultural & Natural Heritage - City Wide I MTSA I Tall Buildings There are no built heritage resources on or adjacent to the Site. .11 I TUI I , � IIII! 1 IIII! Cultural & Natural Heritage - City Wide I MTSA I Tall Buildings There are no natural heritage resources on or adjacent to the Site. .f SUSS IIIA I -E „ III1:3111 Design for Sustainability - City Wide I MTSA I Tall Buildings Environment - Tall Buildings The Sustainability Statement submitted for the proposed applications outlines the sustainable site and building elements and initiatives for the proposed development. U COURTLAND AVENUE EAST 1f "TUFe 1P6P"FeE �1 COMMERCIAL AT -GRADE IFIIGUIRIE. Streetscape portion of the Landscape concept along Courtland (GSIP Group). URBAN DESIGN BRIEF -808 & 836 Courtland 22 Page 96 of 183 6.14 AMENITY Shared Spaces - City Wide I MTSA I Tall Buildings The design incorporates several shared indoor and outdoor amenity spaces distributed throughout the development for different users and recreation needs. There is approximately 4,600 square metres of total amenity space in the proposed development, including approximately 1,050 square metres of indoor amenity space and 3,550 square metres of outdoor amenity space. There are no balconies on the towers for reasons of construction ease and sustainability. The ground floor level contains two indoor amenity rooms, one each at the base of Tower B and Tower C. The expectation is that these rooms will primarily contain fitness facilities and other recreation -related uses. The indoor room at the base of Tower B leads out to a widened outdoor L 100/ TOWERA O 27 STOREY space that provides complementary sitting and resting space. The podium rooftop level contains a series of connected indoor rooms and outdoor terraces and forms the bulk of the development's amenity. Two large outdoor terraces on either side of Tower B provide for different outdoor activities and different user needs. The landscape concept by GSP Group illustrates a range of dining, active recreation, kids play, sitting and resting areas that can be accommodated in these large outdoor terraces, providing amenity needs for different users and interests. An indoor amenity room on the 7t" floor of each tower leads out to these outdoor terraces, consolidating the amenity function of the podium rooftop level. The expectation is that these indoor amenity rooms would accommodate supportive dining and play functions to the outdoor activities. M1 EXISTING ..J� BUILDING i TOWERC• 22STOREY 7/ f;; ....6STOREY NOUIUM I I j /AMENITY �I gr / C J a { W j -ASK {�y 11 , 4 r Z I w A �✓ / o is" i I „ � ,,. ... TOWERB- .k A/w, - 30 STOREY 6 STOREY PODIUM u LEVEL 7 AMENITY / / wwo r lnQm�///0//IIININIlU��-"tJIJ� r 107T 1 rF V/ i 7.. i .✓; / x l _ s✓u .. .. _ J O CQURTLAND AVENUE EAST IF'IIGUIM:..;. Roof Lop arnpniily terrace Landscape con cep I showirig Lhe 7111 flair prograrnlming (GSC'' Grw.ap). URBAN DESIGN BRIEF -808 & 836 Courtland 23 Page 97 of 183 Complementing the indoor ground floor rooms, � the MTOaotbackaiongtheSite's northern edge ia utilized as landscape area that provides pmaok/e recreation opportunities. The Landscape concept UyGSPGroup shows this space oammore passive ���' grmda-reiatedspace including awalking path and opportunities for dog walking and relief. ~ Section 11and 12Design Standards inthe Urban Design Manual suggest the following metrics for ` outdoor amenity space for the proposed development's scale. The outdoor terraces on their own satisfy the amount ofoutdoor amenity area suggested hvSection 11ofthe Urban Design Manual standards /1,954 square metres). This total is complemented by the passive space at grade within the MTOsetback aaoutlined above. As part of the outdoor terraces, the GSP Group ~a. � Landscape concept shows o Large kids play area with multiple play structures that is sized in keeping with Section 12 of the Urban Design Manual standards /44Osquare metres for the 17G 0 second/third bedrooms inmulti-bedroom unita\. N 6 STOREY pomoM LEVEL 7 AMENITY = � CQUIRTILAN FIIGUIM:..�;I amdscapeoonoept for MTO Setback edge abom8the site's northern edge (GSpGmnup), URBAN DESIGN BRIEF -8u8&03GCnurtLand 24 Page 98Of183 6.15 MICIROC1.111MATIC IMPACT AINALYSIS (both unaffected until approximately 5pm). Environment - Tall Buildings • There does not appear to be any outdoor open spaces at 37 and 49 Vanier Drive to the B°1 w1 sIFiAID w IMPACT T rear that would be affected by shadows The Shadow Analysis by ABA Architects models (shadows from proposed towers to do not bi-hourly times for the equinoxes and solstices. extend past the property line in the morning The proposed tower placement respects the hours). sunlight considerations in the Tall Building . The podium terraces receive sufficient Guidelines as: sunlight exposure at different times in the • It maintains 5 -plus hours of sunlight on the summer (southern terrace largely in full sun Courtland Avenue East sidewalks on the between 10am and 4pm; northern terrace September 21 equinox (no shadowing largely in full sun between 2pm and 6pm and essentially beginning 10am to sunset). partial sun between 10am and 2pm). • It maintains 5 -plus hours of sunlight on the • The podium terraces receive appropriate Vanier Drive sidewalks on the September 21 sunlight exposure in the winter, recognizing equinox (proposed towers do not impact their limited use (southern terrace largely in until 4pm and marginally at that). full sun between 10am and 2pm; northern terrace largely in full sun between 2pm and • It maintains 5 -plus hours of sunlight on play 4pm and partial sun at other times). spaces and field at Rockway Public School and the play spaces associated with the Sunshine Montessori School, both along Vanier Drive, on the September 21 equinox IFIGUIRIE;;;m .Juno: 2.1 Solstice Shadow Analysis s (AIBA ArchilecIs) 1, .is 'f.7 PIVlFI i pra°�y „� 4im June 21, loam ti June 21, 41m URBAN DESIGN BRIEF -808 & 836 Courtland June 21, 12pm adNlmNurio% "AmAr '1101C .. ° 1141��1"JJreJi UiFI11fl���1V n (4J' °4 1ra June 21, 6pm ;� ru�n�t4llk4duliitinaa�yax�ry w 7,,,... June 21, 2pm 25 Page 99 of 183 IFIGUIRIEE: September 21 E.'quinox Shadow Analysis (ABA Archfteas) '0' 01, (10" September 21, 1 September 21, 12prn September 21, bpm IFIGUIRIE... IDecernber 21 Equinox Shadow Analysis (ABA Architects) " I December 21, 1 Oam a, December 21, 12 j1Q, I, 0%; WIN . � �, *- "Art, December 21, 4pm try 1'l,',lRQIffi IAC ll Ty 'September 21, 2pm uuF 00< December 21, 2nm December 21, 6pm URBAN DESIGN BRIEF -808 & 836 Courtland 26 Page 100 of 183 .15.2 W II IIS ID IMPACT SLR Consulting prepared the Pedestrian Wind Study that assessed the expected wind comfort and safety conditions on and surrounding the Site. The Study was based on computer-based modelling of the proposed development under existing and proposed conditions. The Study predicts that the safety criterion will be met at the grade level but exceeded in locations on the Level 7 terraces on an annual basis. Wind control measures are recommended for the Level 7 terraces. The Study predicts at -grade wind conditions (including main entrance, retail and secondary entrances and/or exits) will be suitable for the intended use year-round. The Study does recommend wind mitigation features for the southern commercial entrance. Further, it predicts wind conditions for the sidewalks and nearby bus stops will be suitable for the intended use year-round. For the outdoor terrace comfort considerations, the Study predicts conditions will be generally windier than desired throughout the year. It recommends wind mitigation features for the outdoor terrace. The necessary wind mitigation measures and features at -grade and on -terrace will be incorporated at the Site Plan Approval stage. sitting Fast Wanking 0 Main Entrance Standing uncrarofonalxle CY Secondary Entrance f Exit Leisurely Walking Retail Entrance �pflfplflpflfplf Sitting Fast Walking II II II II Stili Umccanmtortai}ie Leiisurelywallknrg `_J Outdoor Amenity Space IFIGUIFYI:.Z: Predicted surnrner wind comfort: coin diIions, at girade (above) and oln the rooftop terrace LeveL (below) (Sll...lf� Consulting). URBAN DESIGN BRIEF -808 & 836 Courtland 27 Page 101 of 183 The proposed development at 808 and 836 Courtland Avenue East is a three -tower, mixed residential and commercial project within the Blockline ION Station area. This Urban Design Brief demonstrates that proposed development conforms to the design policy of the Official Plan and respects the design guidance of the Urban Design Manual, particularly the specific guidance of the Tall Building Guidelines. In summary, the proposed development's design: • Provides a compact intensification that is well -served by higher order public transit, commercial uses, and community facilities; • Accommodates virtually all parking within parking garage levels (underground and above -grade); • Links entrances and functional areas through a safe and connected pedestrian circulation pattern; • Provides a landscaped edge along Courtland that reinforces the public streetscape and at -grade active uses; • Establishes a human -scaled base defined by an appropriate mid -rise height, an intimate street relationship, and an active and transparent ground floor facing Courtland; • Respects the floorplate, separation, and overlook design guidance for the tower arrangement and massing; • Provides distinct tower and base portions regarding massing and articulation; • Provides a distinguished skyline addition through tower placement, different tower heights, angled floorplates, and alternative building elevations; • Maintains appropriate sunshine levels on affected off-site public sidewalks and open spaces and on-site amenity spaces; • Provides for satisfactory wind conditions at ground level and on the podium rooftop terraces with some mitigation measures required; and, • Establishes a clean and contemporary aesthetic featuring predominately masonry and transparent glass with fenestration patterns in varied configurations. URBAN DESIGN BRIEF -808 & 836 Courtland 28 Page 102 of 183 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 808-836 Courtland Avenue East Concept Drawing II°Ai ed Ii se 3 i g i t " IIs. II s e Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: January 5, 2026 Location: Council Chambers, Kitchener City Hall 200, King Street West or,V'irtual Meeting, Go to kitchener.ca/meetings and select: • Current agendas and reports (posted 10 days before meeting) • Appear as a delegation • Watch a meeting To learn more about this project, including information on your appeal rights, visit: www.kitchenenca/ PlanningApplications or contact: Andrew Pinnell, Senior Planner andrew.pinnell@ kitchener.ca 519.783.8915 The City of Kitchener will consider Official Plan and Zoning By-law Amendment Applications to facilitate 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 would contain commercial uses (532.1 m2). Various amenities and common areas would be provided throughout. Most parking would be within a parking structure / underground, though a small surface parking is prc[R�agjb 5%D3a6fnd Nces are proposed, as well as bicycle parking at 1 stall per dwelling unit. The amendments would allow a building height of 102.6 metres / 30 storeys, among other matters. Andrew Pinnell From: Pegah Fahimian Sent: Monday, December 23, 2024 1:31 PM To: Andrew Pinnell Subject: RE: OPA/ZBA comments re 808-836 Courtland Ave E Hi Andrew, Thank you for providing the updated documentation. I have reviewed the updated urban design brief and have no concerns about the proposed outdoor amenity area and physical separation. The landscape plan includes various programs that effectively meet the needs of different user groups. also reviewed their justification for not meeting the required setback to the north for Tower A, and it is acceptable. New development is highly likely to occur on the site's north side, and the tower's diamond shape helps minimize the impact. Thanks, Pegah Fahimian, B.Arch, M.Arch, MUD Senior Urban Designer/ Development and Housing Approvals Division / City of Kitchener 519-783-8911 / TTY 1-866-969-9994 a_I1im.0 _n...Vci:.ce_n_ r ca. i Page 104 of 183 Andrew Pinnell From: Lenore Ross Sent: Thursday, December 19, 2024 11:25 AM To: Andrew Pinnell Subject: RE: OPA/ZBA comments re 808-836 Courtland Ave E Hi Andrew, Park Planning is satisfied with the UDB revisions with respect to amenity space and have no further concerns with the OPA / ZBA. Regards, Lenore Page 105 of 183 Andrew Pinnell From: Jessica Vieira Sent: Thursday, November 28, 2024 11:18 AM To: Andrew Pinnell Subject: Re: Circulation for Comment - 808-836 Courtland Avenue East (OPA/ZBA) Hi Andrew, no heritage concerns with this one as the properties have no heritage status and are not within a CHL. Thanks, Jessica Vieira Heritage Planner I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7 519-741-2200 ext. 7041 1 'essuca,vieira @kutchener.ca Page 106 of 183 Project Address: 808-836 Courtland Ave E Application Type: Official Plan Amendment Application OPA24/011/C/AP Zoning By-law Amendment Application ZBA24/023/C/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: October 18, 2024 Environmental planning has reviewed the Official Plan Amendment Application (OPA) and Zoning By-law Amendment Application (ZBA) for the lands addressed as 808-836 Courtland Ave E to permit a mixed-use development containing three high-rise residential towers, shared common areas throughout with surface and structured parking for Natural Heritage Characteristics, Designations and Regulations and note: Schneider Creek and its riparian area are considered an Ecological Restoration Area (ERA) in the Kitchener Official Plan (adopted June 2014). The boundary of the ERA corresponds to the One Zone (Engineered) Floodplain associated with the Schneider Creek that extends onto the northwest portion of the property. The ERA and Floodplain are designated Natural Heritage Conservation in the Official Plan, and no change is proposed. The ERA/Floodplain is proposed to be zoned NHC-1. The Natural Conservation zone applies to lands designated Natural Heritage Conservation in the Official Plan. The purpose of this zone is to protect and/or conserve natural heritage features and their ecological functions. Further, it is intended to prevent the aggravation of existing natural hazards and/or the creation of new ones. Environmental Planning staff support the OPA as no change is proposed to the Natural Heritage Conservation Designation. Environmental Planning staff support the ZBA as the ERA (that corresponds to the One Zone Floodplain) is proposed to be zoned Natural Conservation (NHC-1). A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 107 of 183 City of Kitchener - Comment Form Project Address: 808 & 836 Courtland Avenue E Application Type: Comments of: Environmental Planning (Sustainability) — City of Kitchener Commenter's name: Mike Balch Email: mike. balch@kitchener.ca Phone: 519-741-2200 x 7110 Written Comments Due: October 18, 2024 Date of comments: October 15, 2024 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: 0 Sustainability Statement 808 and 836 Courtland Avenue, as prepared by Kevin Muir of Zehr Development, dated June 15, 2024 2. Comments & Issues: I have reviewed the supporting documentation (as listed above) to support a site plan application proposing a multi -tower mixed-use development, regarding sustainability and energy conservation, and provide the following comments: - Although the Ontario Building Code (OBC) is progressive, going forward all developments will need to include energy conservation measures that go beyond the OBC as the City (and Region of Waterloo) strive to achieve our greenhouse gas reduction target. - A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application which can further explore and/or confirm additional sustainability measures that are best suited to the development as the design evolves. - Upon review of the supporting documentation, the Official Plan and Zoning Bylaw Amendments can be supported as several sustainable measures have been proposed or are being considered for the development. Further details and clarification are requested at the time of a Site Plan Application. - The development proposes several sustainable measures including: o The compact and efficient design of underutilized lands o The consideration to encourage greater public transit use o Pedestrian supportive design o On-site secure bike parking promoting active transportation o Proposed low -flush toilets and low -flow shower heads o Cool/light coloured roofing material o EV Infrastructure o Consideration for the reuse and recycling of construction and building materials o On-site garbage, recycling, and compost o An efficient building envelope 1 1 II�!11 a Iii„ Page 108 of 183 Potential items for consideration at Site Plan Stage are: o Community / common gardens and urban agriculture including opportunity for on- site composting for residents o Building envelope (wall, roof and window thermal performance) designed beyond OBC requirements o Use of alternative water supply and demand management systems such as rainwater harvesting and grey water reuse or readiness of the development to incorporate such systems in the future o What measures are being incorporated to enhance stormwater quantity and quality ■ If further landscaped and/or green space can be incorporated o LED lighting will be utilized for indoor and outdoor lighting and if sensors will be used to increase energy efficiency o Consideration of alternative or renewable energy systems to meet new energy demand created by the development (i.e. ground source or air source heat pumps, roof -top solar photovoltaic panels, solar thermal hot water system, capture of waste heat from industrial processes to use for thermal energy needs, etc), or design of the site and building for "readiness" to add these systems in the future. 3. Conditions of Site Plan Approval: • To submit a revised Sustainability Statement to the satisfaction of the City's Director of Planning. Further, the approved sustainability measures recommended in the Sustainability Statement will be implemented in the landscape, stormwater management, and building design, to the satisfaction of the City's Manager of Development Review. 4. Policies. Standards and Resources: • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. • S. Advice: ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise). ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement Page 109 of 183 Date: December 2, 2024 To: Andrew Pinnell From: Jason BrOI6 Subject: Zoning By-law Amendment and Official Plan Amendment Application 808 Courtland GP Inc. 808-836 Courtland Ave E, Kitchener ZBA 24/023/C/AP OPA 24/011/C/AP l p``w"o rf,-v"?R The below comments have been prepared through the review of the supplied Functional Servicing & SWM Report dated June 11, 2024 prepared by MTE Consultants Inc.; in support of the above noted applications. General Comments: 1. Engineering is in support of the applications. Sanitary: 2. Previous capacity issues in the downstream sewershed identified for this site in 2022 do not present a problem now through review with the City's updated sanitary model and Integrated Sanitary Master Plan. Water (Angela Mick, Kitchener Utilities): 3. The report looks good. No further comments provided. Storm and Stormwater Management: 4. A more thorough review of the site SWM will be conducted with detailed design. 5. Note: SWM fees with respect to retention or quality are assessed and calculated in the year in which they are to be paid. Jason Brule, C.E.T. Engineering Technologist Page 110 of 183 Andrew Pinnell From: Mike Seiling Sent: Wednesday, November 27, 2024 11:36 AM To: Andrew Pinnell Subject: RE: Circulation for Comment - 808-836 Courtland Avenue East (OPA/ZBA) Building; No concerns and note a Record of Site Condition per EPA and MOE will be required for this residential redevelopment proposal. Page 111 of 183 City of Kitchener PRE -SUBMISSION CONSULTATION COMMENT FORM Comments Of: Commenter's Name: Email: Phone: Date of Comments: Address: 1. Site Specific Comments and Issues: Transportation Stefan Hajgato Stefan.Hajgato@kitchener.ca (519) 741-2200 e 7410 October 18, 2024 808-836 Courtland Avenue East • The City requests the applicant, in cooperation with the Region of Waterloo, improves the active transportation facilities fronting the subject site to accommodate cycling facilities, such as a multi -use pathway or cycle tracks. This would provide access to the active transportation network on the opposite side of Courtland Avenue East from the subject site, as well as provide a link towards a future connection to the City's cycling network on Vanier Drive. • Note that due to provincial policies, as of June 2024 there are no longer a minimum number of vehicular parking spaces required within any City MTSA areas, which includes near Blockline Station. Any current official plan policies and zoning regulations that require vehicle parking spaces in these geographies are of no force and effect. Minimum bicycle parking spaces required under the City's zoning by-law are not impacted by these policies. 2. Plans, Studies and Reports to submit as part of a complete Planning Act Application: • Vehicle Swept Path Analysis using AutoTURN or equivalent software 3. Anticipated Requirements of full Site Plan Approval: • Pavement Marking and Signage Plan (PMSP) 4. Policies, Standards and Resources: • Urban Design Manual • Zoning bylaw - City of Kitchener 5. Anticipated Fees: • N/A. Page 112 of 183 Andrew Pinnell Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Pinnell, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 811 floor Kitchener Ontario N2G 4J3 Canada Telephone: 519-575-4400 Fax: 519-575-4449 www. regionofwaterloo.ca Will Towns: 1-519-616-1868 File: D17/2/24011 C14/2/24023 August 15, 2024 Re: Regional Addendum Comments Official Plan Amendment OPA 24/011 and Zoning By-law Amendment ZBA 24/023 808-836 Courtland Avenue East Zehr Group (c/o Kevin Muir) on behalf of 808 Courtland GP Inc. City of Kitchener Further to comments dated October 21, 2024, Regional staff have prepared additional comments pertaining to the above -noted Official Plan amendment (OPA) and zoning by- law amendment (ZBA) applications. Regional staff understand the applicant proposes to demolish the two existing commercial buildings on these lands and construct a mixed- use development with three high-rise residential towers (Tower A — 27 storeys, Tower B — 30 storeys, and Tower C — 22 storeys) on the consolidated parcel. Towers A and B are to be situated on a shared podium, and the development in total would include 977 dwelling units, consisting of a mix of 1-, 2-, and 3- bedroom units. Commercial uses (532.1 square metres) are proposed in the podium at grade. The subject lands are located in the Urban Area, Built Up Area and Block Line Station MTSA in the Regional Official Plan (ROP), and located across from an Employment Area as identified on Map 3 of the ROP. Additionally, these lands are designated Commercial and General Industrial Employment in the City's Official Plan; and zoned Arterial Commercial (C-6 with special provisions 1 R — floodplain, 73R and 76U at 808 Courtland Avenue East) and Industrial (M-2 with special provision 29R at 836 Courtland Avenue East). The OPA is required to change the designation to High Density Document Number: 5051487 Version: 2 P46J qf1 � of 183 Residential with a site-specific policy to permit a floor space ratio (FSR) of 7.0, while the ZBA seeks to change the zone category to High Rise Residential (RES -7) with site- specific provisions to permit restaurant and retail uses, reduce setbacks, implement the 7.0 FSR, increase the maximum building height to 102.6 metres or 30 storeys, and add a range of design -related regulations. Regional staff in coordination with the City have now had the opportunity to complete review of the Transportation Impact Study and Environmental Noise Study associated with the proposal, and offer the following comments reflective of the Region's revised responsibilities following the proclamation of Bill 23 (the More Homes Built Faster Act) locally on January 1, 2025. Environmental (Transportation) Noise Regional staff have received the noise study entitled Road/Rail Traffic and Stationary Noise Impact Study, 808-836 Courtland Avenue East, Kitchener Ontario, prepared by JJ Acoustic Engineers (dated March 4, 2024) submitted with the application, as well as the updated report dated May 13, 2025. The primary review was conducted by a third -party reviewer, and Regional staff have reviewed the reports and associated peer review comments (prepared by RWDI, dated May 1, 2025 and August 5, 2025) as they pertain to noise from Courtland Avenue East (Regional Road No. 53). The peer reviewer and City staff have now accepted the study, and Regional staff accept the study's conclusions pertaining to road noise from Courtland Avenue East. Specifically, the following recommendations will be required to be included in a registered development agreement with the City and/or Region as part of a future plan of condominium application: Tower A: o Inclusion of noise warning clause Type D in all future offers of purchase and sale, lease and rental agreements, and condominium declarations for units on all fagades: ■ "This dwelling unit has been supplied with a central air conditioning system which 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." o Mandatory installation of air conditioning for the entire building. o Minimum STC 32 for all exterior glazing on the north fagade, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 30 for all exterior glazing on the east fagade, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 27 for all exterior glazing for the west fagade, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 48 for exterior wall composition for all fagades. Document Number: 5051487 Version: 2 P464 qfl� of 183 - Tower B: o Inclusion of noise warning clause Type D in all future offers of purchase and sale, lease and rental agreements, and condominium declarations for units on all fagades (see above). o Mandatory installation of air conditioning for the entire building. o Minimum STC 31 for all exterior glazing on the north and west fagades, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 28 for all exterior glazing on the east fagade, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 30 for all exterior glazing on the south fagade, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 47 for exterior wall composition for all fagades. - Tower C: o Inclusion of noise warning clause Type D in all future offers of purchase and sale, lease and rental agreements, and condominium declarations for units on all fagades (see above). o Mandatory installation of air conditioning for the entire building. o Minimum STC 31 for all exterior glazing on the north fagade, using a 35% window area to floor area ratio and thick operable windows. o Minimum STC 28 for all exterior glazing on the east and west fagades, using a 35% window area to floor area ratio and thick operable windows. Outdoor Living Area: o Inclusion of noise warning clause Type B in all future offers of purchase and sale, lease and rental agreements, and condominium declarations for all units in the development: ■ ""Purchasers/tenants are advised that despite the inclusion of noise control features in the development and within the building units, sound levels due to increasing road traffic may on occasions interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment. " In addition to these recommendations, Regional staff will also require that the development agreement specify that prior to the issuance of any building permits, a Professional Engineer will certify that the noise attenuation measures are incorporated in the building plans and upon completion of construction, the Professional Engineer will certify that the dwelling units have been constructed accordingly and meet NPC -300 noise level objectives. Regional staff understand that City staff propose to implement a holding provision requiring completion of a detailed noise study once design of the buildings has occurred. This is in keeping with the Region's recommendation in comments dated October 21, 2025 and an approach the Region continues to support. Regional staff Document Number: 5051487 Version: 2-� gfl9 of 183 require that the holding provision require submission to the Region's satisfaction as the study will confirm requirements pertaining to noise from the Regional road. Transportation Impact Study (TIS) Regional staff have received and reviewed the study entitled "Transportation Impact Study, 808-836 Courtland Avenue East, Kitchener, ON", prepared by Paradigm Transportation Solutions Ltd. and dated June 25, 2024, as well as addendum letters dated January 29, 2025. Along with a range of advisory comments related to transit infrastructure and pedestrian connection recommendations (outlined in comments dated October 21, 2025) the following comment for action was provided directly to the applicant and their consultant on November 11, 2024: - Regional staff do not accept the recommended provision of the eastbound left - turn lane at the site access because of the four -lane cross-section of Courtland Avenue East at this location. However, staff recognize that this has been reviewed in the TIS through SimTraffic (Section 4.4.3 Queuing Impacts) to ensure that eastbound and westbound queues between the Highway 7/8 ramp terminal and the site access do not affect traffic operations at both locations. o To address this issue, completion of a TIS addendum prior to issuance of a Regional access permit was requested. The addendum was required to include SimTraffic analysis evaluating eastbound queues without provision of an eastbound left turn lane at the site access. A meeting with all parties was held on January 9, 2025 in which comments from Regional staff and the Ontario Ministry of Transportation (MTO) were discussed — including the proposed eastbound left -turn lane, with which MTO staff were also concerned. Staff note that the requested addendum and SimTraffic analysis was conducted and included in the addendum letter dated January 29, 2025. While this work remains under review (response to be provided to the applicant as soon as possible), Regional staff confirm acceptance of the TIS for the purposes of OPA/ZBA approval, and a final determination related to access configuration will be determined through the access permit issuance process. Source Water Protection & Risk Management This site is located in a wellhead protection sensitivity area (WPSA) as identified on Map 6 of the ROP. As a hydrogeological study was not submitted in support of geothermal energy systems, Regional staff request a full prohibition on all geothermal energy systems in the amending zoning by-law for the site. The required wording for the prohibition is: 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. Document Number: 5051487 Version: 2-6 qfl � of 183 Additional comments related to source water protection in comments dated October 21, 2024 continue to apply as the project moves to the site plan stag, including the negotiation of a final Risk Management Plan. Fees The Region is in receipt of all required fees associated with these applications. Conclusions & Next Steps As per the above, Regional staff have no objection to approval of the OPA/ZBA applications, provided A holding provision is applied to the property requiring completion of a detailed noise study to confirm recommendations associated with Regional road noise sources prior to site plan approval; and The amending zoning by-law includes a geothermal prohibition as outlined above. 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. Further, please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Will Towns, MCIP RPP Senior Planner C. Kevin Muir, Zehr Group (Owner/Applicant) Document Number: 5051487 Version: 2_� qf1 � of 183 October 22, 2025 Erica Bayley, P.Eng. Paradigm Transportation Solutions Ltd 5A-150 Pinebush Road Cambridge, ON N1 R 8J8 Dear Ms. Bayley: 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 ionofwaterloo.ca File No.: D18-20/53 Courtland 808-836 Courtland Avenue East Re: Transportation Impact Study, 808 Courtland GP Inc, 808-836 Courtland Avenue East, City of Cambridge Region staff have reviewed the report entitled Transportation Impact Study, 808-836 Courtland Avenue East, Kitchener, ON, dated June 25, 2024, as well as the addendum letter dated January 29, 2025, both prepared by Paradigm Transportation Solutions Limited and accept them for the purposes of the OPA/ZBA approval. A final determination on the access configuration will be made through the Access Permit process with the future Site Plan application. Please note, however, that at this time Regional staff do not support the proposed left -turn lane on Courtland Avenue East. The left turn lane will not be a Regional requirement of Site Plan or Access Permit approval. Yours Truly, Cheryl Marcy, C.E.T. Manager, Corridor Development 226-753-1093 Document Number: 5072913 Page 118 of 183 Andrew Pinnell From: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca> Sent: Tuesday, April 22, 2025 5:40 PM To: Andrew Pinnell Cc: Kevin Muir; Santos, Paul (MTO); William Towns Subject: RE: 808-836 Courtland Ave E OPA/ZBA application - TIS discussion Hello Andrew, MTO does not anticipate any concerns with the adoption/passing of these proposed OPA/ZBA applications. However, prior to site plan approval, and as a condition of MTO permit approvals, the following responses / comments must be addressed, to the satisfaction of MTO; Response No.1: MTO requires that posted speed is to be reported as is posted i.e. 90 km/h. Response No.2: The seasonal variation is around 20% on Hwy 7 at this location. Summer counts are required. Response No.5: Agreed to use average rate vs fitted curve equation and not just due to a lower R2 value but due to other factors also. However, found trip calculation error. The report says a retail area of 1,565 m2 that translates to 16,850 sq ft. but the trips are calculated for 6,130 sq. ft. Response No.6: No, they are not comparable. Shopping Centre is for over 140,000 sq ft whereas the subject retail plaza is 6,130 sq ft as reported. However, not pressed further, given a small number of pass -by trips. Response No.7: Not agreed to use "Close to Rail Transit" as this option is normally for within 400m. The report says it is 650m. Response No.8: The comment was about trips from west on Hwy 7/8. These are shown as Hwy 7/8 East and the trip from East are included in Courtland Ave East (From North). No further action required. Response No.9: MTO requires to know the impacts on north ramp terminal. The ramp terminal is required to be included in the analyses. Response No.10: The westbound trips on Hwy 7/8 are included in southbound trips at the Hwy 7/8 W-N/S intersection with Courtland Ave and Overland Dr. MTO requires the trip distribution at north ramp terminal also. Response No.11: The 10 years historical growth rate on Hwy 7/8 is 2.1% (2010-2019). Please use 2% growth rate for MTO ramp terminal. Response No.12: There is error in Table 1 for southbound Hwy 7/8 ramp in 2030 Total Traffic. Though truck conversion wasn't made the number for WB left turn on Courtland Ave will not change significantly. We agree that westbound queue length on Courtland Ave East will not impact the proposed site driveway. Please provide storage length required under existing/background traffic conditions to see the impact of development traffic. MTO also provides the following additional comments: Why PHF of 1.00 is used ? Why link speed of 50 k/h is used vs 60 k/h? Link length in Synchro is 127.5 m between the off -ramp and site entrance, whereas report says 110m. Explain. Page 119 of 183 Please note that if there are significant changes to the trip generation as a result of addressing these comments, it may result in geometric changes being required on Courtland Ave and/or at the Highway 7/8 ramp terminals. TIS's that are older than three years and/or containing traffic data older than three years may be deemed by MTO as insufficient documentation of the potential impacts of a development proposal on the provincial highway network. If you have any questions, please let me know. Thank you, Jeremiah Johnston Corridor Management Planner I Highway Operations Branch Ministry of Transportation I Ontario Public Service (226)-98o-6407 I jeremiah.johnstonaontario.ca Ontario Taking pride in strengthening Ontario, its places and its people Page 120 of 183 Jade Consulting 411 Confederation Parkway Acoustics Engineers Unit 19 Inc. Concord, Ontario L4K 0A8 435 de la Gauchetiere West 15tn Floor Montreal, Quebec W3B 249 1EM11141malml Re: Road/Rail Traffic and Stationary Noise Impact Study Peer Review Proposed Residential Development 808 to 836 Courtland Avenue East City of Kitchener Our File: 24-184 As requested, Jade Acoustics Inc. has reviewed the RoadlRail Traffic a Stationary Noise Impact Study dated March 4, 2024, updated May 13, 2025 and th Response to CN Peer Review Comments letter dated May 29, 2025, both prepared JJ Acoustic Engineering Ltd. on behalf of Zehr Development. I The proposed residential development is located at 808 to 836 Courtland Avenue Ea -M south of Conestoga Parkway, in the City of Kitchener. The CN Guelph Subdivision on t Huron Park Spur is located approximately 250 m west of the subject site. Two rail lin for the Grand River Transit ION light rail service are located immediately west of t CN rail track. The CN HUron Park Rail Yard is located approximately 325 m to the Southwest of the proposed development. The proposed development is comprised of a 27 -storey Tower A, a 30 -storey Tower and a 22 -storey Tower C on a 6 -storey podium. There are two outdoor amenity are proposed to be located on top of the podium, north and south of Tower 13- Page 121 of 183 New Development in Proximity to Railway Operations" (FCM/RAC guidelines) and the Ministry of the Environment, Conservation and Parks (MECP) guidelines have been used. Ttia Nitise last updated October 22, 2019, has also been considered in our peer review. No original analyses have been conducted. CN should be consulted directly regarding any requirements unrelated to and in addition to the noise and vibration review/comments. Our comments are summarized below. AD E Noise -�"c 6 J S --"i I. As requested in our 1$t peer review letter, the updated study addresses the Huron Park Yard (interchange rail yard). However, only impulsive noise associated with train coupling/uncoupling and stretching operations in the rail yard has been assessed. There are no references to other train activities such as locomotive idling, train movements, etc. typically occurring in rail yards, A memo dated June 17, 2025, prepared by Akoustik Engineering Limited discusses attended and unattended sound measurements of the rail activities conducted at the proposed site. The memo is included in Attachment G of the �ets letter. The scope of work included only the impulsive noise mentioned above with no assessment of the equipment and operations generating steady noise. This scope of work is not sufficient to address rail yards. It is also not enough to conduc! 44w#q ?rri 4,41 conclude that there is no impact on the proposed development. There could be days with no rail activities, especially in smaller rail yards as is the interchange yard, followed by operations which generate noise. 2. The CN warning clause will need to be updated to say 1,000 m" instead of as the interchange rail yard is within 1,000 m of the proposed development. We note that the same comment was included in our 15t peer review letter as Item 7 wifth expectation that the requested change will appear in the updated study. However, even though the response to comments letter indicates that the Cli warning clause has been updated, no change is included in the study dated May 13,2025. Page 122 of 183 Conclusloris Based on our review of the updated study, it is expected that the proposed development is feasible and can be designed to meet the CN, FCM/RAC, MECP and RMWNPI guidelines. To assist in updating the noise study, included in Appendix A is a plan showing the locations of noise sources within the rail yard as well as tables providing the sound power information to be used in the analysis. Please note that the information regarding the rail operations is to be Lised solely for this l2rojec as CN may alter operations within the rail yard as needed. As CN uses the Noise Impact Study and corresponding mitigation requirements to prepare the CN Agreement, we recommend that the study be updated to include the rail operations information included in Appendix A and address the peer review comments. j A DE i -c- (TUI -S" F j '(E' -S' A subsequent peer review is to be completed when the updated noise impact study has been submitted. Yours truly, im M Nov. '13,2025 1000 .�328 k." S S r Nov. 13 2 2 11). C ci 1'. j s I I 111 DSIDCG/jg LNPeer Reviews\24-184 Nov 13-25 808 to 836 Courtland Avenue East -Road -Rail -Traffic & Stationary NIS (2nd Peer Review).docx MMMM Page 123 of 183 808 to 836 Courtland Avenue East Jade Acoustics Inc. APPENDIX A FMILYARD HNIFOIRMATION Page 124 of 183 1 I%r 04 6 M dx (D w N (U tb 0 t1S Page 125 of 183 Page 126 of 183 I I Page 127 of 183 I Page 128 0 183 E \ / /) � ��\ f Li z , \ \�\ \ � ( \\\ Page 128 0 183 Andrew Pinnell From: Eric Schneider Sent: Wednesday, September 3, 2025 9:00 AM To: Andrew Pinnell Subject: FW: SNGREC Environmental Comments RE: 808 Courtland Ave From: Garett Stevenson <Garett.Stevenson@kitchener.ca> Sent: Tuesday, September 2, 2025 8:11 PM To: Eric Schneider <Eric.Schneider@kitchener.ca> Subject: FW: SNGREC Environmental Comments RE: 808 Courtland Ave 808 Courtland Ave Haldimand Tract and 1701 Nanfan Treaty Preamble Six Nations of the Grand River (SNGR) Territory is within the most highly urbanized land in Canada. Development has occurred on Six Nations' traditional territory without consultation or consent of SNGR. The cumulative effects of this intense development has contributed to significant environmental degradation and, as a result, Six Nations has experienced severe impacts on its ability to exercise Aboriginal and Treaty Rights that are not only set out in the treaties themselves but are also recognized and affirmed in Section 35 of the Constitution Act, 1982. These treaty lands are subject to unresolved litigation and any infringement upon our treaty rights must be fully mitigated by the proponent. The 1701 Nanfan Treaty guarantees SNGR's right to harvest and hunt on this property for perpetuity, but this proposal undermines those rights. SNGR must be accommodated to mitigate any harm to its treaty rights caused by the proponent. Treaty Rights Compensation As this development will essentially ensure that this land will never be returned to a natural state while consuming resources and emitting greenhouse gases, SNGREC requests that this development be paired with compensation for impacts to Six Nations Aboriginal and Treaty Rights and to the environment. SNGREC requests that these compensations come in the forms of affordable units, dedicated units for First Nations people, and environmental enhancements. Please reach out to lrlust@sixnations.ca to set up a meeting to determine compensation. Landscaping SNGREC requests that only native plant species are used in landscaping efforts. Please provide SNGREC with a landscape plant list before procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery for procurement of plants if Kayanase's capacity allows. Page 129 of 183 Bird and Light Friendly Design SNGREC requests that the buildings are designed using bird and light friendly practices. This includes minimizing reflective surfaces, creatingvisual markers on windows, and directing light downwards. Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and implement them thoroughly across the entire design: 'ittlps://www.toiroirrlto.( a/wlp-c oii,iitell'Ilt/�Al�.)Ioads/2017/08/8dl(l :-IE6ii-¢J-I iiµiieii,idl -I eel --Iii i(-,t1c -G" .,.i,,s.lp .if hitLI s-,// r aga.toiroir�to.ca/ rlp-coiiiit frit/ujilpl..oa / 01 /0 / ff -c L-1pl,.iiiiiiiliiii �-Ihb ii,¢ effe(,tiive-i,iglitiic .l df Commercial Space SNGREC recommends increasing the amount of commercial space within this development. More easy access to commercial spaces means residents do not have to travel as far, which reduces traffic (and therefore emissions), improves human health, and saves money. Nia:wen (thank you), 'and Use and Stewardship Technician Six Nations of the Grand River Elected Council Lands and Resources Department lrlu st@sixnations.ca Confidentiality Notice: This email, including any attachments, is forth sole purpose of the intended recipients and may contain private, confidential, and privileged information. Any unauthorized review; use, disclosure or distribution is prohibited. If you are not the intended recipient or this information has been inappropriately forwarded to you, please contact the sender by reply email and destroy all copies of the original. Page 130 of 183 Andrew Pinnell From: Garett Stevenson Sent: Sunday, September 21, 2025 10:44 PM To: Andrew Pinnell Subject: FW: Current Significant Development Applications Hi Andrew, Please include the following advisory paragraph in the OPA/ZBA report as per comments from SNGR. If an archaeological find is discovered, work at the site must immediately stop to prevent further damage or disturbance. All work must be stopped, the site secured, and the licensed archaeologist, the City of Kitchener, and the Ministry of Tourism, Culture and Sport must notified. If human remains are found, all work must stop immediately to preserve the site as an archaeological find. The area should be secured, and the discovery reported to the licensed archaeologist, the City of Kitchener, the Ministry of Tourism, Culture and Sport, the Registrar at the Ministry of Public and Business Service Delivery, and Waterloo Region Police. I will add to property file as well. Thanks, Garett Stevenson (he/him), BES, RPP, MCIP Director, Development and Housing Approvals Division City of Kitchener 519-783-8922 TTY 00 1-866-969-9994 ar;,tt .ste0 J '°��o/��r' � y K i dui N R.rAMINOG>%/„ ,�. GREAT /� Irr .i'f; PLACESPEOPLES CHOICE �ii� ✓ �(,w "/ lj%i/%%//, AM1NRfi5 t.R.A �Y /!GS'� �I voting open now! r, IYm�'pf From: Tierra Henhawk <acmaa@sixnations.ca> Sent: Wednesday, September 3, 2025 8:41 AM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Cc: Emmett Vanson <LRLUST@sixnations.ca> Subject: RE: Current Significant Development Applications You don't often get email from acmaa@sixnations.ca. Learn why this is important Good morning Garett, Six Nations Archaeology has reviewed the materials you provided and would like to offer the following comments: 26 Stanley Avenue & 31 Schweitzer Street—An archaeological assessment has been submitted; however, the link provided is inaccessible. 1340 Fischer Hallman Road — For the proposed subdivision at this location, SNGR requests that at minimum, a Stage 1 Archaeological Assessment be conducted. Page 131 of 183 808 &836 Courtland Avenue East —We recommend that a standard archaeological warning clause be included on the file. Rockcliffe Drive (Freure South) — Could you confirm whether an archaeological assessment has been completed for this development? Nya:weh! /Thank You! cawe ,e4, TwAm Huthowk, ArchaeoLo y Community lMonirtoir AdirministiraLive Assistant Six Nations of the Grand River (SNGR) Lands and Resources Department 2498 Chiefswood Road, Ohswel<en ON (T) 519-445-2205 ext: 5465 Lands & Resources Department (T) 519-753-0665 a cinii a sioxinanluioins.c Confidentiality Notice: This e-mail including any attachments, is for the sole use of the intended recipients and may contain private and confidential information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient or this information has been inappropriately forwarded to you, please contact the sender by reply e-mail and destroy all copies of the original. Page 132 of 183 Andrew Pinnell From: Trevor Heywood < theywood @grand river.ca > Sent: Thursday, December 19, 2024 8:53 AM To: Andrew Pinnell Subject: Re: OPA/ZBA comments re 808-836 Courtland Ave E Attachments: 2024 -10 -18 -redline grading_RFE.pdf, Re: Fw: Circulation for Comment - 808-836 Courtland Avenue East (OPA/ZBA) Hi Andrew, We have no further concerns with the application, with the expectation that the applicant will implement their proposed adjustments at site plan. Regards, rrevoir III°le w d l::3''„Sc„(I[:::::nv„) ?n: SOLAirce IRl4rnnner Grand IIq',iiveir Cr:ir7seirvt:fiioiimn k,jthoirity 400 Clyde Road, PO Box 729 Cambridge, ON N1R5W6 Phone: 519-621-2761 ext. 2292 Email: theywood@grand river.ca www,.irrdriverca Ipiwith us o social irnedia i Page 133 of 183 Andrew Pinnell From: Planning <planning@wcdsb.ca> Sent: Thursday, October 17, 2024 2:27 PM To: Andrew Pinnell Subject: Re: Circulation for Comment - 808-836 Courtland Avenue East (OPA/ZBA) Hi Andrew, The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have the following comments/conditions: 1. That any Education Development Charges shall be collected prior to the issuance of a building permit(s). 2. That the developer and the Waterloo Catholic District School Board reach an agreement regarding the supply and erection of a sign (at the developer's expense and according to the Board's specifications) affixed to the development sign advising prospective residents about schools in the area. A sign specifications document can be found at the bottom of the board's planning department web page (liittll;):.„://w wr At.wcd;: b.c ,a.:/aIboAt-uAS/ S/I1. li liri1irn /). 3. That the developer shall include the following wording in the site plan agreement and any future site plan agreement or condominium declaration to advise all purchasers of residential units and/or renters of same: "In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point. ” 4. That the developer co-ordinate and reach an agreement with the Waterloo Catholic District School Board and Student Transportation Services of Waterloo Region regarding the provision and maintenance of infrastructure for school bus picl<-up and drop-off locations. Kind regards, Isabelle Lung Ler Planning Technician Page 134 of 183 Andrew Pinnell From: Sent: To: Subject: You don't often get email from Hello, Lisa Worboys Monday, October 28, 2024 3:05 AM Andrew Pinnell proposed development 808-836 Courtland Ave East Learn why this is important I do not think that the 3 towers should be built at 808-806 Courtland Ave E. Right now, both of those lots are commercial and industrial and residential is not permitted. You want to go from residential not permitted to 3 high tower buildings?! Thats crazy, 2 of which will be the tallest in the region. That space is not big enough. The traffic in that area at peak times is already busy. There are 2 schools around the corner and it's busy with people dropping off and picking up children. The expressway at peak times is also backed up from fairway cut off to Courtland and for some reason the traffic report being done doesn't even look at that? Add in 1000 units and that is one big congested area. There are currently natural heritage areas across and beside those lots, apparently, they are not protected so you can ignore them...? Just because you can override them doesn't mean you should. You'd literally be replacing natural areas with the complete opposite of excessive traffic and people, garbage and pollution, that's not right. think there were 500 - 700 parking spots... For 1000 units when families have 2 vehicles nowadays and that is supposed to include parking for the restaurant or whatever public stores you put in there, I don't think so. It was mentioned a few times that it is supposedly an ideal place because of the ion being there, just because the ion and travel hub is there doesn't mean it's a good place overall for them. I am totally against these 3 buildings, 2 lower rises maybe but not what you are proposing. Thankyou, Lisa Page 135 of 183 Andrew Pinnell From: Sent: To: Subject: You don't often get email from Hi Andrew, Brian M Saturday, February 22, 2025 3:24 PM Andrew Pinnell Fwd: OPA24/011/C/AP - 808 Courtland Ave I realized I emailed the wrong contact. Please see my comment below. Thanks, Brian. ---------- Forwarded message --------- From: Brian M < Date: Sat, Feb 22, 2025 at 2:59 PM Subject: OPA24/01 1 /C/AP - 808 Courtland Ave To: <Craig.Dumart@kitchener.ca> Hi Craig, Learn why this is important Unfortunately I have not been following the development proposal at this site and have missed the community consultation meetings. Has the staff report been scheduled for Council's consideration? I have not reviewed all of the materials but I had some comments below for consideration. Unit Mix: I'm concerned with the lack of family sized units, the proposed 1% of 3 -bedroom units is very low. The 2021 StatsCan census for Kitchener Waterloo and Cambridge suggests there are not as many single households that are also living alone. Barrier free units: Could you confirm the number of barrier free dwelling units? Is there a Building Code Act requirement to provide a minimum of them? Sun/Shadows: It's difficult to tell but during the December shadows, will there be net new shadows cast on the schools or are they behind existing shadows? Why are the shadows not shown hourly? i Page 136 of 183 Amenity Space: • The proposed amenity space for the children's play area is proposed adjacent to the highway, I am concerned with noise and pollution and the enjoyment of the space for residents. The proposed play area for children suggests that the developer predicts there will be children or families living here which contradicts the lack of the proposed family units. • Will there be any walls proposed around the amenity spaces? I would just caution additional shadows if so. Pet relief areas: Are any pet relief areas proposed? Many residents in the City own a pet and I think it's important that there are areas designated for pets, otherwise you will have residents walking precariously around the base building to find any soft landscaping. I live in an apartment on Blockline Road and there are many pet owners and the pet amenities appear to be a second thought or were never considered. Wind Assessment Will a wind tunnel assessment be required by the City? I'm concerned about the uncomfortable wind conditions on the level 7 amenity areas. I agree with SLR that these areas need further refining, they are important given the lack of parks and areas for children to play. Parking Vehicular: How many visitor parking spaces will be provided for the residential and commercial uses? • How will Pick -Up and Drop Off work for Ubers and deliveries? Bike: The proposed bike parking appears excessive, given the City will only require approximately 500 spaces. Please add me to the interested party list, I'd like to be notified of any Decisions made on this application. Thank you, Brian Page 137 of 183 Andrew Pinnell From: Sent: To: Subject: You don't often get email from Hello Mr. Pinnell Fred Cepovski Wednesday, October 16, 2024 8:22 PM Andrew Pinnell 808-836 Courtland Avenue East development Planning I'm writing to you as a resident at Learn why this is important I've been living in this building twice over my lifetime. Recently, 12 years. Before that, earlier in my life, 6 years. I face the Courtland Avenue side-. I wanted to leave you some comments to ponder on with this planning. believe adding more housing is great for our city and community but certain areas must be left as is and untouched. This may be one of those areas. Having said that, living in this Apartment over the years we've had to deal with constant updated renovations and noise. It's finally calmed down now. Listening to new noise development would be a major inconvenience. The sun shines beautifully on our side of the building and the view of the West side of the city is amazing. Building in front of us would obscure all of that view. We are only a 12 story building with a bit of height being on the hill but nonetheless, I'm personally not a fan of having this development happen in our area. 22-30 Story Buildings would block all our view of everything. The 2 buildings already here were designed to overlook the beauty of the city and surrounding area along with the wonderful sunrise and sunset. vote against this planning. Thank you. Regards, Fred Cepovski Page 138 of 183