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HomeMy WebLinkAboutDTS-09-093 - MP06/01/G/TMW & ZC06/05/G/TMW - The Inc. Group - Ira Needles Blvd} KjTcHiF,N_ER Development & Technical Services 6 REPORT 74 REPORT TO: Development and Technical Services Committee DATE OF MEETING: June 22, 2009 SUBMITTED BY: Jeff Willmer, Interim General Manager Development and Technical Services (741 -2599) PREPARED BY: Tina Malone- Wright, Senior Planner (741 -2765) WARD(S) INVOLVED: Ward 6 DATE OF REPORT: June 12, 2009 REPORT NO.: DTS -09 -093 SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION M P06/01 /G /TM W ZONE CHANGE APPLICATION ZC06 /05 /G /TMW THE INC CORP. IRA NEEDLES BOULEVARD RECOMMENDATION: 1. That as directed by Council on June 25, 2007 in response to Report DTS -07 -106, Official Plan Amendment Application MP06 /01 /G /TMW (The INC Corp.) requesting a change in designation from General Industrial to Planned Commercial Campus with Special Policy Area No. 48 on lands legally described as Part of Lot 39, German Company Tract, Ira Needles Boulevard,in the City of Kitchener, be adopted, in the form shown in the Official Plan Amendment attached to Report DTS -09 -093, and accordingly forwarded to the Region of Waterloo; and 2. That as directed by Council on June 25, 2007 in response to Report DTS -07 -106, that Zone Change Application ZC06 /5 /G /TMW (The INC Corp.) requesting a change in zoning from General Industrial Zone (M -2) to Commercial Campus Zone (C -8) with Special Use Provision 390U, Special Regulation Provision 494R, Holding Provision 55H and Holding Provision 56H, Commercial Campus Zone (C -8) with Special Use Provision 390U, Special Regulation Provision 494R Special Regulation Provision 495R, Holding Provision 55H and Holding Provision 56H, Commercial Campus Zone (C -8) with Special Use Provision 390U, Special Regulation Provision 494R, Special Regulation Provision 496R, Holding Provision 55H and Holding Provision 56H and Open Space Zone (P -2), legally described as Part of Lot 39, German Company Tract, Ira Needles Boulevard, in the City of Kitchener, be approved in the form shown in the attached "Proposed By -law ", dated June 12, 2009, attached to Report DTS -09 -093, without conditions; and further 9 -1 3. That the "Ira Needles Mixed Use Commercial Development — Urban Design Guidelines" dated May 2009, attached to Report DTS -09 -093 be adopted to provide the design basis for guidance for approval of Official Plan Amendment Application MP06 /01 /G /TMW and Zone Change Application ZC06 /05 /G /TMW and future site plan development approvals. 0 c� w o � SU CT RE N EXECUTIVE SUMMARY: The Department of Development and Technical Services has received an official plan amendment application and a zone change application to redesignate and rezone lands from "General Industrial" to "Planned Commercial Campus" with special policies and regulations to permit the lands to be developed with an integrated retail, service and office commercial centre having a total floor space of approximately 100,332 square metres (1,080,000 square feet) In support of the applications, the owner submitted a Planning Report, Market Feasibility and Impact Report and a Traffic Impact Study Report. At the time of writing this report, the Traffic Impact Study had not yet been approved by City of Kitchener and Region of Waterloo Transportation Planning Staff. Also, Region of Waterloo Planning comments on the development applications had not been received. Given that the Traffic Impact Study has not been approved and that there are outstanding issues with respect the use of the site for some of the commercial uses based on proximity to the Region's landfill, Planning Staff are not able to provide recommendations for the approval of 9 -2 the proposed development. Also, as noted in previous staff reports, Planning Staff are of the opinion that the size and type of the proposed development is not appropriate for this site and its location. Also, it is Planning Staff's opinion that the loss of industrial employment lands in this location may not be appropriate, especially in the absence of the City's Comprehensive Review of Employment Lands which will determine among other things if the City has sufficient industrial employment lands to meet projected long term employment needs. An official plan amendment and zoning by -law, to permit the proposed development, have been prepared should Council decide that they wish to approve the proposed commercial development in the absence of a staff recommendation in support. BACKGROUND: The subject property straddles the border between the City of Waterloo and the City of Kitchener and is 35.8 hectares (88.5 acres) in area. The applicant's lands within the City of Kitchener are approximately 18.1 hectares (44.7 acres) in area and are located just south of University Avenue. The applicant has submitted applications in both the City of Waterloo and the City of Kitchener to facilitate the proposed development of the site with an integrated retail, service and office commercial centre having a total floor space of approximately 100,332 square metres (1,080,000 square feet) The applicants lands within the City of Waterloo are approximately 17.7 hectares (43.7 acres) in area. Approximately 12.2 hectares (30.14 acres) of the Waterloo portion of the applicant's lands are already designated `Arterial Commercial' and zoned for Commercial 3. The applications in Waterloo propose to redesignate and rezone the industrial portion of the site, which is approximately 5.5 hectares (13.6 acres) in area, at the rear of the Commercial 3 zoning (that otherwise would have limited or no visibility from West Hill Drive) and integrate this portion of the site into the entire commercial development. They also propose to modify the existing commercial zoning on the site. It is Planning Staff's understanding that a meeting to consider the development applications on the City of Waterloo side is also occurring on June 22, 2009. In June of 2007 Planning staff prepared DTS Report DTS -07 -106 for Council's consideration asking for direction on the processing an application to amend the official plan to redesignate the subject lands from `General Industrial' to `Planned Commercial Campus'. Planning Staff had asked Council to consider the need to protect and provide industrial lands in the northwest part of Kitchener to encourage and support a complete and balanced community. Planning Staff were concerned that this was the last large vacant parcel of industrial land on the northwest side of Kitchener and that some if not all of it should remain industrial. At its meeting on June 25, 2007 Council directed Planning Staff to process Official Plan Amendment Application MP06 /01 /G /TMW and Zone Change Application ZC06 /05 /G /TMW and not require the applicant to retain any land for future industrial use. Since that meeting and over the last couple of years, Planning Staff has been working with the applicants and City of Waterloo planning staff on various aspects of the application, including preparation of urban design guidelines for the subject lands. The purpose of the guidelines was to provide support for and to facilitate the development of a comprehensive and coordinated mixed -use commercial centre should Council wish to approve the propose development. In April of 2009, Draft Plan of Subdivision 30T -02208 which proposed the realignment of Glasgow Street was draft approved by Council. The realignment proposed to shift Glasgow Street to the south on lands owned by the applicant to maximize the development potential of lands owned by The INC Corp. and allow Glasgow Street to function independently of the applicant's lands. Planning Staff recommended approval of the draft plan of subdivision as it was staff's opinion that the plan of subdivision could proceed independently of the applications requesting a change in land use and that the realignment of Glasgow Street would enhance the development potential of the applicant's lands whether it be for industrial or commercial uses. The proposed realignment of Glasgow Street is reflected in the design guidelines that have been prepared by the applicant, in consultation with City staff, in support of the official plan amendment and zone change applications. REPORT: Land Use Review In October 2000, City of Kitchener prepared an Industrial Land Strategy. At that time the Strategy documented five key reasons why Kitchener needed to encourage and maintain an appropriate supply of industrial lands. They were: - employment creation - community wealth - contribution to community costs (taxes) - retention of existing expanding businesses - attraction of new industry The strategy indicated that the City of Kitchener would need a minimum on -going inventory of 54 net acres (72 gross acres) of serviced, ready -to -go land annually between the year 2000 and the year 2016. At that time there was a current planned supply of 574 acres. Of that amount 158 acres was immediately available in the Huron Business Park and it was stated that 124 acres was not considered developable due to inherent site conditions. The balance of designated lands was awaiting financing an installation of required infrastructure in primarily three geographic areas: North of Victoria Street and east of the Conestoga Parkway; Hidden Valley; and along Westmount Road (now Fischer Hallman) south of Bleams Road. Kitchener had enough land to meet the immediate needs but it was recommended that the capital budget be revised to advance the timing of Shirley Avenue — Lackner Boulevard and to work with landowners to advance the timing of the Middle Strasburg Trunk Sewer. Beyond the years of 2010, Kitchener should consider the establishment of additional areas for Business Park Development. Due to the importance of industrial lands to the community the City's Official Plan requires that there always be an adequate supply of business park lands. Policy 2.2.1 states that: "2.2.1 The City of Kitchener shall ensure that there is sufficient serviced land available to accommodate new industrial operations as well as the expansion and relocation of existing industrial operations." In 2000 the subject lands were designated and zoned `General Industrial' and were identified in the strategy at the time as undevelopable due to infrastructure requirements. There was no sanitary servicing planned and the construction of Ira Needles Boulevard was required. The 2005 Provincial Policy Statement states that Planning Authorities shall promote economic development and competitiveness by the following: a) providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long -term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; C) planning for, protecting and preserving employment areas for current and future uses; and d) ensuring the necessary infrastructure is provided to support current and projected needs. An employment area is defined as: "means those areas designated in the official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices and associated retail and ancillary facilities." Planning authorities may permit conversion of lands within employment areas to non - employment uses through a comprehensive review, only where it has been demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion. Based on several Ontario Municipal Board decisions there has been interpretation of the PPS such that commercial uses (retail developments) are considered to be an employment use. The definition of an employment area has been further defined in the Places To Grow Plan to exclude the consideration of retail uses /developments as employment. However, given the applications were submitted prior to the Places To Grow Plan coming into effect on June 16, 2006, and based on past interpretation retail would be considered an employment use and a comprehensive review would not be required. It is the opinion of Planning Staff that the definition of an employment area in the PPS was intended to exclude retail /service commercial lands as employment areas. The intent of the employment area policies was to protect lands that were designated for industrial, office or business park uses as there is a difference between manufacturing and retail jobs. The applicant has stated that the site will bring over 3,000 jobs to the lands but it is not just the quantity of jobs that is important but that the quality of the job and the wage that it pays is equally if not more important and how that job or function contributes to the local and regional economy. For example, manufacturing tends to attract investment to and from beyond the region or province, whereas retail tends to circulate investment within the region. To try and ease Planning Staff's concerns at both the Cities of Waterloo and Kitchener with respect to the loss of an employment area, the applicant agreed to provide between 220,000 and 250,000 square feet of office use on the site. The majority of the office floor area, 18,208.4 square metres (196,000 square feet) will be provided on the City of Waterloo side. Planning Staff at the City of Waterloo have indicated that zoning will be put in place to ensure that the proposal for office use on the site is realized. If approved, the zoning for the City of Kitchener side would require a minimum of 2,230 square metres (24,000 square feet) of office use on the Kitchener side of the site. As mandated by Places To Grow, the City of Kitchener is required to complete a Comprehensive Review of Employment Lands to determine and ensure that the City has sufficient employment lands to meet long term needs. The comprehensive review has commenced but unfortunately it has not been completed in order to determine if the City has sufficient lands to meet the employment projections for the City. It is expected that this study will be completed in the fall of 2009. Since the 2000 Industrial Land Strategy, the subject lands can now be considered developable and available as they can now be serviced and Ira Needles Boulevard has been constructed. The Planning Act states that Planning Authorities shall have regard to matters of provincial interest when making decisions on development applications. In considering the approval of the applications Council will need to have regard to the following: k) the adequate provision of employment opportunities A large area of designated and zoned industrial land would be lost in this area of the City of Kitchener. Although the applicant is providing office use on the City of Waterloo lands, the City will have lost the only large piece of vacant industrial land in this area of the municipality and it will not be replaced in the short or long term. I) the protection of the financial and economic well -being of the Province and its municipalities As noted in the Industrial Land Strategy prepared in 2000, the provision of serviced land for industrial purposes equips a municipality to achieve and sustain a superior level of economic health. The provision of vacant, serviced and accessible industrial lands contributes to the financial and economic well -being of a municipality. p) the appropriate location of growth and development In reviewing the applications to facilitate the proposed mixed -use commercial development Planning Staff reviewed comparable shopping areas in the City of Kitchener and the Region. The following table summarizes the location, land use designations in the City's Official Plan and classification in the Region's Official Policies Plan, and the size and floor areas of the developments. Comparable Shopping Areas (Location and Size) Location OP Designation/ Site Area Total Gross Anchors (GFA) Regional (acres) Floor Area (s q. ft.) Designation (s q. ft.) Proposed INC Proposed 88 170807178 Lowes 142,340 Site Planned Wal -Mart 232,000 (Kitchener/ Commercial Waterloo) Campus /NA Fairview Mall Primary 53.5 7457000 The Bay 184,000 (Kitchener) Node /Regional Sears 191,000 Shopping Centre Wal -Mart 126,000 Sunrise Centre Planned 49.5 5007000 Canadian Tire 90,000 (Kitchener) Commercial Wal -Mart 132,500 Campus Home Depot 84,000 Laurentian Planned 33.8 4401000 Zellers 117,000 Power Centre Commercial Rona 115,000 (Kitchener) Campus Zehrs 131,000 Sportsworld Planned 38.3 3291875 Crossing Commercial (Kitchener) Campus Conestoga Mall Commercial/ 51 6651925 The Bay 130865 (Waterloo) Regional Zellers 94,806 Shopping Centre Zehrs 74,027 Bridgecam Regional Power 7101280 (Cambridge) Centre As can be seen by the chart, all of the shopping areas that are designated Planned Commercial Campus in the City of Kitchener, which is the land use designation requested by the applicant, are located on or near the provincial highway system. This locational criteria is one of the policies of the Planned Commercial Campus policies in the City's Official Plan. A special policy would need to be added to permit the location of this Planned Commercial Campus on Ira Needles Boulevard. The proposed Ira Needles development will be a regional shopping draw. Its location away from the Provincial highway system may not be appropriate given its form and function and amount of traffic that will need to be accommodated by Ira Needles Boulevard. The applicant has submitted a Traffic Impact Study to support the development and its findings will be discussed later in the report, but it is difficult to envision a site of this size functioning with access only from Ira Needles Boulevard knowing the road networks and traffic issues in the locations of the other Planned Commercial Campus sites in the City. Market Feasibility and Impact Report In support of the applications for an official plan amendment and zone change, the applicant submitted a Market Feasibility and Impact Report, dated December 2005, prepared by John Winter Associates Limited. The report detailed the development proposal and analysed three trade areas within radii of influence. The trade areas that were analysed were one extending a five kilometre radius from the subject site, the second extending 5 -10 km within the City of Waterloo from the subject site and the third extending 5 -10 km within the City of Kitchener from the subject site. The conclusions and recommendations from the report were as follows: - The western suburbs of the Kitchener - Waterloo urban area are under stored (and consequently in key commercial sectors there is significant leakage outside the five and ten kilometre zones), the subject lands can be absorbed into the commercial fabric and can operate without detrimental impacts on the malls, main streets, stores and services in its immediate vicinity. - Neither of the two largest commercial concentrations in the primary trade areas, the Uptown in Waterloo nor the Sunrise Shopping Centre will be undermined. - None of the anchors of the local community and neighbourhood shopping centres, supermarkets and drug stores included, will be undermined. - That the applications for an official plan amendment and zone change be approved. On January 15, 2007 Council directed Planning Staff to retain Joseph Urban Consultants to undertake a peer review of the Market Feasibility and Impact report. In response to the ongoing peer review, John Winter and Associates Limited submitted two memorandums dated June 14, 9 -7 2007 and July 4, 2007. Joseph Urban Consultants provided a peer review report, dated July 18, 2007 to the City of Kitchener with the following conclusions. - The applicants have provided a viable merchandise concept for the proposed centre. - The report provides a reasonable construct of potential market. - Appropriate research with respect to existing customer shopping patterns has been conducted. - The report indicates achievable market entry and performance levels for its components. - The report indicates moderate impact levels on existing retail nodes with no threat to their planned functions. The peer review report advised that there should be a phasing of specialty department store type merchandise (DTSM) in order to allow existing retailers to adjust to the change in market conditions. It was also suggested that this DTSM component be limited to allow the Downtown and Uptown cores to continue to strengthen and service their evolving residential intensification. Joseph Urban Consultants were subsequently retained by the City of Waterloo in 2008 to provide a market peer review of the subject applications in particular with respect to an update report dated June 2008 that had been prepared by John Winter Associates Limited. The update to the Market Feasibility Impact Report was prepared to reflect changes to the development proposal which included: - The amount and proportion of retail space had been reduced. - The amount and proportion of service space had been increased. - Significant office space had been added in the form of mixed -use buildings and free - standing office buildings up to 4 storeys in height. - Entertainment and other lifestyle uses had been integrated into the development. The details of the proposed development proposal that were analysed in the update report are summarized below. Proposed Use Floorspace Area (sq. ft.) Kitchener Waterloo Home Improvement Store 1427340 1427340 Department Store - Food 457000 457000 - General Merchandise 187,000 187,000 2327000 2327000 Subtotal Anchor Tenants 374,340 2329000 1429340 Pharmacy 47000 27000 27000 General Merchandise 107000 107000 Apparel & Accessories 1277400 907000 377400 Furniture, Home Furnishings Electronics 1117400 807000 317400 Other Retail 101,300 69,250 32,050 Subtotal 3549100 2519250 1029850 Multiplex Cinema 457000 457000 Fitness Centre 317000 317000 Restaurants 337025 167880 167145 Service Retail 38,000 1 9,000 19,000 M a F;Qb� Subtotal Other Uses 1479025 359880 1119145 Office 2041620 607385 1447235 Total Floor Area (sq. ft.) 190809085 5799415 5009570 Joseph Urban Consultants prepared an updated peer review report, dated October 2008, which outlined the same conclusions as the previous report dated July 18, 2007. However, the updated peer review report included some more detailed recommendations than the previous report. - Suggested proper safeguards be put in place to differentiate the difference in retail formats between the downtown and the subject proposal including maximum overall floor space in relevant store categories, particularly with respect to apparel and accessories retail floor area, and minimum individual store sizes as appropriate. - Suggested property safeguards be put in place to differentiate supermarket or food store formats between free - standing food stores allowed in mixed -use nodes and commercial corridors and the subject proposal which requests a maximum of 45,000 square feet of food store floor space operating within a department store itself. - Suggested proper safeguards be put in place to develop a mixed -use development rather than a retail shopping centre including zoning regulations to encourage mixed -use buildings and integration with office uses. - Recognized that the overall project will operate under two different municipal commercial planning structures and that the approvals must be coordinated between the two municipalities with the proper safeguards incorporated into the respective Official Plan Amendments and Zoning By -laws. In an update memorandum from Joseph Urban Consultants in response to questions from the City of Waterloo, it was recommended that in order to minimize the cannibalization of the mixed - used nodes in Waterloo and in an effort to encourage box /discount retail outlets in this centre and to minimize the overlap and impact of small specialty retail stores on the respective downtown cores, that a minimum size of 465 square metres (5,005 square feet) of floor space be the minimum standard for the lower threshold of the majority of stores in this development. It was also recommended that based on the data from the Sunrise Shopping Centre that 8,825.5 square metres (95,000 square feet) of smaller shops would be sufficient to implement the proposed centre tenant mix. The City's Planned Commercial Campus zoning already has a minimum requirement for the size of individual retail outlets, other than those listed as a specific type of retail, of 1,500 square metres (16,146 square feet) to a maximum of 25% of the total gross floor are of the site. The purpose of having a minimum size of individual outlets and a maximum total is to ensure that a viable retail presence continues in the downtown an other planned retail areas and to reflect the nature of a Planned Commercial Campus having a city -wide or regional orientation. It is intended that the proposed zoning by -law permit some individual outlets to be less than 465 square metres (5,005 square feet) to a maximum of 4,645 square metres (50,000 square feet) on the City of Kitchener side. The City of Waterloo will have complementary zoning allowing to only a maximum of amount of small retail of 4,180.5 square metres (45,000 square feet) on their side. City of Kitchener Planning Staff has been working with City of Waterloo Planning Staff in the formulation of proposed policies and regulations to ensure that the proposed development is integrated and does not negatively impact the commercial structure of both cities. Proposed i Me- official plan policies and zoning regulations in the City of Kitchener will implement the findings of the Market Feasibility Impact Report and subsequent peer reviews by limiting the total amount of retail that can be developed on the site, limiting the amount of retail floor area for apparel and accessories, limiting the amount of small retail below 464 square metres (5,005 square feet) of floor area, prohibiting free - standing food stores and limiting the floor area devoted to the sale of food and food related products internal to a retail store, and incorporating regulations to facilitate the unique development of the area central to the site. City of Waterloo Planning staff have indicated that their policies and zoning will ensure that a minimum of 18,208.4 square metres (196,000 square feet) of office will be developed within their municipal boundary to ensure a mix of use on the site. The mix of uses on the site is also important with respect to the support of the findings of the Traffic Impact Report. Traffic Impact Study The proposed development will have access onto Ira Needles Boulevard in five locations. Three accesses are proposed on the Waterloo side of the site north of University Avenue, an access is proposed at the terminus of University Avenue and one access is proposed for the City of Kitchener lands. Only two roundabouts are proposed on Ira Needles Boulevard to accommodate the development. The existing roundabout at University Avenue and a new one proposed at the southerly entrance to the site in the City of Kitchener. All other accesses to the site will be right in and right out only or allow full turns. No other accesses are proposed to have roundabouts or be signalized. The Traffic Impact Study assumed the following mix of land uses to be developed on both the City of Kitchener and City of Waterloo lands as follows: - Office - 250,000 square feet - Big Box Retail - 335,000 square feet - Restaurant - 32,000 square feet - Cinema - 45,000 square feet - Recreation - 45,000 square feet - Retail - 376,000 square feet Based on the mix of uses, a phenomenon referred to as `Internal Capture' takes place whereby patrons or office workers would take advantage of the mix of uses on the site. They may work out at the fitness club during lunch or after a day at the office, frequent a restaurant for lunch or dinner, and /or do some shopping before heading home for the evening. The study took into account studies of similar type mixed -use developments across southwestern Ontario. Key findings of the Traffic Impact Study that were presented in the report are as follows: - The existing Ira Needles Boulevard is operating well. - The intersection of Fischer Hallman and University Avenue is currently experiencing operational problems during the AM and PM peak hours and is forecast to reach unacceptable levels by 2013 regardless of development proceeding on the INC Corp. site. - By developing a mixed -use site such as being proposed, the total amount of traffic generated during the peak conditions is reduced by as much as 25% of that which would otherwise be expected. 9 -10 - The projected volumes to 2013 and 2021 including Ira Needles Mixed -Use Development and other area developments can be accommodated by the existing two -lane Ira Needles Boulevard with two -lane roundabouts and some minor improvements for 2021. - The report concludes that the proposed zone change does not accelerate the need to widen Ira Needles Boulevard when compared to existing zoning permissions as the total traffic generated is very similar. The report also provided some remedial improvements to the road network and some recommendations for staff at the Region's and the Cities' consideration. At the time of writing this report, Planning Staff had not yet received written comments from Regional and City staff to indicate acceptance of the Traffic Impact Study. Accordingly, Planning Staff recommends that should Council wish to approve the land use change to commercial, that a holding provision be put in the by -law to be lifted at such time as the Traffic Impact Study is approved. Design Guidelines Section 4.7 in Part 3 of the City's Official Plan states that site specific urban design studies will required for Mixed Use Nodes, Planned Commercial Campus areas and any other appropriate commercial areas, where such areas are either undeveloped or have substantial redevelopment opportunities. The urban design studies are to address the placement, orientation and setback of buildings and parking areas, site access driveways relative to impact on local residential streets, preservation of significant trees and vegetation, landscaping, design of site servicing facilities and loading areas. To satisfy this policy City of Kitchener staff have worked with the applicant and City of Waterloo staff over the last couple of years to develop guidelines that would facilitate the development of the site with an integrated mixed -use commercial centre should the applications for a change in land use and zoning be approved. The overall vision developed for the site is as follows: "To create a high quality and contemporary mixed use commercial development that considers sustainability principles, provides an exciting, safe, pedestrian friendly and transit supportive urban experience. The mixed use commercial development will offer a unique shopping and workplace experience that is accessible to the surrounding communities and beyond. "The new master planned development will offer a broad range of shopping, employment, service and entertainment uses as well as linked pedestrian activity areas, a central amenity area and highly integrated site features." The guidelines are attached to this report for more detailed information but some of the highlights include: - A proposed central amenity area and mixed use buildings central to the site. - Increased massing of buildings around the internal roundabout intersections to create an urban experience. - The development of village clusters which are smaller scale uses grouped together to support shared parking and encourage pedestrian movement and are usually grouped adjacent to priority pedestrian routes and within walking distance of the central amenity area and in proximity to transit stops. 9 -11 - The provision of on- street transit internal to the site. - Priority and secondary defined pedestrian linkages. - Enhanced entrance features at all accesses to the site. - Larger format retail located to the rear and south end of the site. - Massing and landscaping to provide a strong edge along Ira Needles Boulevard. Some aspects of the design guidelines will be implemented through the zoning by -law and they would be used to guide and support site plan approval. Proposed Zoning By-law Planning staff has prepared a zoning by -law that would implement the proposed development concept in the design guidelines should Council decide to adopt the proposed official plan amendment and zone change application. The applicant has requested "Planned Commercial Campus (C -8)' zoning for the for the subject lands in accordance with the Planned Commercial Campus land use designation that has been requested through the official plan amendment. They have also requested a special regulation provision similar to the Sunrise Shopping Centre whereby for the purposes of calculating the minimum gross floor area devoted to retail uses other than those listed in Section 12.1 of the zoning by -law (Arterial Commercial), all lands affected by the special regulation shall be deemed to be one lot. The proposed by -law would also contain special regulations to implement the recommendations from the City's peer review of the market study report and support the assumptions of the Traffic Impact Study. They would be to: - Have a maximum cap of 43,384.3 square metres (467,000 square feet) on the total amount of retail that can be developed on the City of Kitchener lands. Of the maximum 43,664 square metres (467,000 square feet) of gross retail floor area on the Kitchener side, the gross floor area devoted to the retail of apparel and accessories shall be limited to a maximum of 9,290 square metres (100,000 square feet). - Prohibit afree- standing food store and limit the gross floor area devoted to the sale of food and food related products internal to a retail store to 4,180.5 square metres (45,000 square feet). - Individual outlets less than 465 square metres (5,005 square feet) in gross floor area would be appropriate to be developed on the site provided the total floor area of such outlets does not exceed 4,645 square metres (50,000 square feet) in each of the municipalities. - Require a minimum amount of 2,230 square metres (24,000 square feet) of office space to be developed on the City of Kitchener lands. As noted in the Official Plan Amendment, the purpose of the preparation of the design guidelines is to support and guide the development. Where necessary and appropriate the urban design guidelines will be incorporated into the zoning by -law. Planning Staff are of the opinion that special zoning regulations beyond those contemplated by the C -8 zone would be necessary to implement the design guidelines. The following special regulations are proposed to be incorporated into the by -law. - A minimum side yard of 0 metres where the side lot line abuts the boundary of the City of Waterloo. 9 -12 - All lands within the City of Kitchener and the City of Waterloo that form part of the development be considered one lot for the purposes of calculating and providing off - street parking. - That internal lot lines not be construed to be lot lines for the purposes of zoning regulations provided the applicable regulations of the by -law relative to the lands as a whole and external lot lines are observed. - Requirements for minimum building heights of 6 metres for areas where buildings have been proposed to be greater than 1 storey in height. - Requirement to provide for a minimum of 2,230 square metres (24,000 square feet) of office floor area on the Kitchener lands. The guidelines state that a minimum of 20,348 square metres (220,000 square feet) is to be provided on the site. The City of Waterloo zoning by -law is proposed to contain regulations to ensure 18,208.4 square metres (196,000 square feet) is provided on the Waterloo side. - Requirement for minimum landscaped area in the central part of the site where a central amenity area is proposed and a minimum landscaped area requirement where entrance features to the site on Ira Needles Boulevard are proposed. - Prohibiting some of the uses in the C -8 zone which would not be conducive to implementing the preferred concept of development such as a carwash, gas station and sales, storage, service, repair of motor vehicles and major recreational equipment. At the time of writing the report and preparation of the zoning by -law, the Traffic Impact Study for the proposed development and its recommendations had not been approved by City and Regional Staff. Accordingly, the proposed zoning by -law contains a holding provision which would freeze development of the subject lands until the traffic impact study and any necessary road improvements to facilitate the development are approved. It is intended that the holding provision will be lifted in phases as each part /phase of the site is developed. This will ensure that the traffic impacts will be monitored as the site develops and that the whole of the site cannot develop until the road network is able to accommodate the anticipated traffic. Another holding provision is proposed to be added to the subject lands to address Region of Waterloo concerns with respect to certain uses on the site and proximity to the Region's landfill site. The holding provision will not be lifted until such time as the applicant prepares a land use compatibility study including odour study to indicate what uses in the C -8 zone can appropriately be developed on the site. The proposed zoning by -law would also rezone the stormwater management area, owned by the Regional Municipality of Waterloo, located immediately south of the subject site from `General Industrial' to `Open Space Zone (P-2)'to reflect its actual use. Region of Waterloo Comments At the time of writing this report, Planning Staff had not received any final written comments. Verbal discussions have taken place whereby it was expressed that there may be some issues with some of the uses proposed by the `Planning Commercial Campus Zone' in close proximity to the Region's Landfill site. Planning staff have written up the proposed by -law with a holding provision to be lifted at such time as the uses have been determined by an appropriate study or in consultation with Regional staff. FINANCIAL IMPLICATIONS: No capital expenditure is required as part of the approvals or development of these specific lands. 9 -13 COMMUNICATIONS: Preliminary circulation of the proposed official plan amendment and zone change applications was undertaken on November 20, 2006 to all prescribed agencies /public bodies and to all property owners within 120 metres of the subject lands. As a result of the circulation of the applications, staff received five written inquiries with general questions and requests to be kept informed of future public meetings. Notice of the June 22, 2009 public meeting of the Development and Technical Services Committee was advertised in The Record on May 29, 2009. A copy of the advertisement is attached. In accordance with Council Policy 1 -1095, all property owners within 120 metres of the subject lands were circulated notice of the public meeting as it has been more than one year since the original circulation. Persons who also responded to the preliminary circulation outside of the 120 metres were also notified. CONCLUSION: As directed by Council in 2007, Planning Staff have reviewed and processed the change in land use applications and the creation of design guidelines to facilitate an integrated mixed -used commercial centre. Given that final approval had not been received in response to the Traffic Impact Study, comments had not been received from the Region of Waterloo with respect to the land use, and Planning Staff concerns with the loss of an employment area in the northwest area of the City, Planning Staff have presented a proposed official plan amendment and proposed zoning by -law for Committee's consideration in the absence of recommendations in support. REVIEWED BY: • Alain Pinard, Interim Director of Planning (741 -2319) • Della Ross, Manager of Development Review (519 - 741 -2327) ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttAr.hmPntq- Appendix `A' Newspaper Advertisement Appendix `B' Proposed Official Plan Amendment Appendix `C' Proposed Zoning By -law Appendix `D' Preliminary Department /Agency Circulation Comments Appendix `E' Community Input Appendix `F' Ira Needles Mixed Use Commercial Development Urban Design Guidelines (available in electronic format only — please see calendar section of the City's website www.kitchener.ca to view in full) 9 -14 Councillor Christina Weylie West Victoria Park Ward OP 06/01 /G /TMW ZC 06/05/G /TMW The INC Corp. Advertised in The Record — May 29, 2009 CITY OF KITCHENER COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS Invites PROPERTY OWNERS AND INTERESTED PARTIES To attend a PUBLIC MEETING TO DISCUSS A PROPOSED OFFICIAL PLAN AMENDMENT UNDER SECTIONS 17 AND 22 OF THE PLANNING ACT AND A PROPOSED ZONING BY -LAW UNDER SECTION 34 OF THE PLANNING ACT Ira Needles Boulevard at University Avenue [insert map] The subject property is currently designated General Industrial in the City's Official Plan and is currently zoned General Industrial Zone (M -2) by Zoning By -law 85 -1. The applicant proposes to change the land use designation to Planned Commercial Campus with a special policy and the zoning to Planned Commercial Campus Zone (C -8) with a Special Use Provision, Special Regulation Provisions and Holding provisions to facilitate the development of the site with an integrated retail, service and office commercial centre having a total floor space of approximately 87,883 square metres (946,000 square feet). As part of these applications, the City of Kitchener proposes to rezone the stormwater management pond on lands owned by the Regional Municipality of Waterloo located immediately south of the subject lands from General Industrial Zone (M -2) to Open Space Zone (P -2). The effect of the special official plan policy would be as follows: • To recognize that the subject lands are not located near or adjacent to the provincial highway system. • To prohibit the use of the lands for afree- standing food store. • To permit and restrict individual retail outlets having less than 464 square metres (5,000 square feet) of gross floor area to a maximum total amount of 4,645 square metres (50,000 square feet) of gross floor area on the site. The effect of the special use provision, the special regulation provisions and the holding provisions in the proposed zoning by -law would be as follows: • Prohibit certain uses in the `C -8' zone including a free standing food store. • Reduced side yard requirement abutting the City of Waterloo. 9 -15 • The lands shall be considered one lot for the purposes of calculating minimum gross floor area devoted to retail and parking requirements. • Individual outlets having a gross floor area of less than 464 square metres (5,000 square feet) shall be limited to a maximum total gross floor area of 4,645 square metres (50,000 square feet) • The internal lot lines of the original lots shall not be construed to be lot lines for the purposes of any zoning regulations provided the external lots lines are observed. • To require a minimum building height and a minimum landscaped area for certain areas on the site. • A Holding provision until such time as the Traffic Impact Study supports the proposed development of the site. • A Holding provision until such time as a study has been completed to determine what uses should be prohibited from being developed on the site or what measures need to be implemented to permit their development. The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE, a Committee of Council dealing with planning matters, on MONDAY, JUNE 22, 2009 AT 6:00 P.M. IN THE COUNCIL CHAMBERS, 2ND FLOOR, CITY HALL, 200 KING STREET WEST, KITCHENER. Any persons may attend the Public Meeting and make written and /or verbal representation either in support of or in opposition to the proposed Official Plan Amendment and proposed Zoning By -law. If a person or public body that files a notice of appeal of a decision of The Regional Municipality of Waterloo in respect of the proposed official plan amendment, or that files a notice of appeal of a decision of the City of Kitchener in respect of the proposed zoning by- law, does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed official plan amendment and proposed zoning by- law are adopted by City Council, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the adoption of the proposed official plan amendment, you must make a written request to: Mr. Randy Gosse, City Clerk The City of Kitchener City Hall, P.O. Box 1118 200 King Street West Kitchener, Ontario N2G 4G7 ADDITIONAL INFORMATION, as it becomes available, will be posted in the May 29th public notices on the City's website at the following link http://www.kitchener.ca/news/Medi Malone- Wright, MCIP, RPP Senior Planner 741 -2765 (TTY -TDD — 741 -2385) tins. malonewright @kitchener. ca 9 -16 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER THE INC CORP. - IRA NEEDLES BOULEVARD 9 -17 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER THE INC CORP. — IRA NEEDLES BOULEVARD SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT SCHEDULE `A' Amendment to Map 5 — Land Use Plan SCHEDULE `B' Amendment to Map 8 — Special Policy Areas APPENDICES APPENDIX 1 Notice of Public Meeting of Development and Technical Services Committee — June 22, 2009 APPENDIX 2 Minutes of the June 22, 2009 Public Meeting of the Development and Technical Services Committee APPENDIX 3 Minutes of Council — , 2009 9 -18 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1— TITLE AND COMPONENTS This Amendment shall be referred to as Amendment No. to the Official Plan of the City of Kitchener. Sections 1 to 4 inclusive of this document shall constitute the Amendment. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the amendment is to redesignate the subject property to `Planned Commercial Campus' with Special Policy Area No. 48 to facilitate the development of the property with an integrated retail, service and office commercial centre having a total floor area of approximately 100,332 square metres (1,080,000 square feet). SECTION 3 — BASIS OF THE AMENDMENT In June of 2007 Planning staff prepared DTS Report DTS -07 -106 for Council's consideration asking for direction on the processing an application to amend the official plan to redesignate the subject lands from `General Industrial' to `Planned Commercial Campus'. Planning Staff had asked Council to consider the need to protect and provide industrial lands in the northwest part of Kitchener to encourage and support a complete and balanced community. Planning Staff were concerned that this was the last large vacant parcel of industrial land on the northwest side of Kitchener and that some if not all of it should remain industrial. At its meeting on June 25, 2007 Council directed Planning Staff to process Official Plan Amendment Application MP06 /01 /G /TMW and Zone Change Application ZC06 /05 /G /TMW and not require the applicant to retain any land for future industrial use. Provincial Policy Statement 2005 (PPS) The planning applications were submitted prior to the Places To Grow Growth Plan and accordingly the 2005 Provincial Policy Statement is the guiding provincial policy document. The 2005 PPS states that Planning Authorities shall promote economic development and competiveness by the following: a) providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long -term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; C) planning for, protecting and preserving employment areas for current and future uses; and d) ensuring the necessary infrastructure is provided to support current and projected needs. 9 -19 Employment areas are defined in the 2005 PPS as those areas designated in an official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices, and associated retail and ancillary facilities. In the applicant's planning report dated January 2006, they have advised that the proposed development will conform to the PPS by providing and achieving the following: • Commercial is considered an employment use by the PPS and the lands will continue to provide employment • Is a compatible use. Existing zoning already permits some commercial uses. • Contributes to a range and mix of uses in the area • Contributes to a well distributed and accessible commercial structure • The ability to work and shop in proximity to a large residential area Regional Official Policies Plan (ROPP) The lands are currently designated City Urban Area in the ROPP and the proposed use of the property for a mixed -use commercial development would be permitted. Regional Planning Staff have advised that an amendment to the ROPP to facilitate the development is not required. City of Kitchener Official Plan Planned Commercial Campuses are large concentrations of commercial and entertainment uses that are planned to function as a unit and are intended to accommodate large retail uses in a campus environment consisting of individual buildings or plaza groupings. Planned Commercial Campuses have a city -wide or a regional orientation and are located near or adjacent to the provincial highway system. Special Policy Area No. 48 is proposed to be added to recognize that the proposed development is not located near or adjacent to the provincial highway system. Planned Commercial Campuses permit the full range of retail uses with individual retail outlets generally being restricted to those having a minimum size of 1,500 square metres (16,146.4 square feet). A certain amount of small retail establishments may be permitted, based on either a percentage of overall gross floor area within a particular Planned Commercial Campus or on other factors such as lot size and configuration. In support of the official plan amendment application the applicant submitted a Market Impact Study, dated December 2005, and an addendum report dated June 2008, prepared by John Winter Associates Limited. The City retained Joseph Urban Consultants to prepare a peer review of the market impact study. As a result of the peer review, a number of recommendations were put forward by City of Kitchener's consultant. One of them related to the size and amount of small retail within the proposed development. It was recommended that individual outlets having a gross floor area of less than 465 square metres (5,005 square feet) may be permitted to locate within the proposed development but only to a maximum gross floor area cap of 4,645 square metres (50,000 square feet) on the City of Kitchener portion of the site. Accordingly, Special Policy No. 48 also proposes to contain a provision to allow for individual outlets less than 465 square metres in gross floor area to a maximum cap of 4,645 square metres. 9 -20 Special Policy Area 48 will also specify a maximum gross floor area of retail that can be developed on the subject lands. On the City of Kitchener side, a maximum of 43,664 square metres (467,000 square feet) of retail will be permitted to be developed and on the City of Waterloo lands a maximum of 22,762 square metres (245,000 square feet) will be permitted to be developed. Of the maximum 43,664 square metres (467,000 square feet) of gross retail floor area on the Kitchener side, a maximum of 9,290 square metres (100,000 square feet) of gross floor area will be permitted for the retail of apparel and accessories and a maximum 2,787 square metres (30,000 square feet) of floor area for the retail of apparel and accessories will be allowed for the Waterloo side. Although the Market Feasibility and Impact Report allowed for more retail to be developed on the site, the maximum caps on the amount of retail will be consistent with the amounts of retail analyzed and supported by the Traffic Impact Study. Also, as the amount of retail gross floor area will be less than the Bridgecam Commercial Centre in Cambridge, it will not be considered a Regional Power Centre under the policies of the Regional Official Policies Plan. The peer review of the applicant's market impact study and addendum also recommended that safeguards be put in place to differentiate between free - standing food stores allowed in mixed - use nodes and corridors and the subject proposal which requests a maximum 4,180.5 square metres (45,000 square feet) of food store floor space operating within a department store. Special Policy Area No. 48 proposes to prohibit the use of the lands for a free - standing food store and will limit the floor area within a retail store that can be used for the sale of food related products to 4,180.5 square metres (45,000 square feet). Section 4.7 in Part 3 of the City's Official Plan states that site specific urban design studies will required for Mixed Use Nodes, Planned Commercial Campus areas and any other appropriate commercial areas, where such areas are either undeveloped or have substantial redevelopment opportunities. The urban design studies are to address the placement, orientation and setback of buildings and parking areas, site access driveways relative to impact on local residential streets, preservation of significant trees and vegetation, landscaping, design of site servicing facilities and loading areas. Where an urban design study is completed for a Planned Commercial Campus area, the specific urban design study requirements shall be adopted by resolution of City Council and implemented through the Site Plan Approval process. Where necessary and appropriate, such urban design requirements shall also be incorporated into the Zoning By -law. In accordance with Section 4.7, the applicant has prepared an urban design study to support and guide the proposed commercial development. The urban design guidelines prepared by the applicant may be adopted by Council resolution and implemented through the proposed zoning by -law and the site plan approval process. SECTION 4 — THE AMENDMENT The Official Plan for the City of Kitchener is hereby amended as follows: 9 -21 1) Map 5 — Land Use Plan is amended by changing the land use designation of the subject lands from `General Industrial' to `Planned Commercial Campus' as shown on the attached Schedule `A', Land Use Plan. 2) Map 8 — Special Policies Area Plan is amended by adding Special Policy Area No. 48 to the lands described as Part of Lot 39, German Company Tract, Ira Needles Boulevard, as shown on the attached Schedule `B', Special Policies Area Plan 3) Part 3, Policy 12 is amended by adding Special Policy Area No. 48 as follows: 48. Ira Needles Boulevard Notwithstanding the Planned Commercial Campus designation on lands described as Part of Lot 39, German Company Tract, Ira Needles Boulevard: i) It is recognized that the lands designated Planned Commercial Campus are not located near or adjacent to the provincial highway system. ii) The amount of gross floor area that can be devoted to retail uses shall be limited to a maximum of 43,3 84.3 square metres. Of the maximum 43,3 84.3 square metres of retail gross floor area on the lands, the gross floor area devoted to the retail of apparel and accessories shall be limited to a maximum of 9,290 square metres. ii) A free - standing food store shall not be permitted. However, the sale of food related products may be permitted to a maximum of 4,180.5 square metres of gross floor area if located internal to not more than one retail store. iii) Individual retail outlets having a minimum size of less than 465 square metres may be permitted provided the total amount of gross floor area of such individual outlets does not exceed 4,645 square metres. 9 -22 Z a < z :t=! � . . p Li 0 L E J J O U �� a Lo cD a 0 a a O a m < z .L •v U O (D C45 cn (D Z J � '� a ED -0:3 E O � Q N V J O �Ha N .L �_o Q a ~ W a) : a) ( U w N L_ W Z= O E c J Z OL Z W U ca Q a� c W m Cl Q Z _ Z L cn V W J O � a� � o O �� Z Q H Q CD O QL� O � W U C)4, -Fu I!m = ■ U • - z m r ., D 1.. .1 w J Q (D L) �4& 00 E ` S3M HAG p6- Z Z a 1 L D c!� N CS% IL ' �S rti �� �• p a 'I`�91II�III B JIIIIIIII�! - x ? D r . . . . . 1 ■ ■ ■ . ■ ■ m m m m J. JJJ... - ■ ■ - ■ ■ • ■ ■ • ■ % .a � D <3 1:1 - . ■ - 1 m m . . . . . . . I � � •a K7 I K7 •a K71 � � � ' ' ' �.� [> 1 ek �� �I> � ��r[ DVS} ''� ��ti � V�ti � V� � r 4 D D � D al %D al D r� ti?D 91 ti7 ram {] D A�� K7 AVm :3 D AV1 K7 AV<3 D AKI � � .a •a �] ti.] ra � .a � D %.] � ra � I � D t7 t7 t7 '3� 7 1 %7 A K7 .32 j K7 .1 m .; '3 r9 R C9 R C9 Jl w 0 L N O UJ � N C:)O N O w W Z D C) W J W U Q W Z J Q � p J W m W CO iii � o Lu 0 Z z a cn w <g 9 -23 Z 00 Q z M J X Q 00 Q ca 0 CD a s LU . a' a� aD m v o CD 0 CD V Q _ (D Q CD U) LO Z�Q � o O o m0� �v (D = > J O c V m O ��m Q U a, Z J a c - a w N L L- WWO — c� c — � Z Z �� Z a � � � � W a) W J � Q O �o =ZQ z o �cnz wc) p uJ 0 (6 V- ° � � a- (D Z a � 'L —�W mQ 06 W U (�� �Qa N ��06 a_M = ca LL C Q Q O coo z Y �� Q Q m J W (D H � O� V �Q a ( J c) a J Z ns c a E � (� U o — W Z Z a C� p Q N i6- w �- c/) > ♦ w Q,�- d. ♦ 5 � a ♦ O�' N LO C) C) P C) N °o ♦ �6- W o w � o -♦ w -i w U Q ` C/) ♦ , mod N 00 p W z J Q M p > ♦ J ♦ W co ♦- V O J LLJ C/) ♦ �% cn U p , ,40' U w O ♦ z z i� ♦, � W Q J cD ♦ ,I 9 -24 PROPOSED BY -LAW JUNE 129 2009 BY -LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by -law to amend By -law 85 -1, as amended, known as the Zoning By -law for the City of Kitchener — The INC Corp. —Ira Needles Boulevard) WHEREAS it is deemed expedient to amend By -law 85 -1; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedules No. 4, 57 12 and 13 of Appendix "A" to By -law Number 85 -1 are hereby amended by designating as Commercial Campus Zone (C -8) with Special Use Provision 390U, Special Regulation Provision 494R, Holding Provision 55H and Holding Provision 56H, Commercial Campus Zone (C -8) with Special Use Provision 390U, Special Regulation Provision 494R Special Regulation Provision 495R, Holding Provision 55H and Holding Provision 56H, Commercial Campus Zone (C -8) with Special Use Provision 390U, Special Regulation Provision 494R, Special Regulation Provision 496R, Holding Provision 55H and Holding Provision 56H and Open Space Zone (P -2) instead of General Industrial Zone (M -2), the parcel of land described as Part of Lot 39, German Company Tract, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedules 4, 57 12 and 13 of Appendix "A" to By -law 85 -1 are hereby further amended by incorporating additional zone boundaries as shown on Map 1 attached hereto. 3. Appendix "C" to By -law 85 -1 is hereby amended by adding subsection 390 there to as follows: "390. Notwithstanding Section 13A.1 of this By -law, within the lands zoned C -8 on Schedules 4, 57 12 and 13 of Appendix `A' and legally described as Part of Lot 39, German Company Tract; a) The following uses shall not be permitted: 9 -25 Carwash Gas station Sales, Rental, Service, Storage or Repair of Motor Vehicles, Major Recreational Equipment and Parts and Accessories for Motor Vehicles or Major Recreational Equipment Storage or Service of Tools and Industrial or Farm Equipment b) Afree - standing food store not shall be permitted. The sale of food and food related products may be permitted to a maximum of 4,180.5 square metres of gross floor area internal to not more than one retail store on the lot." 4. Appendix "D" to By -law 85 -1 is hereby amended by adding subsection 494 thereto as follows: "494. Notwithstanding Section 13A.2 of this By -law, within the lands zoned C -8 on Schedules 4, 57 12 and 13 of Appendix `A' and legally described as Part of Lot 39, German Company Tract, the following special regulations shall also apply: a) Minimum Side Yard where the side lot line abuts the boundary of the City of Waterloo shall be 0 metres. b) All lands affected by this subsection shall be deemed to be one lot for the purpose of calculating Minimum Gross Floor Area Devoted to `retail' uses other than those listed as a specific type of retail use in Section 12.1. C) The amount of gross floor area that can be devoted to retail uses shall be limited to a maximum of 43,384.3 square metres. Of the maximum 43,384.3 square metres of retail gross floor area on the lands, the gross floor area devoted to the retail of apparel and accessories shall be limited to a maximum of 9,290 square metres. d) Individual outlets having a gross floor area less than 465 square metres to a maximum total amount of 4,645 square metres of gross floor area and individual outlets having a gross floor area of less than 1,500 square metres shall be permitted on the same lot as a permitted use having a minimum gross floor area of 1,500 square metres provided the total gross floor area of such outlets shall not exceed 25 percent of the total gross floor area. e) All lands affected by this subsection and all lands located within the City of Waterloo which form part of this development shall be deemed one lot 9 -26 for the purposes of calculating, and the provision of, the required off- street parking. fl For all lands affected by this subsection, the internal lot lines of the original lots shall not be construed to be lot lines for the purposes of any zoning regulations provided that all applicable regulations of this by -law relative to the lands as a whole and its external lot lines are observed." 5. Appendix "D" to By -law 85 -1 is hereby amended by adding subsection 495 thereto as follows: "495. Notwithstanding Section 13A.2 of this By -law, within the lands zoned C -8 on Schedule 4 of Appendix `A' and shown in Appendix `A' as affected by this subsection, the minimum building height shall be 6 metres to provide for a minimum amount of 2,230 square metres of office use within second storeys of buildings in this area affected by the regulation and that there shall be a minimum landscaped area of 3,000 square metres within the area affected by this regulation." 6. Appendix "D" to By -law 85 -1 is hereby amended by adding subsection 496 thereto as follows: "496. Notwithstanding Section 13A.2 of this By -law, within the lands zoned C -8 on Schedule 4 of Appendix `A' and shown in Appendix `A' as affected by this subsection, the minimum building height shall be 6 metres for buildings in this area affected by the regulation and there shall be a minimum landscaped area of 1,600 square metres within this area affected by this regulation." 7. Appendix "F" to By -law 85 -1 is hereby amended by adding subsection 55 thereto as follows: "55. Notwithstanding Section 13A of this By -law, within the lands zoned C -8 on Schedules 4, 57 12 and 13 of Appendix `A' and legally described as Part of Lot 39, German Company Tract , development of the lands shall not take place until such time as: a) A Traffic Impact Study, prepared to the satisfaction of the City's General Manager of Development and Technical Services and the Region's Commissioner of Planning, Housing and Community Services, to support the proposed development and each phase of development thereof, has been approved by the City's General Manager of Development and 9 -27 Technical Services and the Region's Commissioner of Planning, Housing and Community Services. b) The holding symbol affecting these lands, or portion thereof, has been removed by By -law." 8. Appendix "F" to By -law 85 -1 is hereby amended by adding subsection 56 thereto as follows: "56. Notwithstanding Section 13A of this By -law, within the lands zoned C -8 on Schedules 4, 57 12 and 13 of Appendix `A' and legally described as Part of Lot 39, German Company Tract , development of the lands shall not take place until such time as: a) A Land Use Compatibility Study which includes an Odour Impact Study, prepared to the satisfaction of Region's Commissioner of Planning, Housing and Community Services and has been approved by the Region's Commissioner of Planning, Housing and Community Services. b) The holding symbol affecting these lands, or portion thereof, has been removed by By -law." 9. This By -law shall come into effect only upon the approval by the Minister of Municipal Affairs, or his designate, of Official Plan Amendment No. (Ira Needles Boulevard), but, upon such approval, the provisions hereof shall be deemed to have come into force on the date of passing thereof. PASSED in the Council Chambers in the City of Kitchener this day of , 2009. 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