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HomeMy WebLinkAboutDTS-10-021 - City initiated housekeeping amendements I~rTCx~~R Development & Techrr~ca~ Services REPORT T0: Development & Technical Services Committee DATE OF MEETING: January 25, 2010 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Heather Holbrook, Planner (Urban Design) (519-741-2324) WARD(S) INVOLVED: Wards 1, 5 and 6 DATE OF REPORT: December 29, 2009 REPORT NO.: DTS-10-021 SUBJECT: CITY INITIATED HOUSEKEEPING AMENDMENTS TO THE CEDAR HILL, MILL COURTLAND WOODSIDE PARK AND VICTORIA PARK SECONDARY PLAN MAPS AND ASSOCIATED POLICIES IN THE OFFICIAL PLAN AND TO THE MIXED USE CORRIDOR SECTIONS OF BY-LAW 85-1 RECOMMENDATION: 1. That city initiated Official Plan Amendment OP 091031COKIHH being an amendment to the Cedar Hill, Mill Courtland-Woodside Park and Victoria Park Secondary Plan maps and associated policies, be adopted, in the form shown in the attached "Proposed Official Plan Amendment" dated December 23, 2009 attached as Appendix A to Report DTS-10-021; and further 2. That city initiated Zoning By-law Amendment ZC 0910161COKIHH being an amendment to Sections 6, 53, 54 and 55 of By-law 85-1 to implement housekeeping changes applicable to the Mixed Use Corridor zones, be approved, in the form shown in the attached "Proposed By-law" dated December 23, 2009 attached as Appendix B to Report DTS-10-021. BACKGROUND: In 2001 Council completed a Commercial Policy Review that resulted in the creation of a new commercial policy structure in the Official Plan based on a nodes and corridors planning model. At this time seven Mixed Use Corridors were created and lands in these corridors were redesignated as Mixed Use Corridor. These land use designations were to be implemented over time through design guidelines and new zoning provisions. In 2005 Council approved a design brief for Mixed Use Corridors that articulate the City's design guidelines and standards for these areas. In 2008 Council approved three new Mixed Use Corridor zone categories to implement the Official Plan policy intent and design vision for lands designated Mixed Use Corridor. In 2009 staff initiated the zoning implementation process to apply the Mixed Use Corridor zoning through City initiated zone changes. In October 2009 Council approved the first City initiated zone change to the lands within the King Street West Mixed Use Corridor. At the same time io-i Official Plan Amendment No. 82 to the K-W Hospital Secondary Plan as it applies to the King Street West Mixed Use Corridor was adopted to reconcile minor issues identified through the Mixed Use Corridor zoning implementation process. REPORT: Official Plan Amendment At this point in time the City is proceeding with City initiated Zone Changes to implement Mixed Use Corridor zoning in the Queen Street South and Victoria Street South Mixed Use Corridors. Similar to Official Plan Amendment No. 82 adopted by Council alongside the King Street West Mixed Use Corridor Zone Change, staff have identified a need for similar housekeeping changes to be made to the Cedar Hill, Mill Courtland Woodside Park and Victoria Park Secondary Plans as they pertain to the Queen Street South and Victoria Street South Mixed Use Corridors. The changes are proposed to delete obsolete policies, clarify the meaning of a particular special policy area and modify the extent of the Queen Street South Mixed Use Corridor boundary in three areas. Zoning By-IawAmendment Through the zone change process for applying the Mixed Use Corridor Zoning in the Queen Street South and Victoria Street South Mixed Use Corridors staff have identified the need for minor changes to the Mixed Use Corridor zone categories approved by Council in 2008 (contained in Sections 6, 53, 54 and 55 of By-law 85-1). Several regulations contained in these sections of the By-law would have the effect of making a legal situation legal non-conforming once applied. This was not the intent of these regulations, and as such their wording is proposed to be revised so as only to be applicable to buildings existing after the date of passing of the Zoning By-law. For example, the design brief for Mixed Use Corridors encourages street-oriented buildings with animated uses and active facades at grade. The Mixed Use Corridor zones regulate fagade design by requiring a minimum fagade height, fagade width and percentage of the fagade to be devoted to windows and doors. During the review of the existing conditions of the Queen Street South and Victoria Street South Mixed Use Corridors, staff realized that many historic buildings would not satisfy these regulations contained in the Mixed Use Corridor zones, and to become compliant would require considerable expansion or modification which may not be consistent with heritage objectives. Staff determined that the provisions should be applicable only to new development and not existing facades. Four other minor housekeeping changes are also proposed. The first is to reconcile a discrepancy between Section 6 (Off-street Parking and Off-street Loading) and the Mixed Use Corridor zone sections pertaining to parking setbacks. The second is to provide for the possibility of calculating parking based on a Plaza Complex rate for lands within the Mixed Use Corridor zones. The third change is editorial in nature, for the purpose of keeping the wording of the Mixed Use Corridor zones consistent with other Sections of the By-law. The fourth change is to reword the regulation for Printing Establishments in each of the Mixed Use Corridor zones for the purpose of clarifying the intent of this regulation and ease of implementation. FINANCIAL IMPLICATIONS: No direct capital financial implications to the City. COMMUNICATIONS: Notice of the January 25, 2010 public meeting of the Development and Technical Services Committee was advertised in The Record on January 4, 2010. A copy of the advertisement is io-2 attached as Appendix C. Copies of all correspondence received through the circulation process are attached as Appendix D and Appendix E. REVIEWED BY: o Leon Bensason, Interim Manager of Long Range and Policy Planning ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPnt~• Appendix `A' -Proposed Official Plan Amendment Appendix `B' -Proposed Zoning By-law Amendment Appendix `C' -Notice of January 25t" Public Meeting of the DTS Committee Appendix `D' -Circulation Comments for Official Plan Amendment Application Appendix `E' -Circulation Comments for Zoning By-IawAmendment Application 10-3 APPENDIX A PROPOSED OFFICIAL PLAN AMENDMENT 10-4 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER 10-5 Cedar Hill, Mill Courtland Woodside Park and Victoria Park Secondary Plan Maps and Policies AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER Cedar Hill, Mill Courtland-Woodside Park and Victoria Park Secondary Plans and Policies INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDIX 1 APPENDIX2 APPENDIX 3 APPENDIX4 APPENDICES notice of Public Meeting of Development and technical Services Committee - , 2010 agency Comments Minutes of the , 2010 Public Meeting of the Development and Technical Services Committee Minutes of Council - , 2010 10-6 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 modify the boundaries of the Mixed Use Corridor land use designation and to delete obsolete and redundant Special Policy Areas in the Cedar Hill, Mill Courtland-Woodside Park and Victoria Park Secondary Plans. SECTION 3 -BASIS OF THE AMENDMENT In 2001 staff reviewed the commercial policies in the Official Plan and adopted an all new commercial policy structure based on a nodes and corridors planning model. At that time, the City designated seven Mixed Use Corridor areas in the Official Plan. The associated policies define the corridors as "linear in form and recognize the evolution of uses along major corridors in the inner city". The policy intent for the lands within the Mixed Use Corridors is to serve the adjacent residential neighbourhoods and employment areas and allow for intensive, transit-supportive development. In June 2003, Council endorsed the urban design vision and general design principles for Mixed Use Corridors. The Vision for the corridors is as follows: "Over time it is envisioned that the Mixed Use Corridors will intensify with transit supportive uses which are well integrated with surrounding neighbourhoods and provide a higher quality public realm designed for people". In June of 2005, Council approved the Mixed Use Corridor Design Brief, which articulates general design guidelines to be applied to all the Mixed Use Corridors, along with the specific design vision and implementation guidelines for each of the seven Mixed Use corridors. In September of 2008, Council approved new Mixed Use Corridor zoning, tailored specifically to implement the Mixed Use Corridor policies in the City's Official Plan. At this point in time, staff are proceeding with City-initiated zone changes to apply the Mixed Use Corridor zoning to the lands within the Queen Street South and Victoria Street South Mixed Use Corridors. Through this process a number of minor issues were identified with Maps 11- Cedar Hill Neighbourhood Plan for Land Use, 12- Mill Courtland- Woodside Park Neighbourhood Plan for Land Use and 14- Victoria Park Neighbourhood Plan for Land Use and the associated Special Policies in the corresponding Secondary Plans. io-~ This amendment proposes two Mixed Use Corridor boundary adjustments to Map 12 (Mill Courtland- Woodside Park Neighbourhood Plan for Land Use) to redesignate properties. First, the boundary of the Mixed Use Corridor is proposed to be changed to include 675 Queen Street South and 48 Woodside Avenue. In this regard, the land use designation of these properties is proposed to change from General Industrial to Mixed Use Corridor. These properties are being considered for inclusion in the Queen Street South Mixed Use Corridor because their size provides the potential for significant intensification. Furthermore, the location of the site has the potential to contribute to the quality and character of the Queen Street South Mixed Use Corridor as a potential gateway site. Second, there are several properties that are split designated because the Mixed Use Corridor boundary bisects these properties. The properties municipally addressed as 10, 14, 20 and 24 Mitchell Street are split designated Open Space and Mixed Use Corridor. All or part of the existing building envelopes on these properties are located in the floodplain. The Mixed Use Corridor boundary is proposed to be adjusted to align with the parcel boundaries and consequently the properties addressed as 10, 14, 20 and 24 Mitchell Street are proposed to be excluded from the Queen Street South Mixed Use Corridor and be redesignated to Open Space in their entirety. This amendment also proposes a boundary adjustment to Map 14 (Victoria Park Neighbourhood Plan for Land Use) to reconcile another split designated property located within the Queen Street South Mixed Use Corridor. The property municipally addressed as 530 Queen Street South is split designated Low Rise Conservation and Mixed Use Corridor because the Mixed Use Corridor boundary bisects the property. The Mixed Use Corridor boundary is proposed to be adjusted to include the entire property. A change is also proposed to a Special Policy Area contained in the Victoria Park Secondary Plan. Special Policy Area 5 permits retail use up to a maximum leasable floor area of 225.0 m2~ This Special Policy Area is proposed to be deleted because it will become redundant and therefore unnecessary with the implementation of Mixed Use Corridor Zoning. This amendment proposes a housekeeping correction to Maps 11 (Cedar Hill Neighbourhood Plan for Land Use) and 14 (Victoria Park Neighbourhood Plan for Land Use) to remove the "Regional Settlement Pattern Policy Area `6"' from the maps, as they refer to an obsolete Regional Policy Area. The corresponding policies for the Regional Settlement Pattern Policy Area (Policy 13.3.1.6 of the Cedar Hill Secondary Plan and Policy 13.5.1.5 of the Victoria Park Secondary Plan) are also proposed to be deleted. This amendment also proposes a housekeeping correction to Special Policy 6 of the Victoria Park Secondary Plan for clarification purposes. The meaning and scope of the policy remains unchanged, the wording is proposed to be revised to clarify the extent of lands to which the policy applies. io-s SECTION 4 -THE AMENDMENT The Official Plan for the City of Kitchener is hereby amended as follows: 1. Map No. 11-Cedar Hill Neighbourhood Plan for Land Use is amended as shown on Schedule "A". "Cedar Hill Neighbourhood Plan for Land Use" to delete the Limit of Regional Settlement Pattern Policy Area `B'. 2. Map No. 12-Mill Courtland- Woodside Park Neighbourhood Plan for Land Use is amended as shown on Schedule "B", "Mill Courtland- Woodside Park Neighbourhood Plan for Land Use "to: a) redesignate the lands municipally addressed as 675 Queen Street South and 48 Woodside Avenue to Mixed Use Corridor instead of General Industrial; b) revise the Mixed Use Corridor lands municipally addressed as: i) 10 Mitchell Street; ii) 14 Mitchell Street; iii) 20 Mitchell Street; and iv) 24 Mitchell Street land use designation boundary to remove the C~ ~ to redesignate the portion of the lands as Open Space instead of Mixed Use Corridor. 3. Map No. 14 -Victoria Park Neighbourhood Plan for Land Use is amended as shown on Schedule "C", "Victoria Park Neighbourhood Plan for Land Use" to: a) revise the Mixed Use Corridor land use designation boundary to redesignate a portion of the lands municipally known as 530 Queen Street South as Mixed Use Corridor instead of Low Rise Conservation; and b) delete Special Policy Area 5; and ~ c) delete the Limit of Regional Settlement Pattern Policy Area `B'. 4. Part 3 -Section 13.3 is amended by deleting the following subsection as follows: "13.3.1.6. Settlement Pattern Policy Area "B" of the Regional Official Policies Plan as it applies to the Cedar Hill neighbourhood Constitutes those areas of the neighbourhood which have been designated High Density Commercial- Residential, General Industrial, Medium Density Commercial-Residential, Medium Density Multiple Residential and Mixed Use Corridor which are shown on Map 11." 5. Part 3 -Section 13.4 is amended by deleting the following subsection as follows: "13.4.1.5. Settlement Pattern Policy Area "B" of the Regional Official Policies Plan as it applies to the Mill Courtland- Woodside Park Neighbourhood constitutes the area bounded by Queen Street, Courtland Avenue and the extent of the medium Density Commercial Residential, High Density Commercial Residential and Mixed Use Corridor designations within the Neighbourhood, as shown on Map 12." 10-9 6. Part 3 -Section 13.5 is amended by deleting the following subsections as follows: "13.5.1.5. Settlement Pattern Policy Area "B" of the Regional Official Policies Plan as it applies to Victoria Park neighbourhood constitutes those areas which have been designated Medium Density Multiple Residential and Mixed Use Corridor, and are contained within the boundary as shown on Map 14." "13.5.4.5. Notwithstanding the Mixed Use Corridor land use designation, on 254 Queen Street South, retail shall be permitted up to a maximum leasable floor area of 225.0 square metres for any individual outlet or establishment." 7. Part 3 -Section 13.5 is amended by replacing the following subsection thereto as follows: "13.5.4.6. Notwithstanding the Mixed Use Corridor land use designation, the redevelopment of lands to a depth of 30 metres from the David Street streetline shall be limited in heightto four storeys. 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I~ r ~ 5 k~' / i ~•i~ ki- ~ i ,~ k~- ~ i i ~ ~ ~ W Z - W { - 5 l j ~ ~• 5 5 ~y 4 ~ ~ ~ ~ _ . • R ~ S ~ I ~ ~~ - ~ S ~ Y R S ~ I ~~ ~ I Y ~ I Y a.~/ fir - * ~ - ~• ~•~~ J ~ ~ _ r ~ t L~~L ~ ~ { tip- ~•~~•~ w~- r. 4~~. ~ t~ t L~~4 ~ { t ` ~ { ~L ~ { 10 - 13 APPENDIX 1 Ward 6 Councillor Christina Weylie OP09103/COK/HH ZC09/0161COK/H H City-Initiated Advertised in The Record January 4, 2010 CITY OF KITCHENER COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS Invites PROPERTY OWNERS AND INTERESTED PARTIES to attend a PUBLIC MEETING TO DISCUSS PROPOSED AMENDMENTS TO THE KITCHENER OFFICIAL PLAN AND KITCHENER ZONING BY-LAW UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT .. ~ Proposed Official Plan Amendment The City is proposing a general amendment to Kitchener's Official Plan to make a number of "housekeeping" or minor revisions to several Secondary Plans. The purpose of the amendment is to modify the boundaries of the Mixed Use Corridor land use designation and to delete obsolete and redundant Special Policy Areas in the Cedar Hill, Mill Courtland- Woodside Park and Victoria Park Secondary Plans. The proposed Official Plan amendment would have the effect of adjusting the extent of the Queen Street South Mixed Use Corridor, deleting all redundant and obsolete policies and revising the wording of a special policy for clarification purposes. ~ 1 Proposed Zoning By-Law Amendment The City of Kitchener is proposing a number of "housekeeping" changes to the existing Zoning By-law 85-1. These revisions represent improvements or clarifications to the By-law which will assist in the implementation and interpretation of various sections, particularly those pertaining to Mixed Use Corridor. Because of the comprehensive nature of these changes, many of the amendments will apply to lands City-wide. The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE, a Committee of Council which deals with Planning Matters on January 25, 2010 at 7:00 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 andlor verbal representation either in support of or in opposition to the proposed Official Plan Amendment. 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 municipal plan amendment does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed municipal plan amendment 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 10 - 14 The City of Kitchener City Hall, P.O. Box 1118 200 King Street West Kitchener, Ontario N2G 4G7 ADDITIONAL INFORMATION relating to the proposed Official Plan amendment and Zoning By- IawAmendment is available for inspection between 8:30 a.m. and 5:00 p.m. at the Development and Technical Services Department, 6t" Floor, City Hall, 200 King Street West, Kitchener. Heather Holbrook, MCIP, RPP Plar.,..,..~ ,~ ~~~.....,.. ~,.....:NN\ Phc hea 10 - 15 APPENDIX 2 10 - 16 APPENDIX 3 MINUTES OF THE PUBLIC `vIGG 1 IIrV OF THE DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE 201 10 - 17 APPENDIX 4 MINUTES OF COON( 2011 10 - 18 APPENDIX B PROPOSED ZONING BY-LAW AMENDMENT 10 - 19 PROPOSED BY-LAW December 23, 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 - City of Kitchener Housekeeping Amendment) ~ r. WHEREAS it is deemed expedient to amend By-law 85-1, as amended; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Section 6.1.2 b) ii) A) b) of By-law 85-1 is hereby amended by adding the words "Mixed Use Corridor Zone" immediately after the words "Commercial-Residential Zone". 2. Section 53.2.1 of By-law 85-1 is hereby amended by: a) adding the phrase "for Buildings constructed after the date that the MU-1 Zone was applied to the land" immediately after the words "Minimum Width of Ground Floor Facade"and adding the word "primary" immediately before the words "Ground Floor"; b) adding the phrase "for Buildings constructed after the date that the MU-1 Zone was applied to the land" immediately after the words "Minimum Facade Height"; and c) adding the phrase "for Buildings constructed after the date that the MU-1 Zone was applied to the land" immediately after the words "Facade Openings" and adding the word "primary" immediately before the phrase "ground floor fagade". 3. Sections 53.2.2.3, 53.2.3 and 53.2.4 of By-law 85-1 are hereby amended by deleting the words "Mixed Use Corridor" and replacing them with the word "MU-1 ". 4. Sections 53.2.6, 54.2.6 and 55.2.6 of By-law 85-1 are hereby amended by deleting the regulation "For Printing Establishments" in its entirety and replacing it with the following: 10-20 2 "For Printing Establishments Commercial copy centres and screen printing establishments shall be permitted provided that the maximum Gross Floor Area of any single unit does not exceed 225 square metres. Industrial printing establishments shall not be permitted. " 5. Section 54.2.1 of By-law 85-1 is hereby amended by: a) adding the phrase "for Buildings constructed after the date that the MU-2 Zone was applied to the land" immediately after the words "Minimum Width of Ground Floor Facade"and adding the word "primary" immediately before the words "Ground Floor"; b) adding the phrase "for Buildings constructed after the date that the MU-2 Zone was applied to the land" immediately after the words "Minimum Facade Height"; c} adding the phrase "for Buildings constructed after the date that the MU-2 Zone was applied to the land" immediately after the words "Facade Openings" and adding the word "primary" immediately before the phrase "ground floor facade"; and d) deleting the regulation for "Parking Setback" in its entirety. 6. Sections 54.2.2.1, 54.2.2.3, 54.2.3 and 54.2.4 of By-law 85-1 is hereby amended by deleting the words "Mixed Use Corridor" and replacing them with the word "MU-2". 7. Section 55.2.1 of By-law 85-1 is hereby amended by: a) adding the phrase "for Buildings constructed after the date that the MU-3 Zone was applied to the land" immediately after the words "Minimum Width of Ground Floor Facade"and adding the word "primary" immediately before the words "Ground Floor"; b) adding the phrase "for Buildings constructed after the date that the MU-3 Zone was applied to the land" immediately after the words "Minimum Facade Height"; c} adding the phrase "for Buildings constructed after the date that the MU-3 Zone was applied to the land" immediately after the words "Fagade Openings" and adding the word "primary" immediately before the phrase "ground floor facade"; and d) deleting the regulation for "Parking Setback" in its entirety. 8. Sections 55.2.2.1, 55.2.2.3, 55.2.3 and 55.2.4 of By-law 85-1 is hereby amended by deleting the words "Mixed Use Corridor" and replacing them with the word "MU-3". PASSED at the Council Chambers in the City of Kitchener this day of , 2009. Mayor Clerk 10 - 21 APPENDIX C All Wards OP09/03/COKIHH ZC09/016lCOKlHH City Initiated CITY OF KITCHENER COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS Invites PROPERTY OWNERS AND INTERESTED PARTIES to attend a PUBLIC MEETING TO DISCUSS PROPOSED AMENDMENTS TO THE KITCHENER OFFICIAL PLAN AND KITCHENERZONING BY-LAW UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT 1. Proposed Official Plan Amendment The City is proposing a general amendment to Kitchener's Official Plan to make a number of "housekeeping" or minor revisions to several Secondary Plans. The purpose of the amendment is to modify the boundaries of the Mixed Use Corridor land use designation and to delete obsolete and redundant Special Policy Areas in the Cedar Hill, Mill Courtland- Woodside Park and Victoria Park Secondary Plans. The proposed Official Plan amendment would have the effect of adjusting the extent of the Queen Street South Mixed Use Corridor, deleting all redundant and obsolete policies and revising the wording of a special policy for clarification purposes. 2. Proposed Zoning By-Law Amendment The City of Kitchener is proposing a number of "housekeeping" changes to the existing Zoning By-law 85-1. These revisions represent improvements or clarifications to the By-law which will assist in the implementation and interpretation of various sections, particularly those pertaining to Mixed Use Corridor. Because of the comprehensive nature of these changes, many of the amendments will apply to lands City-wide. The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE, a Committee of Council which deals with Planning Matters on January 25, 2010 at 7:00 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 andlor verbal representation either in support of or in opposition to the proposed Official Plan Amendment. 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 municipal plan amendment does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed municipal plan amendment 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 relating to the proposed Official Plan amendment and Zoning By-law Amendment is available for inspection between 8:30 a.m. and 5:00 p.m. at the Development and Technical Services Department, 6t" Floor, City Hall, 200 King Street West, Kitchener. Heather Holbrook, MCIP, RPP Planner (Urban Design) Phone No. 519-741-2324 (TTY-TDD - 741-2385) heather. holbrook ankitchener.ca 10-22 APPENDIX D CIRCULATION COMMENTS FOR OFFICIAL PLAN AMENDMENT APPLICATION 10-23 -, rvf u w a v ~ ~ ~. tti m `~ .~w 4 w :4 T ~ ti ~ ~. w W i ~. ~= u ~~ J a ~ ~ ` ~~,` C4"~ ~ •~ ~~~,~ '~ - ~ ~- ~ - - ~ y 1 .~: ~ _~ ^~ J v ~ U ~ r~ ~ .~+ ~ v N rJ ~ ~ ~ ~ ~ 4 `~ ~ ~ ~ y r ~y ~ ~ W ~ ~ ... .,. ~ ~ ~ ~ V ~ ~ ~ ~ N ~~ ~ ~ ' -~ ~, q ., cr .,, '`~~ .~ C7 ~ ~ ~ a .~« ~ ~, G C4"ca_ w ~l, ~ `~ r w ~.1 , v J ~ ~ ~~ ~ ~ ~ ~ ~ ~' a'~ ~ ~c a . fv ~ ~ ~ ~ p ~ Ul µ ~ ~ U.~'r. ~'~ ~J ' ~ ' 3 ~ ~ ~ ~ w ~ ~ ~J. 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LIB /~~} ,r ~ L ~ ~~ mra ~~ ~c~ ~~~~ . ~? =c.LUUcvY ~ I--rU3~4 1-~~ ~~ t~n'~ ~ ~ ~U~ 3 ~ ~ ~a 10-26 r c ;a '~. a~ 0 ~- 0 ,~ a~ ,w r~ x ~ - ~ ~ v ~E ~ ~ ~ ~ n ~ ~ ~ w c~ a~ ~~ ~~ .~ ~ uo ~a Q ~ a cll CV `°-' w ~ .~ ~; ~ -~ c G ~ ~ ~~ 0. ~ ui ~ ,~~ ~ ~ ~ •;~ ~ ~- u ~ ru: ~ ~ ~ .5C ~ ~ ~ ~~~.! ~ r r~ aJ r< rn ^ ~ .~ O ~ ` ' ~.. ~ C; SY ~ ~-- Ll. p1 ~ i ~ ` : C C J ~ ,~ ~ ~ ~ *. ~ ~- C u ~~ ~, ~ c3 ~, w ~ r ~ ~ ~ C7 ~ ~ rl Ol •r- •r ri ~ s ~ ~ ~ f~ h ~D ~ ~, ~ ~"" .~~ p Z7 . . : Q ~3 ~ ty1 I tt:1 ~ ~ ~ ~ ~ (~ ~ U J ~ ~ Q1 [~ L 41. 1 w^1 I r~ •r {1 r~ ~" . r. w"" C) ~ ~ 'CI Vl ~.fti I I ~'" ~ `~' ~ ~ ~ ~~rE~f~-~ OJ C L fll ri rv I- ~u~~~r+u..~ I :v f V V ri V -i .., w '-1 7 3 ~ ~ . . 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C) .~ ~ ~ ~ Q ri ~{- Q] ~ qJ ~ .~ fU ~ t~ u t a ~ ~ ~ ~ ~- •~ a ~ ~ +n v x ~ v ~ a ~ N ~-+ ra R3 b \ U ~ .C [J L E!5 I- ~-+ CL c~{ a CL. 10-28 APPENDIX E CIRCULATION COMMENTS FOR ZONING BY-LAW AMENDMENT APPLICATION 10-29 a a 3 ~» ,~ 3 .~ ' .~ G v " ~ ~ ~ ~ i ~, U * ~ '~ u ~ .~~ ,.3 ~ ~ ~ ~ 'n ~ ~ a u d ~ ~ ~ ~; ~ u u ~ ~ ~ ~ ~ ~ ~ ~ ~ o ~ U ~ W ~ ~ ~~ ~ ~ a~ ~ R ~' F ~ ~ ~ ~ ~ ~ ~ ~ o ~~ ~ ~ ~; ,~ w ~ ~ o } ~~ U ~ ~ Q k ~ ~ ~. ~ ~ v C ~ ~`~~ a .~gQ ~, ~, V W L ~ ~'. ~^ L% { ~ ~ t' ti !~" ~' :.~ ~~ ~ K ~ ~ ~ r µ v~ f ~ .~ ~ '~ M ~ w ~ `J jj~~' M ~ V~ ~ ~ .. ~ :~ ~ ~ ~ ~ d .~ ~ J ~h ~ ~ y ~rr11 ~l ~ f ~ ~ j ~ ~ ~ ~ '~ ~ ~ * ~ * ~ ;~ c i ~ ~ =' ~ ~ ~, ~ a ~ w. 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