HomeMy WebLinkAboutPSI Agenda - 2017-12-04Planning & Strategic Initiatives Committee
Agenda
Monday, December 4, 2017
3:30 p.m. – 5:30 p.m.
Office of the City Clerk
7:00 p.m. – 8:00 p.m.
Kitchener City Hall
nd
200 King St. W. - 2 Floor
Council Chamber
Kitchener ON N2G 4G7
This is an approximate start time, as this meeting will commence immediately following
the Community & Infrastructure Services Committee meeting.
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Chair - Councillor P. Singh Vice-Chair - Councillor B. Ioannidis
PART ONE - 3:30 p.m. - 5:30 p.m.
Consent Items
The following matters are considered not to require debate and should be approved by one motion in
accordance with the recommendation contained in each staff report. A majority vote is required to discuss any
report listed as under this section.
1.CSD-17-105 - PARTS - Midtown Plan – Glasgow Street/Strange Street Further Recommendations
- Deferred from the October 16, 2017 Council Meeting
Delegations
Pursuant to Council’s Procedural By-law, delegations are permitted to address the Committee for a maximum
of 5 minutes.
Item 3 - Melanie Hare, Urban Strategies
Discussion Items
2. CSD-17-097 - Tall Building Urban Design Guidelines (30 min)
(Staff will provide a 5 minute presentation on this matter)
3. CSD-17-100 - Planning Around Rapid Transit Station Areas (PARTS) (60 min)
- Rockway Plan
(Staff will provide a 10 minute presentation on this matter)
4. CSD-17-102 - Performance Securities Policy Review (10 min)
(Staff will provide a 5 minute presentation on this matter)
Public Hearing Matters under the Planning Act (7:00 p.m. advertised start time)
This is a formal public meeting to consider applications under the Planning Act. If a person or public body
does not make oral or written submissions to the City of Kitchener before the proposed applications are
considered, the person or public body may not be entitled to appeal the decision to the Ontario Municipal
Board and may not be added as a party to a hearing of an appeal before the Ontario Municipal Board.
PART TWO - 7:00 p.m. - 8:00 p.m.
5. CSD-17-093 - Draft Plan of Subdivision - 30T-17201 (15 min)
- Zone Change Application - ZC17/004/H/GS
- 731 Huron Road, Huron Gardens Inc.
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take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994 **
Planning & Strategic Initiatives
Committee Agenda Page 2 December 4, 2017
Public Hearing Matters under the Planning Act (Cont’d)
6. CSD-17-096 - Zone Change Application - ZC17/007/Q/KA (20 min)
- 588 & 600 Queen Street South
- Danblo Holdings Inc. and System Tune Inc.
(Staff will provide a 5 minute presentation on this matter)
Information Items
Unfinished Business List
Jaclyn Rodrigues
Committee Administrator
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Brandon Sloan, Manager, Long Range & Policy Planning
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: November 20, 2017
REPORT NO.: CSD-17-105
SUBJECT: PARTS: Midtown Plan
Glasgow Street/Strange Street Further Recommendations
______________________________________________________________________
RECOMMENDATION:
THAT notwithstanding the PARTS: Midtown Plan, any of the conceptual future
street connections shown in the plan shall not hinder the ability of AirBoss (101
Glasgow Street) to continue to operate and expand their industrial facility at any
time. Only at such time as 101 Glasgow Street is ever proposed to have a
different use of the property, a potential private or public transportation
connection to Elm Street be explored with the landowner at that time;
AND FURTHER THAT for the lands bounded by Glasgow Street, Strange Street,
the rail line and Iron Horse Trail, any future street connections whether private
road, private driveway or public road; and any park space whether private or
public; shown on the maps contained in the PARTS: Midtown Plan are
conceptual, long-term possibilities that would only be considered at the time a
property is redeveloped and a landowner at that time may provide justification of
an alternate way to achieve these particular PARTS: Midtown Plan objectives.
BACKGROUND:
In October 2017, Council approved the Planning Around Rapid Transit Stations
(PARTS): Midtown Plan save and except for a few matters that related to lands near
Glasgow St/Strange St which received the following resolution:
implementation of the roadway connection and parkland identified on the properties
municipally addressed as 101 and 105 Glasgow Street, and as referred to in Clause 5
of the Finance and Corporate Services Report, be deferred to December 4th Standing
Committee of Council."
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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REPORT:
In order to facilitate a potential solution for the issues with respect to the PARTS:
Midtown Plan raised by the representative of landowners at 101 and 105 Glasgow
Street, staff drafted potential wording of further recommendations to the approved Plan
that may provide additional comfort for the current operation of the sites. This approach
of having a potential Council resolution specific to these lands and citing the current
industrial operation at 101 Glasgow Street is similar to that which was utilized several
years ago when the same site was considered for a cultural heritage matter.
There are two recommendations to help resolve the issues. The first is specific to the
operation of 101 Glasgow Street and any future street connection. The second is about
any future street connection or park space for any of the lands bounded by Glasgow
Street, Strange Street, rail line, Iron Horse Trail area, as it is equally applicable to any of
the lands within that area (including 101 and 105 Glasgow Street). The
representative has assisted with the wording of the two recommendations and has
provided letters of support, attached as Appendix A.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Business Plan ID# NB-08 PARTS Midtown RT Station Area Plan.
FINANCIAL IMPLICATIONS:
N/A.
COMMUNITY ENGAGEMENT:
INFORM
advance of the council / committee meeting.
CONSULT Staff consulted with the representative.
PREVIOUS CONSIDERATION OF THIS MATTER:
nd
CSD-17-090 PARTS: Midtown Plan considered at October 2 Committee of Council
th
and approved at October 16 Council save and except for the topic of this report which
th
was deferred until December 4 Committee.
CONCLUSION:
Committee and Council can consider the merits of whether to include the additional staff
recommendations to address the site-specific matters. Moving forward with the PARTS:
Rockway Plan (and any future PARTS Plans), a more conceptual approach is being
taken with respect to showing potential street connections and parks in these type of
master plans.
REVIEWED BY: Tina Malone-Wright, Senior Planner
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Appendix A Letters of Support on behalf of 101 and 105 Glasgow Street
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Via Email
Our File: P-738-14
November 20, 2017
Mr. Brandon Sloan
Manager, Long Range and Policy Planning
City of Kitchener
200 King Street West
Kitchener, Ontario
N2G 4G7
Dear Mr. Sloan
Re: PARTS Midtown Station Area Plan
101 Glasgow Street, Kitchener
AirBoss of America Corp.
As you are aware we attended the Finance and Corporate Services Committee meeting held on
nd
October 2, 2017 on behalf of our clients, AirBoss of America Corp. (AirBoss), owners of the
lands at 101 Glasgow Street, to object to the Preferred Scenario with regards to the identification
of the proposed road (whether private or public) to connect Eden Avenue at Glasgow Street with
Elm Street on the north side of the subject property. The establishment of said road would result
in the introduction of public traffic on lands abutting a highly secured area and would
unnecessarily impact the continued operation and expansion of the property. The said road
supplies and goods
onto, off of, and throughout the subject property and the abutting properties on which legal right-
of-ways have been established.
Finance Committee passed the following Motion with regard to this matter:
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At our request, and as agreed to by staff a further Deferral was requested and granted to have
consideration of this matter pushed back to a Standing Committee meeting on December 4,
2017.
On October 5, 2017 you presented a proposal to our group for consideration of suggested
wording that would be included in the PARTS MidTown Plan. Together we further modified that
wording to reflect the current proposal which is now included in your Staff Report dated
November 20, 2017 which will be provided for consideration by the Planning & Strategic
Initiatives Committee at their December 4, 2017 meeting.
The finalized wording as per your report is as follows:
THAT notwithstanding the PARTS: Midtown Plan, any of the conceptual future street
connections shown in the plan shall not hinder the ability of AirBoss (101 Glasgow
Street) to continue to operate and expand their industrial facility at any time. Only at
such time as 101 Glasgow Street is ever proposed to have a different use of the
property, a potential private or public transportation connection to Elm Street be
explored with the landowner at that time;
AND FURTHER THAT for the lands bounded by Glasgow Street, Strange Street, the
rail line and Iron Horse Trail, any future street connections whether private road,
private driveway or public road; and any park space whether private or public;
shown on the maps contained in the PARTS: Midtown Plan are conceptual, long-term
possibilities that would only be considered at the time a property is redeveloped and
a landowner at that time may provide justification of an alternate way to achieve these
particular PARTS: Midtown Plan objectives.
We greatly appreciate the opportunity for additional time for our group to consider the proposed
wording that was presented to us and can now confirm that we are in agreement with this
wording and support a Council Resolution to include this wording.
If you would like to discuss the above noted matters further, please do not hesitate to contact
our office.
Yours truly,
Labreche Patterson & Associates Inc.
Scott Patterson, BA, CPT, MCIP, RPP
Principal, Senior Planner
SP/s
Copy: AirBoss of America Corp.
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Via Email
Our File: P-428-10
November 20, 2017
Mr. Brandon Sloan
Manager, Long Range and Policy Planning
City of Kitchener
200 King Street West
Kitchener, Ontario
N2G 4G7
Dear Mr. Sloan
Re: PARTS Midtown Station Area Plan
105 Glasgow Street, Kitchener
2264385 Ontario Inc.
As you are aware we attended the Finance and Corporate Services Committee meeting held on
nd
October 2, 2017 on behalf of our clients, 2264385 Ontario Inc. owners of the lands at 105
Glasgow Street, to object to the Preferred Scenario with regards to the identification of the
proposed road (whether private or public) to connect Eden Avenue at Glasgow Street with Elm
Street.
We also objected to the PARTS Midtown Station Area Plan identifying
f the lands that accounts for approximately 25% of the total area
of the subject property. The development of the parking lot on the property was seen as an
interim use with a full redevelopment anticipated for the future.
In this regard, we had specifically noted that 2264385 Ontario Inc. does not support the
Preferred Scenario with regards to the identification of the proposed road (whether private or
public) to connect Eden Avenue at Glasgow Street with Elm Street, essentially resulting in the
bisection of the subject property and severely limiting the form and function of the potential
redevelopment of the lands. Additionally, the owner does not support the identification of a large
portion of their property for the provision of new park space or the extension of York Street
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Finance Committee passed the following Motion with regard to this matter:
At our request, and as agreed to by staff a further Deferral was requested and granted to have
consideration of this matter pushed back to a Standing Committee meeting on December 4,
2017.
On October 5, 2017 you presented a proposal to our group for consideration of suggested
wording that would be included in the PARTS MidTown Plan. Together we further modified that
wording to reflect the current proposal which is now included in your Staff Report dated
November 20, 2017 which will be provided for consideration by the Planning & Strategic
Initiatives Committee at their December 4, 2017 meeting.
The finalized wording as per your report is as follows:
THAT notwithstanding the PARTS: Midtown Plan, any of the conceptual future street
connections shown in the plan shall not hinder the ability of AirBoss (101 Glasgow
Street) to continue to operate and expand their industrial facility at any time. Only at
such time as 101 Glasgow Street is ever proposed to have a different use of the
property, a potential private or public transportation connection to Elm Street be
explored with the landowner at that time;
AND FURTHER THAT for the lands bounded by Glasgow Street, Strange Street, the
rail line and Iron Horse Trail, any future street connections whether private road,
private driveway or public road; and any park space whether private or public;
shown on the maps contained in the PARTS: Midtown Plan are conceptual, long-term
possibilities that would only be considered at the time a property is redeveloped and
a landowner at that time may provide justification of an alternate way to achieve these
particular PARTS: Midtown Plan objectives.
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3
We greatly appreciate the opportunity for additional time for our group to consider the proposed
wording that was presented to us and can now confirm that we are in agreement with this
wording and support a Council Resolution to include this wording.
If you would like to discuss the above noted matters further, please do not hesitate to contact
our office.
Yours truly,
Labreche Patterson & Associates Inc.
Scott Patterson, BA, CPT, MCIP, RPP
Principal, Senior Planner
SP/s
Copy: 2264385 Ontario Inc.
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REPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING:December 4, 2017
SUBMITTED BY:Alain Pinard, Director of Planning, 519-741-2200 x7319
PREPARED BY:Dayna Edwards,Senior Planner 519-741-2200 x7324
Adam Clark, Urban Design Specialistx7027
WARD(S) INVOLVED:All Wards
DATE OF REPORT:November 10, 2017
REPORT NO.:CSD-17-097
SUBJECT:Tall Building Urban Design Guidelines
______________________________________________________________________
RECOMMENDATION:
THAT the Tall BuildingUrban Design Guidelines, attachedas Appendix A to
report CSD-17-097, be approved; and
THAT the Tall Building Design Guidelines be added into the City’s Urban Design
Manual and Tall BuildingStatement of Expectations be removed fromthe City’s
Urban Design Manual, upon approval.
BACKGROUND:
The City of Kitchener has many existing tall buildings across the city, with many more to
come, as interest in this form of intensification is greaterthan ever. The Tall Building
Study was initiated in 2014 to develop design guidance for the development of tall
buildings,achieve compatibility and foster a positive relationship between new high-rise
buildings and surrounding neighbourhoods.
The Tall Building Urban Design Guidelines represents the final phase of our three
phased study. Conducting the study in three phases allowed for necessary, Kitchener
specific research, modelling,andanalysis, as well asextensive public and stakeholder
engagement.As a result, staff were able todevelop guidelines that are specific to
Kitchener’s unique context, represent good urban design standards, and provide
flexibility for tall building developments of all shapes and sizes.
Statement of Urban Design
Tall Buildings Urban
Design Guidelines
Expectations Study
End of 2017
2014 -2016 2016 - 2017
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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The Statement of Expectations (approved by Council in October 2016) functions as a
qualitative, educational document, introducing stakeholders and the community to what
have been identified as the key urban and built form considerations of tall building
design. These Expectations have been used to guide tall building development over the
past year. As part of the recommendation to approvethe Statement of Expectations,
Council asked staff to complete the Tall Building Study and deliver a comprehensive set
of Tall Building Guidelines prior to the end of 2017.
REPORT
Kitchener’s Tall Building Guidelines
Tall buildings are aprominent andpermanent part of the urban environment, and have
significant impacts on the quality of the urban environment and on the value of
surrounding areas.
Tall buildings are complex,represent significant investments andcome in all shapes
and sizes; there is no ‘one size fits all’ solution for tall building design.At the onset of
the Tall Buildings Study, staff examinedother cities’ practices andconcluded that
Kitchener’sguidelines shouldnot represent a static approach to tall building design,and
should respond to the specific conditions of the Kitchener context.
Therefore, the Kitchener Tall Building Guidelines represent a ‘made in Kitchener’
approach. They are guidelines that have notreplicatedother cities’ practices; staff have
undertakenan extensive analysis of our urban environmentand existing tall building
fabric.This, along withan extensivepublic and stakeholder consultation process has
resulted inguidelines that are flexible, scalable, and responsive to all different types of
tall buildings, while respecting Kitchener’s community standards for tall building
development.
Unlike other approaches seen elsewhere, Kitchener’s tall building guidelines are flexible
(based on site context, building type, shape, placement, orientationand height) and do
not put arbitrary limitson building typologies. As a result we expect to see a variety of
building types, sizes and a more diverse unit mixes and tenures as these guidelines are
applied to tall buildings in Kitchener.
How Were the Tall Building Guidelines Created?
The Tall Building Guidelines were developed throughextensive study, testing,
contextual analysis and public and stakeholder engagement, representinga holistic
approach to how tall buildingsin Kitchenershould be designed. The guidelines also
consider how tall buildings can be designed relative to one another, to ensure the urban
environment between tall buildings is comfortable, attractive and safe.
A
s part of our study, staff analyzed over 200 tall buildings, including both existing and
proposed buildings in Kitchener, as well as tall buildings from other, comparablecities.
Tall buildings and their respective sites were measured and the information was used to
test and develop a number of guidelines.
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The Tall Building Guidelines were also developed utilizing the feedback, comments and
priorities identified by the public and local stakeholders at a June 2016 engagement
session and through the City’s on-line engagement platform, ‘Engage Kitchener’.Draft
guidelines were presented to stakeholdersin May 2017, which was followed by one-on-
one stakeholder interviews with interested parties.
What is a Tall Building and Where Will the Guidelines Apply?
All tall buildings within the City of Kitchener should be designed and developed to a high
standard of urban design; therefore the Tall Building Guidelines will apply to tall
buildings city-wide. A ‘tall building’ in Kitchener is defined as nine (9) stories or greater,
which is consistent with the definition of high-rise in the City’s Official Plan.
How is the DocumentStructured?
The document has been crafted to act as a tool for thedevelopment industry to use
during initial stages of tall building design. The objective is to provide a thorough, yet
practical document that provides targets around the City’s expectations for tall building
design.
Guidance on the principles of tall building design has been provided with respect to the
following considerations:
Built Form Considerations:
o Ground Floor & Base Design,
o Tower Separation Distance,
o Overlook,
o Tower Orientation & Placement,
o Tower Floor Plate,
o Tower Relative Height,
o Tower and Top Design;
Public & Private Open Spaces;
Public Realm (Streetscape);
Mid-Block Connections;
Views & Skyline;
Scale & Transition;
Heritage;
Sustainability;
Bird Friendly Design
Microclimate; and
Skyview.
Next Steps
Once the Tall Building Guidelines are approved, they will become part of the City’s
Urban Design Manual, which will act as a reference document for landowners and
developers proposing tall buildings within the city of Kitchener. By clarifying
expectations, identifying key considerations andproviding design guidance, the design
guidelines aims to shorten review times for planning applications, avoid appeals, and
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ensure that urban design policies with the Official Plan and the Urban Design Manual
are implemented.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Strategic Priority 3 – Safe and Thriving Neighbourhoods
Strategy 3.3 - Manage growth, curb urban sprawl, and foster more mixed-use
development, ensuring new development is integrated with the diversity and character
of the surroundingcommunity.
Strategic Priority 4 – Sustainable Environment and Infrastructure
Business Plan #26 – Urban Design Manual Update. The Tall Buildings Study is an
interim update to the Urban Design Manual.
FINANCIAL IMPLICATIONS:
The Tall Building Guidelines were prepared ‘in house’. No additional capital or operating
budget commitments are required.
COMMUNITY ENGAGEMENT:
The Tall Buildings Study engagement utilized the primary themes of “INFORM”
“CONSULT” and “COLLABORATE” fromthe City’s Community Engagement Strategy.
INFORM – This report has been posted to the City’s website with the agenda in
advance of the council meeting. Notice of this meeting and the completion of the Tall
Building Guidelines were sent out to the projectdistribution email list.
CONSULT/COLLABORATE – The Tall Buildings Statement of Expectations was
prepared utilizing feedback from the June2016 open house and workshop which
attracted over 80 citizens and stakeholders. In addition to the open house and
workshop, the Tall Buildings Study was featured on ‘Engage Kitchener’ for
approximately 2 months to receive additional public feedback.
In May 2017, staff held a Stakeholder Information Session to present an early draft of
the proposed guidelines. The session was followed by one-on-one stakeholder
interviews with 13 stakeholder groups. A draft was posted online in August for further
comment and an updatedversion was shared in October 2017.
Staff received and addressed 99 written comments from stakeholders. An overview of
the comments received is included in Appendix B. A summary of public comments
received in June 2016 have been summarized in the Feedback Report available online:
https://www.kitchener.ca/en/resourcesGeneral/Documents/CSD_PLAN_Tall-Buildings-
Feedback-Report.pdf)
Throughout the process staffengaged more than 400 people, received more than 300
comments and heldmore than 20 meetings.
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Summary of Public/Stakeholder Comments
The majority of the comments received on the draft Tall Building Guidelines, were
format or editorial suggestions, or feedback on individual guidelines proposed. Staff
reviewed all comments received and responded to questions and concerns in individual
stakeholder meetings. Staff feel that the final set of guidelines represents a balanced
approach thatrepresent both stakeholder and the city’s interests.
All of the comments and feedback received throughout the process have been
summarized in the Feedback Report (see link above) and in the Stakeholder Feedback
Reportattached as Appendix B. The comments and feedback assisted in the creation of
the final draft of the Tall Building Guidelines.
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CONCLUSION:
Kitchener is growing. It is the largest city in Waterloo Region, in an area that has one of
the most robust economies in Canada. It is a key centre of the emerging Toronto-
Waterloo innovation corridor, bringing investment and talentto the downtown and
surrounding areas of the city. The future regional connections made possible by the
incoming LRT, and the megaregional connections coming via increased commuter rail
service to Toronto are creating significant incentive for compact, urban growth. This
growth is increasingly taking the form of tall building development.
After an extensive study and public and stakeholder engagement and consultation, Tall
Building Urban Design Guidelineshavebeen created to guide the future of tall building
development in Kitchener.
Tall Buildings Design Guidelines are the blueprint for the future to help guide the
development of tall buildings and contribute to creating places in the city that are
vibrant, liveable and identifiable.
REVIEWED BY: Janine Oosterveld, Manager of Site Development & Customer Service
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Appendix A – Tall Building Urban Design Guidelines
Appendix B – Stakeholder Feedback Report
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REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Brandon Sloan, Manager, Long Range & Policy Planning
PREPARED BY: Tina Malone-Wright, Senior Planner 519-741-2200 x7765
WARD(S) INVOLVED: Wards 9 and 10
DATE OF REPORT: November 15, 2017
REPORT NO.: CSD-17-100
SUBJECT: Planning Around Rapid Transit Station Areas (PARTS)
PARTS Rockway Plan
______________________________________________________________________
RECOMMENDATION:
THAT the PARTS Rockway Plan, attached as Appendix A to report CSD-17-100, be
approved;
THAT staff prepare the appropriate Official Plan Amendment (i.e. incorporate an
updated Secondary Plan),the corresponding Zoning By-law Amendment and
related urban design guidelines, which will include additional public engagement
and consultation, to implement the PARTS Rockway Plan;
AND FURTHER THAT the mobility, public realm or any relevant technical and
implementation recommendations identified in the PARTS Rockway Plan be
prioritized as a part of future business plan, work plan and budget processes.
BACKGROUND:
In September of 2014, Report CSD-14-090concluded five corridor-wide initiatives in
Phase 2 of the Planning Around Rapid Transit Stations (PARTS) project and launched
the beginning of sequentially preparing plans for individual areas within a 10-minute
walk of ION LRT stations. Council approved thehighest priority, PARTS Central Plan on
May 9, 2017. The PARTS Midtown and Rockway Plan were to be completed next and
via Report FCS-16-012,Urban Strategies Inc. was hired to prepare the Midtown and
Rockway Plans, including community engagement and the completion of supporting
technical studies. The PARTS Midtown Plan was approved by Council on October 16,
2017 and now the PARTS Rockway Plan is being delivered.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
3 - 1
REPORT:
The ION has the potential to be a major factor in the long-term growth and continued
economic prosperity of our area. With it comes the potential for continued change in
areas close to the stations. The primary purpose of the PARTS Rockway Plan (see
Appendix A) is to ensure and provide a proper framework and direction to guide growth
andstability within the rapid transit station area along with recommendations for capital
projects to ensure that this area develops in a way that is transit-supportive and adds
value to our community.
In February of 2016, the City of Kitchener embarked on the detailed planning for the
future use of land and infrastructure requirements within a ten (10) minute walk of the
Borden and Mill ION stops in the Rockway area utilizing an integrated Environmental
Assessment and Planning Act process. This process involved an extensive and
collaborative community consultation exercise involving various stakeholders, including
property owners, residents, business owners, and development interests over
approximately eighteen (18) months.
As a result of the extensive public consultation and engagement, the PARTS Rockway
Plan has been completed. The top three (3) highlights of the plan are as follows:
The identification of twelve (12) Key Directions and detailed strategies for Land
Useand Built Form to identify the areas the focus for growth, change and
intensification and the conservation and protection of stable established
neighbourhoods.
The identification of four (4) Key Directions and detailed strategies to enhance
connectivity, increase transportation choice, balance the needs of all users of the
mobility system and reduce the demand for surface parking while continuing to
support key employment uses and neighbourhood and regional assets.
The identification of five (5) Key Directions and detailed strategies for the public
realm, identifying opportunities to improve existing and introduce new parks and
public spaces over time, as well as targeting streetscape and public realm
improvements on key corridors.
The PARTS Rockway Plan outlines a number of opportunities that could be
implemented to assist in making the area around the Borden and Mill ION stops
additional vibrant, liveable and laces in Kitchener.
The next step for implementing the PARTS Rockway Plan includes the preparation of
an Official Plan Amendment and corresponding Zoning By-law Amendment to facilitate
the vision for land use, urban design, natural and cultural heritage and transportation
policies. Any Official Plan/Zoning By-law Amendment that is undertaken to implement
the PARTS Rockway Plan will involve further direct public engagement and
consultation. It is anticipated that this work will start in the winter of 2018.
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Strategic Priority 1 Open Government
Strategic Priority 2 Strong and Resilient Economy
Strategic Priority 3 Safe and Thriving Neighbourhoods
Strategy 3.3 - Manage growth, curb urban sprawl, and foster more mixed-use
development, ensuring new development is integrated with the diversity and character
of the surrounding community.
Strategic Priority 4 Sustainable Environment and Infrastructure
Business Plan ID# NB-08 PARTS Rockway RT Station Area Plan.
FINANCIAL IMPLICATIONS:
The PARTS Rockway Plan was prepared within the allocated budget.Any
recommendations and implementation costs identified in the Parts RockwayPlan will be
prioritized and brought forward through future budget processes.
COMMUNITY ENGAGEMENT:
The PARTS Rockway Plan engagement utilized the
y.
INFORM
advance of the council / committee meeting. Notice of this meeting and the completion
of the PARTS Rockway Plan was provided by social media and also sent out to the
project distribution email list.
CONSULT/COLLABORATE The PARTS Rockway Plan was prepared utilizing an
integrated Environmental Assessment and Planning Act process. There was extensive
public consultation and collaboration over a period of eighteen (18) months including
three (3) community engagement sessions, May 5, 2016, September 29, 2016 and May
18, 2017, stakeholder interviews, site walks and the use of social media/email.
Additional content on the consultation is included in the PARTS Rockway Plan
document.
All of the comments and feedback received throughout the process have been
summarized and for information and reference. The
comments and feedback assisted in influencing and formulating the creation of the
PARTS Rockway Plan.
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CONCLUSION:
After several months of public engagement and consultation the PARTS Rockway Plan
has been created to guide development and change in and around the Borden and Mill
ION stops,support the ridership of ION, and ensure that the PARTS Rockway area is
an attractive place to live, work, study, shop and play.
The City of Kitchener has been a leader in managing growth and that leadership will
continue with the approval and implementation of the PARTS Rockway Plan to guide
development, growth and change in the Rockway area.
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Appendix A - PARTS Rockway Plan (see website)
https://www.kitchener.ca/en/city-services/parts-study-areas.aspx
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REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Michael Palmer, Urban Designer, Planning,519-741-2200
ext. 7326
WARD(S) INVOLVED: All
DATE OF REPORT: November 14, 2017
REPORT NO.: CSD-17-102
SUBJECT: Performance Securities Policy Review
______________________________________________________________________
RECOMMENDATION:
Thatthe revised Council Policy I-1080- Performance Securities, asprovided in
Appendix A of CSD-17-102, be approved.
BACKGROUND:
-1080) provides direction on taking performance
securities (usually as a letter of credit) to ensure that sites are developed per their approved site
plan. As part of site plan approval and condominium registration, Sections 41 and Section 51 of
the Planning Act give a municipality the authority to enter into development agreements which
typically include performance securities for the purpose of ensuring the completion of the site
works outlined in the agreement. The purpose of this report is to update the Performance
Securities Policy which was last updated in 2008, providing clarity to the policy and creating
efficiencies for both the City and builder as summarized it this staff report.
REPORT:
The review of the Performance Securities Policy evaluated how to effectively address the
following:
Large-scale and multi-year construction projects;
The alternative calculation for performance securities;
How performance securities should address other aspects of site plan approval (such as
elevations);
Commitments to completing site works associated with condominium registration;and,
Other minor revisions to update the policy to address efficiencies and current practices.
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One of the primary reasons for this policy update is to better address large-scale and more
complex developments which are becoming more common since the last update. Staff has
found that the current policy is geared to one-building projects rather than multi-building
developments that are constructed over several years. The updated policy supports a process
for releasing site securities that is reasonable and efficient for the development industry while
.
Appendix A to this report includes the updated policy. Key changes to the policy include:
Allowance for the performance security to be applied to future phases under separate
site plan approvals (affecting large, multi-stage projects);
Inclusion of Section 51 of the Planning Act to recognize holding of securities for the
condominium registration process for site works not completed prior to registration;
Clarification that performance securities collected may be applied to any portion of the
outstanding site works and not just the itemized list of site works used for the calculation;
Deletion of the alternative security calculation which is outdated and ineffective; and,
Addition of the French language school boards to the list of exempt organizations from
providing performance securities.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
Over the course of a year and a half the building industry has been involved with providing
feedback on the drafts of the updated policy. Through the Waterloo Region Home Builders
Association (WRHBA) Liaison Committee, staff was able to address concerns and answer
questions to move forward with the proposed policy.
INFORM Distribution of draft policy to both the WRHBA Liaison Committee and the Grand
Valley Construction Association.
CONSULT Feedback was received mainly through the WRHBA Liaison Committee
COLLABORATE Through recommendations and requests made by the industry, staff
modified the original draft policy. A key topic for the building industry was that no additional
financial costs should be incurred. This policy does not affect the amount of financial securities
held by the City.
CONCLUSION:
The updated Performance Securities Policy provides additional clarity and efficiency to the
policy for both staff and the development industry. No additional financial implications are
proposed to either the City or the building industry. Components should, in fact, save applicants
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time and money for larger projects in cases when a letter of credit is transferred between
phases (if permissible by the financial institution) that are under separate site plan applications.
Planning Staff recommend approval of the policy as outlined in the Recommendation section of
this report.
REVIEWED BY: Janine Oosterveld, Manager, Site Development & Customer Service
Della Ross, Manager, Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Appendices:
Proposed Performance Securities Policy
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Appendix A
COUNCIL POLICY RESOLUTION
DATE: MARCH 1,1999
POLICY NUMBER:I-1080
amended: NOVEMBER 9,2000
amended: May 5,2008
DRAFT changes: November 14, 2017
POLICY TYPE: LAND USEPLANNING
SUBJECT: PERFORMANCESECURITIES
POLICY CONTENT:
1.That for development proposals approved under Section 41 and Section 51
of thePlanning Act the City may require the owner to provide performance
securities prior to Site Plan approval and condominium registration in a form
andamount satisfactory to the City Solicitor and the Manager of Site
Development and Customer Service (or Alternate). Theperformance
securities shall be held as security for the completion ofrequired site
development works.
2.Performance Securities Calculation and Release
a)The amount of performance security shall be based on a cost
estimate of site development works completed to the satisfaction of
the Manager of Site Development and Customer Service.
b)The amount of the performance security shall be 50% of the total
cost of all site development works except if the development is part
of a proposed draft plan of condominium, in which case 100% of the
total cost of all outstanding site development works is required prior
to registration.
c)After satisfactory completion of 50% of the value of site
development works, the amount of security held by the City may be
reduced upon acceptance of partial site certification, satisfactory
inspection by the City, and inaccordance with the cost estimate.
Note: partial releases do not confer final acceptance of site works
and are at the discretion of the City.
d)The performance security may not be reduced below 50% of the
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total amount secured or $250,000, whichever is the lesser, until the
City has received all required Site Development Works Notification
Forms, received full certifications for all site works, and the City is in
complete agreement with the certifications.
e)While the cost estimate is based on a specific list of site
development works, the site shall be constructed in full accordance
with all approved plans and drawings, and the Section 41 or Section
51Agreement. Items reflected therein, but not specifically included
in the cost estimate, are deemed to be required prior to the release
of the performance security. The performance security may be
applied to their completion in accordance with 2.f).
f)The performance security is provided to ensure that the project is
completed according to the approved plans and drawings, and in
the timeframe described in the Site Plan Approval and/or Section 41
or Section 51 Agreement. The itemized cost estimate is for
calculation purposes only. The total amount of the performance
security may be used to complete any site plan deficiencies at the
discretion of the Manager of Site Development and Customer
Service.
g)After satisfactory completion, full certifications for all site works, and
the Citycomplete agreement with the certifications of all site
development works, the totalamount of security held by the City
shall be released.
3 & 4 \[relating to alternative security calculation - deleted\]
3.Phased Developments
a)A performance security may be carried over to a consecutive phase if
the subsequent phase requires a separate Site Plan Approval. A cost
estimate of all site development works, in accordance with 2(a), is
required for each phase to confirm that the performance security
amount is adequate.
b)The transfer of a performance security in part or whole to a subsequent
phase may only occur after the original site development works have
been completed in accordance with 2(c) and (d) under written direction
by the property owner, to the satisfaction of the Manager of Site
Development and Customer Services and City Solicitor.
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4.Construction Supervision
a)The property owner is required to retain the services of the project
consultant team to provide construction supervision and inspections in
accordance with Site Plan Approval and/or the Section 41 or Section 51
agreement. The project consultant team will ensure site development
works are completed in accordance with approved plans and reports.
b)The City may, at its discretion, inspect the work at any time and report
any deficiencies to the consultant.
5.Performance securities shall not apply to the City or any local board thereof,
theRegional Municipality of Waterloo or any local board thereof, theKitchener-
Wilmot Hydro Inc., the Waterloo Region District School Board,the Waterloo
Catholic District School Board,Conseil Scolaire de District Catholique Centre-
Sud,Conseil Scolaire Viamonde , or the Federal or ProvincialGovernment or
any crown agency thereof, or hospitals as defined in thePublic Hospitals Act,
R.S.O. 1990. However, the applicable inspections and certifications would be
necessary to deem the site complete in accordance with the approved plans.
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REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Garett Stevenson, Planner, 519-741-2200 ext. 7070
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: November 7, 2017
REPORT NO.: CSD-17-093
SUBJECT: DRAFT PLAN OF SUBDIVISION 30T-17201
ZONE CHANGE APPLICATION ZC17/004/H/GS
731 HURON ROAD
HURON GARDENS INC.
RECOMMENDATIONS:
A.That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O.
1990, Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval
to Plan of Subdivision Application 30T-17201in the City of Kitchener, for Huron
Gardens Inc., subject to the conditions attached to Report CSD-17-093as Appendix
FURTHER,
B.That Zone Change Application ZC17/004/H/GS for Huron Gardens Inc. for the
purpose of changing the zoning from Residential Three Zone(R-3)with Holding
Provision 17HSRtoResidential Six Zone (R-6),andPublic Park Zone (P-1)with
site specific special provisions be approved
By-October 25, 2017attached to Report CDS-17-093
BACKGROUND:
The applications filed by Huron Gardens Inc. are seeking approval of a Draft Plan of Subdivision
and a Zone Change to allow the subject lands to be developed with a residential subdivision
which includes 18 street fronting townhouses, a public park, and a multiple dwelling block with a
maximum of 124 units.
Planning staff recommend approval of the applications subject to the conditions outlined in the
report. The development proposal represents good planning and will allow for the completion of
the east portion of the Huron Village community.
REPORT:
The subject property is owned by Huron Gardens Inc. and is located at 731 Huron Road in the
Huron Village c
vacant. The subject lands are 2.60 hectares in size and are proposed to be developed with up
to 142 residential dwellings, a public street and a public park.
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Policy Conformity
Provincial Policy Statement (PPS)
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
cient development patterns that
optimize the use of land, resources, and public investment in infrastructure and public service
facilities. Further, the PPS directs the development of new housing to locations where
appropriate levels of infrastructure and public service facilities are or will be available to support
current and projected needs and promotes densities for new housing which efficiently uses land,
resources, infrastructure and public service facilities.
Planning staff is of the opinion that the proposed applications are consistent with the PPS. The
lands are designated for residential development and the proposed plan of subdivision
establishes an efficient development pattern that will utilize existing servicing in the community.
The proposed park location, adjacent to the existing Rochefort Park, will increase the size of this
community amenity.
2006 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The subject lands are within the Designated Greenfield Area. New development taking place in
designated greenfield areas must be planned, designated, andzoned in a manner that supports
the achievement of complete communities,supports active transportation, and encourages the
integration and sustained viability of transit services.
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Planning staff are of the opinion that the proposed applications conform to the Growth Plan. The
lands have been designated to permit residential and associated uses, including community
scaled parks. The applications propose a variety of multiple dwelling types including street-
fronting townhouses and stacked townhouse dwellings. The extension of Rochefort Street will
complete the intended road network for this portion of the Huron Village community. The east
side of Rochefort Street will feature limited access driveways, resulting in a pedestrian-oriented
sidewalk connection for the community to Rochefort Park andthe existing transit stops along
Huron Road.
Regional Official Plan
The subject lands are within the Urban Designated Greenfield Area established in the Regional
Official Plan. The ROP requires that the Designated Greenfield Area (all lands outside of the
built boundary that are inside of the Countryside Line) achieve an overall density of 55 residents
andjobs per hectare. The ROP policies require new communities to have sidewalks,
community trails and bicycle pathways that provide linkages within the neighbourhood and to
other neighbourhoods, transit stops, employment areas, school sites, food destinations, and
community facilities.
Regional Planning have provided comment of the proposed applications, including subdivision
approval conditions, but overall have no objections to the proposed applications.
The proposed density of the lands is 107.3 residents and jobs per hectare. The proposed draft
plan of subdivision completes the easterly portion of the Huron Village community and includes
the extension of Rochefort Street to Maitland Street and increasing the size of Rochefort Park.
Rochefort Street will serve as an important pedestrian connection to transit stops along Huron
Road for the
approval conditions, will ensure that the lands are appropriately developed to City and Regional
standards.
Kitchener Growth Management Plan (KGMP)
The subject lands (Parcel 124 on KGMP Map) are identified as A
consideration of applications for development of these lands.ent
applications are given highest priority as they complete the community and require no additional
major infrastructure.
Official Plan
Housing objectives include planning for for an appropriate range, variety and mix of housing
types and styles, densities, tenure and affordability to satisfy the varying housing needs of our
community through all stages of life. The list of permitted uses contained in the 2014 Official
Plan is under appeal, however this policy has a direct co-relation to similar policies of the 1994
Official Plan which are therefore considered to be in effect. Low Rise Residential Designation
accommodates a full range of housing types at an overall low intensity of use and the City
favours a land use pattern which mixes and disperses a full range of housing types and styles
both across the city as a whole and within neighbourhoods. The City encourages and supports
the mixing and integrating of innovative and different forms of housing to achieve and maintain a
low-rise built form.
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The proposed subdivision and zoning conform to the Low Rise Residential designation and to
other policies of the Official Plan. Housing planning
objectives by providing a variety of residential building types for a variety of people.
Huron Community Plan
The lands are shown as Low Density Residential in the Huron Community Plan. The proposed
subdivision complies with the policies of the plan, and will help to achieve policies supporting a
mix and integration of different forms of housing and expanding Rochefort Park.The overall
vision outlined in the Huron Community Plan has been implemented through subdivision design
and draft approval conditions, land use designations, and zoning regulations.
Proposed Zone Change
The subject lands are zoned Residential Three Zone (R-3) with Holding Provision 17HSR. The
R-3 zone current permits single detached and duplex dwellings and 17HSR prohibits the
issuance of any building permits until such time that there are adequate roads and services
available to the lands. With the development of the adjacent lands within the Huron Village
community, adequate roads and services are now available and it is appropriate to remove
17HSR from the zoning of the lands. As a condition of draft approval, the developer will be
required to service the lands and all future residential dwellings.
Planning staff are recommending the following zoning for the subject lands as follows:
Area 1: Public Park Zone (P-1) to permit the expansion of the City-owned Rochefort
Park.
Area 2: Residential Six (R-6) with Special Provision 704R to permit a maximum building
height of 13.6 metres for multiple dwellings within Block 19 along Huron Road.
Area 3: Residential Six (R-6) to permit multiple dwellings within Block 19 and street
fronting townhouses along Rochefort Street.
Staff have considered the proposed zoning categories and are of the opinion that they are
appropriate for the proposed subdivision.The proposed P-1 zone is consistent with the existing
zoning of Rochefort Park. These lands (Block 20) will be dedicated to the City and developed
as park by the Developer in accordance with the draft approval conditions attached.
The proposed R-6zone permits street-fronting townhouses (Lots 1-18) and multiple dwellings
(Block 19) with a maximum height of 10.5 metres.The R-6 zone also allows single detached
dwellings, semi-detached dwellings, duplexes, home businesses, private home daycare, small
residential care facilities and low-rise multiple dwellings.The proposed R-6 zoning is the same
zoning as the adjacent street fronting townhouses on Maitland Avenue and Machado Street.
The zoning of the properties on the opposite side of Huron Road varies; the property opposite
the proposed park is developed with a single detached dwelling is zoned as R-3 17HSR, and
opposite the majority of Block 19 is a recently approved undeveloped multiple block that is
zoned as R-6.
Special Regulation Provision 704R allows for increased height only for multiple dwellings within
Block 19 closest to Huron Road. Many of the main floor units within Block 19 will be VisitAble
units, meaning the units will be constructed on grade without a stepped entry, feature larger
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doorways and passage ways, and larger accessible main floor bathrooms. These units will
provide an inclusive and barrier-free housing option in the community. Due to the nature of the
on-grade construction (no basements) with no stepped entry, the height of the stacked products
are a full thee storeys above grade. The buildings along Huron Road will be four storeys in
height, with a pitched roof, resulting in a need for Special Regulation Provision 704R, to permit a
total height of 13.6 metres.
Subdivision Design
The Subdivision will provide for the extension of Rochefort Street from its current terminus to
Maitland Street which has been contemplated with the overall Huron Village community design.
The west side of Rochefort Street is planned for 18 street fronting townhouses, lands adjacent
to Rochefort Park are to be dedicated to the City for the expansion of the park, and the
remaining lands will feature a multiple dwelling development that will be developed under site
plan control.Planning staff recommend the attached draft plan be approved which proposes a
maximum of 142 residential units, a 0.14 hectare park, and an overall density of 107.3 residents
and jobs per hectare.
The proposed subdivision achieves many of
Brief for Suburban Development. While this is a small subdivision, many of the primary design
objectives are achieved.These lands are the final phase of development for this area of the
Huron Village community. Connecting Rochefort Street from its current terminus to Maitland
Avenue will add a more direct pedestrian connection to the transit stops along Huron Road.
The sidewalk on the east side of the street, adjacent to the multiple block, will have limited
driveway crossings and will be a safe pedestrian connection to Rochefort Park for residents.
This plan provides for a variety of unit types, including street fronting townhouses, condominium
units, and VisitAble barrier-free residential units. The variety of unit types will offer more options
and will help to accommodate a greater range of housing needs. The proposed density of the
plan exceeds mandatory density targets and is a compatible and efficient use of the land. The
multiple block will feature buildings that are oriented towards the street with parking in the center
of the site, making an attractive streetscape with ample room for street trees and on-street
visitor parking on the east side of Rochefort Street.
Environment
The lands are not regulated by the Grand River Conservation Authority andCity Environmental
Planning staff have no concerns with the proposed applications.
Stormwater Management
The stormwater management plan for the subject lands involves directing storm water towards
existing facilities that were built in previous phases of development that have been sized to
accommodate these lands. Engineering Services is satisfied with the proposed draft plan and
conditions of draft approval have been included to address matters such as groundwater
infiltration and maintenance/monitoring of stormwater management facilities.
Sanitary/Water Servicing
All lots will be serviced with municipal sanitary sewers and municipal water servicing in
accordance with City standards. Engineering Services staff have confirmed that there is
sufficient servicing capacity. Conditions of approval have been included to ensure that services
are constructed at the appropriate timeframes.
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Utility Servicing and Telecommunications
Comments from the appropriate utility and telecommunications companies are addressed
through the draft approval conditions.
Noise
Huron Road is considered a source of traffic noise, and noise mitigation will be required. The
Regional draft approval conditions require the developer to enter into an agreement to
implement the requirements of the noise study that was completed in support of the
applications. Noise mitigation measures include noise warning clauses for future owners and
tenants, as well as fitting some units with appropriate HVAC equipment to allow for the future
easy installation of air conditioning.
Department and Agency Comments
All requirements have been addressed or are included as conditions of approval.
Community Input
Staff received comments from 8 households and held a focused Neighbourhood Information
Meeting on August 10, 2017 with four residents in attendance. A summary of the comments
received to how the comment was
addressed.
Multiple Block
Planning staff received comments and questions about the future multiple dwellings for Block
19. Respondents were concerned about the height of the future buildings and expressed
concern about privacy and overlook into their yards.There were also questions about the
existing and proposed grades and what the overall height of the proposed buildings would be.
Following the Neighbourhood Information Meeting, Planning Staff requested additional
information from the Developer on the proposed grading for the multiple block. While the
ultimate design will be subject to site plan control, Planning Staff wanted to understand the
relationship of the proposed buildings on Block 19 with the existing street-fronting townhouses
on Maitland Street.
The cross section shown on the next page illustrates the built form and proposed grading for the
multiple block in relation to the existing street-fronting townhouses on Maitland Street. The
grading on the multiple block is proposed to feature a storm water swale and catch basin along
the shared property line. The existing mound on the multiple block will be removed and the
grade will be lowered by 1.5 storeys. While there may be some overlook from the third storey of
each building into each adjacent rear yard, the overall scale and height of the buildings are
relatively equal. The overlook from the third story balconies into the rear yard of the Maitland
Street rear yards will be further mitigated with landscaping, trees, and a privacy fence.
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Cross Section Sketch Maitland Rear Yard and Multiple Block
Street-fronting townhouses and stacked multiple dwellings are found throughout the Huron
Village community. There are many instances where buildings with height differentials of 1
storey are positioned across the street, or backing onto, each other.The zoning by-law limits
the building height in the R-6 zone to 10.5 metres, or 3 stories, which is the same as adjacent
residential uses. The area of the multiple block closest to Huron Road is proposed to be
development with 13.6 metres, 4 storey, stacked townhouses that feature VisitAble barrier-free
units on the main floor. The tallest blocks are located away from other existing residential units
and are similar to other recently developed residential buildings on the west side of the Huron
Village community.
The ultimate design and configuration of the multiple dwelling block will be required to be in
lighting, parking and accessibility. The previously discussed subdivision requirements and
zoning by-law regulations, together with the design requirements of the Urban Design Manual
implemented through Site Plan approval, are effective at ensuring good quality elevations and a
built form that is compatible with surrounding land uses.
The proposed plan of subdivision has indicated a maximum of 124 units for any form of multiple
Parking
Planning staff also heard concerns about the current supply and demand of on-street parking
spaces in the community. The road design has been designed to accommodate increased on-
street parking and the multiple block site will be designed to accommodate sufficient off-street
visitor parking. As previously mentioned, the multiple block site will be designed with only two
driveway accesses from Rochefort Street, resulting in a significant uninterrupted street edge on
the east side of Rochefort Street for on-street parking. The multiple block will have to house the
required off-
By-law. The street fronting townhouses houses will each feature a garage parking space and a
driveway that can accommodate one additional vehicle.
Traffic and RoadDesign
Respondents were concerned about the current traffic in the community as well as an additional
traffic that this development may create. Staff were also made aware of some visibility
concerns and some steep sections of Maitland Avenue that are problematic in winter.
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Transportation Services staff have no concerns with the proposed application and are satisfied
that the amount of traffic generated by the proposed subdivision can be appropriately handled
by the proposed street. The extension of Rochefort Street and the development of these lands
was contemplated as part of the Huron Community Plan. Sidewalks will be provided on both
sides of Rochefort Street which will connect to the multi-use pathway on Huron Road through
potential traffic calming mitigation measures; however those improvements are not yet
warranted based on established thresholds.
School Accommodations
One respondent expressed concerns that Jean Steckle Public School cannot accommodate any
additional students. The Waterloo Region District School Board and the Waterloo Catholic
District School Board have reviewed the applications and has no concerns.The location of
elementary school sites were determined as part of the Huron Community Plan, however not all
schools have been constructed to date, but all students are accommodated.
Property Value
One property owner questioned whether the proposed development would have an impact on
property values. The proposed subdivision is a low rise residential subdivision consistent with
other subdivisions in this vicinity. It is difficult for planning staff to comment accurately on the
impact that a proposed development may have on the value of nearby homes. Staff understand
that MPAC assesses homes based on as many as 200 different factors ranging from the size of
the house/lot, and their location, to the number of bathrooms and quality of the construction.
Market values depend on a host of different factors including the state of the economy and the
an important consideration for some individual residents, it is not a land use planning matter.
Planning staff focus on whether the development is good planning with respect to the
community as a whole.
Density
Planning staff received a couple of comments about the proposed density of the plan area from
residents that expressed a preference for single detached dwellings at this location. Planning
staff support the proposed density and find the proposed street fronting townhouses and
stacked townhouses in the multiple block to be compatible with the surrounding community.
The subdivision design accommodates similar residential uses that are found throughout the
community. The multiple dwelling block will provide a variety of housing options for the
community and will help to achieve prescribed density targets.
Parks and Parkland
Many respondents were in favour of additional parkland and open spaces. In this case,
Operations staff are requiring the maximum parkland dedication to be provided in the form of
land, for the expansion of Rochefort Park. Draft approval conditions are included for the design
and construction of the park. The City is also progressing with the City South District Park.
The South District Park will help fulfil the identified need for a large community facility in the
southwest part of the City.
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Planning Analysis:
Planning staff are recommending approval of the attached draft plan of subdivision, draft
approval conditions, and amending zoning by-law. The proposed development completes this
section of the Huron Village community and provides a pedestrian and vehicle connection
through the community with the extension of Rochefort Street. The land dedication for parkland
willincrease the size of Rochefort Park. The proposed residential uses are compatible with the
existing community and will provide an additional residential housing option for residents.
Planning staff have worked to address community concerns and all departmental and agency
comments have been addressed or will be addressed through draft approval conditions.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
FINANCIAL IMPLICATIONS:
Upon registration, there will be ongoing operations costs for the maintenance of the park,
walkways, streets, street trees, underground services, and other infrastructure which is being
dedicated to the City. In the long term, there will be repair and replacement costs for streets,
sidewalks and services.Also following registration, there will ongoing revenue in the form of
residential property tax revenue.Development Charges will be paid to the City, the Region, and
school boards at the time of building permit issuance.
COMMUNITY ENGAGEMENT:
INFORM - The proposed draft plan of subdivision was circulated to property owners within 120
metres of the subject lands and notice signs erected in April 2017. In response to this circulation
staff received responses from 8 households. Copies of all comments are included in Appendix
Property Owner Comments.
agenda in advance of the council / committee meeting. Subdivision signs are posted on the
property.
CONSULT A focused Neighbourhood Information Meeting was held in August 2017 which
was attended by 4 residents. A courtesy notice advising of the Statutory Public Meeting will be
circulated to all those residents who participated in the process, and notice of the public meeting
will appear in The Record on November 10, 2017.
Staff invited all respondents to a Neighbourhood Information Meeting in August 2017, which
was attended by 4 residents. Responses to comments received are included in this report.
CONCLUSION:
Based on the foregoing, the Draft Plan of Subdivision and Zone Change applications are
appropriate and represent good planning. The issues identified through the preliminary
circulation have been included as conditions of approval, as necessary. The lands are identified
in the Kitchener Growth Management Plan for consideration of draft approval, the plan
represents proper and orderly development of the City and considers the criteria identified in
Section 51(24) of the Planning Act for the subdivision of land. The development of these lands
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will complete the east end of the Huron Village community. Planning staff recommend that the
applications be approved subject to conditions outlined in this report.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Appendices:
Draft Plan and Conditions of Draft Approval
Zoning By-law and Map 1
Newspaper Notice
Department/Agency Comments
Property Owner Comments
Preliminary Site Plan (Multiple Block) For Conceptual Illustration Only
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CSD-17-093
1. That this approval applies to Plan of Subdivision 30T-17201 for Huron Gardens Inc. as
shown on the attached Plan of Subdivision prepared by the City of Kitchener dated October
25, 2017,which shows the following:
Lots 1-18 Street Townhouse 18 units
Block 19 Multiple Residential 124 units maximum
Block 20 Park
Blocks 21, 22 0.3m Reserves
Total Units: 142 units
2.1 That the Subdivider shall enter into a City Standard Residential Subdivision Agreement, as
approved by City Council, respecting those lands shown outlined on the attached Plan of
Subdivision dated October 25, 2017. Standard conditions2.6, 3.2, 3.9, 3.10,3.17, 4.8,
4.12, 4.13, 4.15, 4.16, 4.17, 6.6, 6.8, 6.9, 6.11, & 6.12 shall be deleted from the City
Standard Residential Subdivision Agreement. The following special conditions shall be
added to the City Standard Residential Subdivision Agreement:
Part 2 Prior to Grading
2.16 Prior to commencing any grading, the SUBDIVIDER shall sign a CITY Standard Residential
Subdivision Agreement and the agreement shall be registered against title of the
subdivision lands.
2.17 The SUBDIVIDER agrees to submit construction details for the proposed retaining walls to
2.18 The SUBDIVIDER shall provide confirmation that any existing private wells and septic
systems within the lands proposed to be graded that are required to be decommissioned
have been in accordance with the Ministry of the Environment and Climate Change
Engineering Services.
Part 3 Prior to Servicing
3.18 Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER shall
prepare a detailed engineering design for Storm Water Management including any
requisite monitoring and obtain approva
Services in consultation with the Director of Planning, the Grand River Conservation
Authority and the Regional Municipality of Waterloo. The Stormwater Management
design shall be in accordance with the Huron Village Subdivision, South Basin Final
SWM Report Prepared by Stantec (April 2006).
The approved engineering design for Storm Water Management will include a
maintenance program for a period of 2 years post full build out of the subdivision, which
will ensure stormwater management facilities function as designed to the satisfaction of
the
to the municipality assuming the facilities, shall be at the sole expense of the
SUBDIVIDER.
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CSD-17-093
3.19 Prior to Servicing the SUBDIVIDER agrees to undertake a 2 year monitoring program of
groundwater elevations to demonstrate the difference in elevation between the
seasonally high groundwater table and the underside of footings to the satisfaction of the
3.20 Prior to Servicing the SUBDIVIDER agrees to provide a maintenance security that will
standards as this site will outlet into an existing pond. The amount will be 100% of the
lean out the pond a total of two (2) times, proportionately
reduced by a percentage which equals the contributing volume of the subject lands
compared to the total
Director of Engineering Services.
Also, the SUBDIVIDER will be required to add the estimated cost to flush the storm
sewers up to the SWM pond one (1) time. This estimated cost will be based on the
, to the satisfaction of the
Director of Engineering Services.
3.21 Prior to Servicing, the SUBDIVIDER shall provide a letter of credit based on 60% of the
estimated cost of the approved infiltration facilities, and 100% of the estimated cost of
any contingency infiltration facilit
Engineering Services.
The Letter of Credit will be released two years after 95% of the catchment area is
stabilized (meaning buildings are constructed and lot/blocks are sodded/vegetated) and
the SUBDIVID
Engineering Services.
3.22 Prior to Servicing or Registration, whichever comes first, the SUBDIVIDER must deed to
the CITY servicing easements that have a minimum 5.0m width, or twice the depth of the
service, for rearyard catchbasins and leads.
The minimum width of the required Service Corridor easement is to be dimensioned to
enable the full excavation of the proposed storm connection via conventional 1:1 sloped
sides of the excavation and without the requirement for trench boxing or other special
means, to the satisfaction of the Director of Engineering. Detailed grading design of the
Service Corridor easement will conform to Development Manual requirements for City
maintenance vehicle access.
3.23 Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER shall
confirm that the servicing drawings are coordinated with the On-Street Parking Plan,
Streetscape Plan and Master Tree Planting Plan required by this agreement to the
of Planning, Director of Transportation Services and Director of Operations.
Part 4 Prior to Application Being Made for Any Building Permit
4.18 The SUBDIVIDER agrees to undertake any measures required to ensure proper water
pressure to all lots and blocks within the proposed plan of subdivision to the satisfaction of
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CSD-17-093
4.19 The SUBDIVIDIER agrees that all dwellings shall be designed in accordance with garage
and driveway widths shown on the approved On-Street Parking Plan to the satisfaction of
Director of Planning and
Director of Transportation Services.
Part 6 Other Time Frames
6.15 Prior to occupancy, the SUBDIVIDER agrees to construct at source infiltration galleries,
and convey any required easements,
Engineering Services. Installation of infiltration galleries shall be supervised and
certified by a qualified Geotechnical and or Engineering Consultant, at the
Services.
6.16 The SUBDIVIDER agrees to include the following clause in the registered subdivision
agreement:
Purchasers/tenants are advised that a retaining wall is located on the subject property.
The owner of this property also owns his/her section of the retaining wall. The retaining
wall is not in public ownership. Monitoring, maintenance, inspection, repair and
replacement of this retaining wall, including any associated costs, are the sole
responsibility of the property owner. The City of Kitchener is in no way responsible for
to repair or replace his/her section of the retaining wall, at his/her cost.This condition
shall apply to any original owner(s), as well as any subsequent owner(s).
6.17 The SUBDIVIDER agrees to include the following clause in applicable offers of purchase
and sale and tenancy agreements, which shall be registered on the title of the lands
immediately upon registration for all lots with rear yard continuous linear infiltration
galleries:
property. The owner of this property also owns his/her section of the infiltration gallery.
The infiltration gallery is not in public ownership. Monitoring, maintenance, inspection,
repair and replacement of this infiltration gallery, including any associated costs, are the
sole responsibility of the property owner. The City of Kitchener is in no way responsible
6.18 The SUBDIVIDER agrees that construction traffic to and from the proposed subdivision
shall be restricted to using Huron Road, as appropriate. The SUBDIVIDER agrees to
advise all relevant contractors, builders and other persons of this requirement with the
SUBDIVIDER being responsible for any required signage, all to the satisfaction of the
6.19 Prior to occupancy of the first unit being granted, the SUBDIVIDER shall determine the
locations of all centralized mail receiving facilities to the satisfaction of Canada Post, in
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CSD-17-093
provide temporary suitable centralized mailbox locations that may be utilized by Canada
Post until curbs, boulevards and sidewalks are constructed for the plan of subdivision.
The SUBDIVIDER agrees to provide the City of Kitchener with evidence that satisfactory
arrangements, financial and otherwise, have been made with Canada Post Corporation for
the installation of Community Mail Boxed (CMB) as required by Canada Post Corporation,
at the time of sidewalk and/or curb installation.
6.20 That the SUBDIVIDER or subsequent Owner agrees to include the following clauses in
all Agreement of Purchase and Sale with home buyers, and/or Rental Agreements,
which advise:
a) that the home/business mail delivery will be from a designated Community Mail
Box;
b) that identifies the exact Community Mail Box locations.
The SUBDIVIDER further agrees that the location of all Community Mail Box facilities
willbe shown on maps, information boards and plans, including maps displayed in the
sales office.
6.21 The SUBDIVIDER agrees to include a clause in allAgreements of Purchase and Sale
with home buyers, and/or Rental Agreements,that providesthe contact information for
the four (4) School Boards in the Region to ensure that purchasers have contacts at the
respective Boards for school boundary and other related school accommodation
inquiries.
6.22 The SUBDIVIDER agrees that during the construction and installation of the Rochefort
Street, and/or area grading, and/or servicing, that any existing peat and marl layers be
sub-excavated and replaced with native or imported pit run sand and gravel or granular
2.2 That prior to the final approval of the plan to be registered, the SUBDIVIDER shall
fulfill the following:
1. That the City Standard Residential Subdivision be registered on title.
2.
Director of Planning and to obtain approval thereof.
3. The SUBDIVIDER agrees to commute all local improvement charges outstanding on
any part of the land and to pay all outstanding taxes on the land.
4. The SUBDIVIDER shall install within the subdivision any required geodetic
monuments under the direction of th
co-ordinate values and elevations thereon and submit for registration the plans
showing the location of monuments, their co-ordinate values, elevations and code
numbers as prescribed by the Surveyor General of Ontario.
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CSD-17-093
5. The SUBDIVIDER shall make satisfactory arrangements with KITCHENER-WILMOT
HYDRO for the provisions of permanent electrical services to the subdivision and/or
the relocation of the existing services. Further, the Subdivider acknowledges that this
may include the payment of all costs associated with the provisions of temporary
services and the removal of such services when permanent installations are
possible.
6. The SUBDIVIDER shall make satisfactory arrangements for the provisions of
permanent telecommunications services to the subdivision and/or the relocation of
the existing services. Further the SUBDIVIDER acknowledges that this may include
the payment of all costs associated with the provision of temporary services and the
removal of such services when permanent installations are possible.
7. The SUBDIVIDER shall make arrangements for the granting of any easements
required for utilities and municipal services. The SUBDIVIDER agrees to comply
with the following easement procedure:
a)to provide copies of the subdivision plan proposed for registration and
reference plan(s) showing the easements to the Kitchener-Wilmot Hydro,
Planning.
b) to ensure that there are no conflicts between the desired locations for
utility easements and those easement locations required by the CITY'S
Director of Engineering Services for municipal services;
c) to ensure that there are no conflicts between utility or municipal service
easement locations and any approved Tree Preservation/ Enhancement
Plan;
d) if utility easement locations are proposed within lands to be conveyed to,
or presently owned by the CITY, the SUBDIVIDER shall obtain prior
written approval from the CITY'S Director of Pla
Director of Engineering Services, or, in the case of parkland, the CITY'S
Director of Operations; and
e) to provide to the CITY'S Director of Planning, a clearance letter from
Kitchener-Wilmot Hydro, and telecommunication companies. Such letters
shall state that the respective utility company has received all required
grants of easement, or alternatively, no easements are required.
8. The SUBDIVIDER shall dedicate all roads, road widenings and public walkways to
the appropriate authority, by the registration of the Plan of Subdivision.
9. The SUBDIVIDER agrees to convey, at no cost and free of encumbrance, the
following lands for the purposes set out below:
To the CITY:
a) Block 20 for park;
b) Blocks 21, 22 for 0.3 metre reserves.
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CSD-17-093
10. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each major
Director of Planning. The SUBDIVIDER acknowledges that a Sign Permit is required
for the subdivision billboard sign and that the sign shall be erected and designed in
accordance with the following criteria:
a) The sign shall be located outside the required yard setbacks of the
applicable zone and outside the corner visibility triangle, with the specific,
b) The sign shall have a minimum clearance of 1.5 metres, a maximum
height of 6 metres, and a maximum area of 13 square metres;
c) Graphics shall depict the features within the limits of the subdivision
including, without limiting the generality of the foregoing, approved street
layout, including emergency access roads, zoning, lotting and specific
land uses, types of parks, storm water management areas, trail links and
walkways, potential or planned transit routes and bus stop locations,
centralized mail facility locations, notification regarding contacts for school
sites and which advises prospective residents that students may be
directed to schools outside the neighbourhood, noise attenuation
measures, environmentally sensitive areas, tree protection areas, special
buffer/landscaping areas, water courses, flood plain areas, railway lines
and hazard areas and shall also make general reference to land uses on
adjacent lands including references to any formal development
d) Approved subdivision billboard locations shall be conveniently accessible
to the public for viewing. Low maintenance landscaping is required
around the sign and suitable parking and pedestrian access may be
required between the sign location and public roadway in order to provide
convenient accessibility for viewing;
e) The SUBDIVIDER shall ensure that the information is current as of the
date the sign is erected. Notice shall be posted on the subdivision
billboard signs advising that information may not be current and, to obtain
Services Department Planning Division or the appropriate School Board
for school accommodation information; and
f) The sign shall also advise prospective residents that students from the
subdivision may be directed to schools outside the neighbourhood.
11. The SUBDIVIDER shall satisfy the total 5% parkland dedication for the entire
subdivision, which dedication is 0.14 hectares, by the conveyance of Block 20 to the
CITY, at no cost and free of encumbrance, which will satisfy the entire parkland
dedication.
12. The SUBDIVIDER agrees that all streets shall be named as shown on the Draft Plan.
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CSD-17-093
13. (3.18) Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER
shall prepare a detailed engineering design for Storm Water Management including any
ring
Services in consultation with the Director of Planning, the Grand River Conservation
Authority and the Regional Municipality of Waterloo. The Stormwater Management
design shall be in accordance with the Huron Village Subdivision, South Basin Final
SWM Report Prepared by Stantec (April 2006).
The approved engineering design for Storm Water Management will include a
maintenance program for a period of 2 years post full build out of the subdivision, which
will ensure stormwater management facilities function as designed to the satisfaction of
to the municipality assuming the facilities, shall be at the sole expense of the
SUBDIVIDER.
14. (3.22) Prior to Servicing or Registration, whichever comes first, the SUBDIVIDER must
deed to the CITY servicing easements that have a minimum 5.0m width for rearyard
catchbasins and leads.
The minimum width of the required Service Corridor easement is to be dimensioned to
enable the full excavation of the proposed storm connection via conventional 1:1 sloped
sides of the excavation and without the requirement for trench boxing or other special
means, to the satisfaction of the Director of Engineering. Detailed grading design of the
Service Corridor easement will conform to Development Manual requirements for City
maintenance vehicle access.
15. (3.23) Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
shall confirm that the servicing drawings are coordinated with the On-Street Parking
Plan, Streetscape Plan and Master Tree Planting Plan required by this agreement to the
of Planning, Director of Transportation Services and Director of Operations.
16.To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY'S
Director of Planning, a detailed written submission documenting how all conditions
imposed by this approval that require completion prior to registration of the subdivision
plan(s), have been satisfied.
3.0 REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS:
1. That this approval applies to Plan of Subdivision 30T-17201 for Huron Creek
Developments, in the City of Kitchener, CAD File No. dp16207a.DWG by City of
Kitchener Community Services Department, Planning dated January 31, 2017.
2. That the SUBDIVIDER agrees to stage the development for this subdivision in a manner
satisfactory to the Regional Commissioner ofPlanning, Development and Legislative
Services;
3. That the plan submitted for final approval shall incorporate a lot pattern for all blocks to
be lotted at a density not exceeding the unit density identified in the land use schedule
on the draft approved plan of subdivision in Condition 3.1.
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CSD-17-093
4. That the subdivision agreement be registered by the City of Kitchener against the lands
to which it applies and a copy of the registered agreement be forwarded to the Regional
Commissioner of Planning, Development and Legislative Services prior to final approval
of the subdivision plan.
5. a. That the SUBDIVIDER enter into an Agreement for Servicing with the Regional
Municipality of Waterloo to preserve access to municipal water supply and
municipal wastewater treatment services prior to final approval or any agreement
for the installation of underground services, whichever comes first. Where the
SUBDIVIDER has already entered into an agreement for the installation of
underground servicing with the area municipality, such agreement shall be
amended to provide for a Regional Agreement for Servicing prior to registration
of any part of the plan. The Regional Commissioner of Transportation and
Environmental Services shall advise prior to an Agreement for Servicing that
sufficient water supplies and wastewater treatment capacity is available for this
plan, or the portion of the plan to be registered.
b. That the SUBDIVIDER include the following statement in all agreements of lease
or purchase and sale that may be entered into pursuant to Section 52 of the
Planning Act, prior to the registration of this plan:
The lot, lots, block or blocks which are the subject of this agreement of lease or
purchase and sale are not yet registered as a plan of subdivision. Thefulfillment
of all conditions of draft plan approval, including the commitment of water supply
and sewage treatment services thereto by the Region and other authorities, has
not yet been completed to permit registration of the plan. Accordingly, the
purchaser should be aware that the vendor is making no representation or
warranty that the lot, lots, block or blocks which are the subject of this agreement
or lease or purchase and sale will have all conditions of draft plan approval
satisfied, including the
6. That prior to final site plan approval of multiple residential Block 19, the SUBDIVIDER
shall submit a Salt Management Plan for approval by the Regional Municipality of
Waterloo, and implementation secured through appropriate agreements with the Region
and/or condominium declarations.
7. That prior to final approval of all or any part of this plan of subdivision, a detailed
stormwater management plan be submitted for the entire plan of subdivision to the
satisfaction of the Regional Municipality of Waterloo.
8. That prior to final approval, any existing private wells, monitoring wells (not used for long
term monitoring purposes) and septic systems be decommissioned in accordance with
applicable laws and regulations to the satisfaction of the Regional Commissioner of
Planning, Development and Legislative Services.
Furthermore, that the SUBDIVIDER enter into an agreement with the City of Kitchener to
provide for decommissioning any long term monitoring wells no longer used for such
purpose, in accordance applicable laws and regulations.
9.a. That prior to final approval of all or any part of this plan of subdivision, the
SUBDIVIDER shall enter into an agreement with the City of Kitchener to
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CSD-17-093
ed June 02, 2017 as
prepared by Development Engineering.
b. That the SUBDIVIDER enter into an agreement with the Regional Municipality of
Waterloo and the City of Kitchener units 1-76 (inclusive) as identified on the site
plan drawing for Huron Creek Developments, in the City of Kitchener, CAD File
No. sp16207a.DWG by City of Kitchener Community Services Department,
Planning dated May 1, 2017, stating that such units:
i. Will be installed with forced air-ducted heating system suitably sized and
designed with provision of adding central air conditioning; and,
ii. Will include the following noise warning clause which will be required to
be included on all offers of purchase, deeds and rental agreements for
the building:
advised sound levels due to increasing
traffic on Huron Road may occasionally interfere with some activities of
the dwelling occupants as the sound levels exceed the sound level limits
of the Region of Waterloo and the Ministry of the Environment and
Climate Change. Moreover, this dwelling has been designed with the
Installation of central air conditioning by the occupant in low and medium
density developments will allow windows and exterior doors to remain
closed, thereby ensuring that the indoor sound levels are within the sound
level limits of the Region of Waterloo and the Ministry of the
c. That the SUBDIVIDER enter into an agreement with the Regional Municipality of
Waterloo and the City of Kitchener units 77-124 (inclusive) as identified on the
site plan drawing for Huron Creek Developments, in the City of Kitchener, CAD
File No. sp16207a.DWG by City of Kitchener Community Services Department,
Planning dated May 1, 2017, stating that such units:
i. Will include the following noise warning clause which will be required to
be included on all offers of purchase, deeds and rental agreements for
the building:
traffic on Huron Road may occasionally interfere with some activities of
the dwelling occupants as the sound levels exceed the sound level limits
of the Region of Waterloo and the Ministry of the Environment and
d. Notwithstanding Conditions 9a., 9b., and 9C., the Regional Commissioner of
Planning, Development and Legislative Services may require an updated noise
study, and any new recommendation from such updated noise study must be
implemented prior to final site plan approval of Block 19, to the satisfaction of the
Regional Commissioner of Planning, Development and Legislative
Services. Further, where changes to the development concept of Block 19 result
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CSD-17-093
in unit numbering changes as noted above, an amending agreement may be
required to the satisfaction of the Regional Commissioner of Planning,
Development and Legislative Services. I am fine with this also.
10. That prior to any grading, construction or other site disturbance, and final approval of all
or any part of the draft plan of subdivision, the Ministry of Tourism, Culture and Sport
issue a clearance for the following archaeological assessment reports, to the satisfaction
of the Regional Commissioner of Planning, Development and Legislative Services:
i. Stage 1 & 2 Archaeological Assessment Heathshore Homes Limited, 731
oo, City ofKitchener, Regional
11-1154-0027-R01), dated June 2011; and,
ii. Stage 3 Archaeological Assessment Heathshore Homes Ltd., Location 1
(AIGw-
Associates (Report no. 11-1154-0027-3000-R01), dated June 2011.
4.0 CLEARANCE CONDITIONS
1. That prior to the signing of the final plan by the CITY's Director of Planning, the
Director shall be advised by the Regional Commissioner of Planning, Development
andLegislative Services that Conditions 3.1 to 3.10 have been carried out to the
satisfaction of the Regional Municipality of Waterloo. The clearance letter from the
Region shall include a brief statement detailing how each condition has been
satisfied.
2.That p
shall be advised by Kitchener-Wilmot Hydro that Condition 2.2.5 and 2.2.7 have been
carried out satisfactorily. The clearance letter shall include a brief statement detailing
how each condition has been satisfied.
3.
shall be advised by the telecommunication companies (Bell, Rogers) that Conditions
2.2.6 and 2.2.7 have been carriedout satisfactorily. The clearance letter shall include a
brief statement detailing how each condition has been satisfied.
5.0 NOTES
1. The owner/developer is advised that the provisions of the Regional Development
Charge By-law 14-046 are applicable.
2. The final plans for Registration must be in conformity with Ontario Regulation 43/96,
as amended, under The Registry Act.
3. It is the responsibility of the Owner of this plan to advise the Regional Municipality of
Waterloo and the City of Kitchener Planning Departments of any changes in
ownership, agent, address, phone and fax numbers.
5 - 20
CSD-17-093
4. The owner/developer is advised that the Regional Municipality of Waterloo has
adopted By-Law 17-001, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c.
P.13, as amended, to prescribe a tariff of fees for application, recirculation, draft
approval, modification to draft approval and registration release of plans of
subdivision.
5.The owner/developer is advised that pursuant to Regional By-Law 17-001, the
current fee for review of a road traffic noise study is $250.00, payable to the Regional
Municipality of Waterloo upon submission of the study for review.
6.This draft plan was received on or after January 1, 2007 and shall be processed and
finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by
S.O. 2006, c. 23 (Bill 51).
7. The Owner is advised that draft approval is not a commitment by the Regional
Municipality of Waterloo to water and wastewater servicing capacity. To secure this
commitment the owner/developer must enter into an "Agreement for Servicing" with
the Regional Municipality of Waterloo by requesting that the Region's Planning,
Development and Legislative Services Department initiate preparation of the
agreement. When sufficient capacity is confirmed by the Region's Commissioner of
Transportation and Environmental Services to service the density as defined by the
plan to be registered, the owner/developer will be offered an "Agreement for
Servicing". This agreement will be time limited and define the servicing commitment
by density and use. Should the "Agreement for Servicing" expire prior to plan
registration, a new agreement will be required.
The owner/developer is to provide the Regional Municipality of Waterloo with two
print copies of the proposed plan to be registered along with the written request for a
servicing agreement
8. To ensure that a Regional Release is issued by the Regional Commissioner of
Planning, Development and Legislative Servicesto the City of Kitchener prior to year
end, it is the responsibility of the Owner to ensure that all fees have been paid, that
all Regional conditions have been satisfied and the required clearance letters,
agreements, prints of plan to be registered, and any other required information or
approvals have been deposited with the Regional Planner responsible for thefile, no
later than December 15th. Regional staff cannot ensure that a Regional Release
would be issued prior to year-end where the Owner has failed to submit the
appropriate documentation by this date.
9. When the survey has been completed and the final plan prepared to satisfy the
requirements of the Registry Act, they should be forwarded to the City of Kitchener.
If the plans comply with the terms of approval, and we have received an assurance
from the Regional Municipality of Waterloo and the applicable clearance agencies
that the necessary arrangements have been made, the Manager of Development
Review's signature will be endorsed on the plan and it will be forwarded to the
Registry Office for registration.
The following is required for registra
purposes:
5 - 21
CSD-17-093
One (1) original mylar
Three (3) mylar copies
Four (4) white paper prints
One (1) AutoCAD (.dwg) file
5 - 22
5 - 23
Appendix "B"
CSD-17-093
PROPOSED BY LAW
October 25, 2017
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
Huron Gardens Inc. 731 Huron Road)
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. Schedule Number 153o-law Number 85-1is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) with
Holding Provision 17HSR toPublic Park Zone (P-1).
2. Schedule Number -law Number 85-1 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) with
Holding Provision 17HSR to Residential Six Zone (R-6) with Special Regulation Provision
704R.
3. Schedule Number 153-law Number 85-1is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 3 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) with
Holding Provision 17HSR to Residential Six Zone (R-6).
4.-law Number 85-1 is hereby further amended
by incorporating additional zone boundaries as shown on Map No. 1 attached hereto.
5 - 24
Appendix "B"
CSD-17-093
5.-law 85-1 is hereby amended by adding Section 704Rthereto as follows:
704. Notwithstanding Section 40.2.6,the maximum height of a multiple dwelling shall
PASSED at the Council Chambers in the City of Kitchener this
day of ,2017.
_____________________________
Mayor
_____________________________
Clerk
5 - 25
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CSD-17-093
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED PLAN OF SUBDIVISION AND AMENDMENT TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 34 AND 51 OF THE PLANNING ACT
731 Huron Road
The City of Kitchener has received applications for Draft Plan of Subdivision and a Zone Change to permit the lands to be
developed with a low rise residential subdivision which includes 18street-fronting townhouses, a multiple block with 124
units, and a park. The lands are proposed to be rezoned to Residential Six (R-6) with special regulation provisions and
Public Park (P-1) Zone.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters on:
MONDAY, DECEMBER 4, 2017 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER
Any person may attend the public meeting and make written and/or verbal representation either in support of, or in
opposition to, the above noted proposals. If a person or public body does not make oral submissions at this public
meeting or make a written submission prior to approval/refusal of these proposals, the person or public body is
not entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the
hearing of an appeal unless there are reasonable grounds in the opinion of the Board.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report which will be
available approximately 10 days before the meeting (https://calendar.kitchener.ca/council - click on the meeting date in the
th
calendar, scroll down & select meeting), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West,
Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Garett Stevenson, Planner - 519-741-2200 ext. 7070 (TTY: 1-866-969-9994), garett.stevenson@kitchener.ca
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Appendix "F"
CSD-17-093
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REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Katie Anderl,Senior Planner,519-741-2200 ext. 7987
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: November 1, 2017
REPORT NO.: CSD-17-096
SUBJECT: ZONE CHANGE APPLICATION ZC17/007/Q/KA
588 & 600 Queen Street South
Danblo Holdings Inc. & System Tune Inc.
RECOMMENDATION: That Zoning By-law Amendment ZC17/017/Q/KA (Danblo
Holdings Inc. and System Tune Inc.) for the purpose of changing the zoning from
Medium Intensity Mixed UseCorridorZone (MU-2)and Low Intensity Mixed Use
CorridorZone (MU-1) with Special Regulation, Special Use and Holding
Provisions toMediumIntensity Mixed UseCorridorZone (MU-2) withrevised
Special RegulationProvision 450R, Holding Provision53H, and Property Detail
Schedule 42,be approved-
October 31, 2017 attached to Report CSD-17-096
588Queen Street South
600Queen Street South
Location Map 588 & 600 Queen Street South
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
6 - 1
REPORT:
The subject lands are located at 588 and 600 Queen Street South.The property addressed
as 588 Queen Street South currently contains automobile service and repair uses. The
property addressed as 600 Queen Street South was most recently used as a bakery and
delicatessen (Nougat) but was historically a mill. The owner is requesting a Zone Change
to permit the lands to be developed with a mixed-use building having a maximum height of
11storeysnear Queen Street South and the Iron Horse Trail, and using a crash-wall rather
than a derailment berm.The development proposal includes 102 residential units, 2
commercial units fronting Queen Street, a 1 storey parking structure and the dedication of a
parkette at the David Street frontage.
Policy Conformity
Provincial Policy Statement
The Provincial Policy Statement (PPS) sets the policy foundation for regulating the
development and use of land. The PPS promotes the efficient development of lands;
accommodating an appropriate range and mix of uses;andproviding land use patterns that
are transit supportive, and that support active transportation. Staff are of the opinion that
the proposed zone change is consistent with policies of the PPS.
Growth Plan for the Greater Golden Horseshoe (2017)
The Growth Plan prioritizes intensification and higher density development to make efficient
use of land and infrastructure and supports transit viability. Staff are of the opinion that the
proposed zone change provides for a built form which will conform to the policies of the
Growth Plan.
Regional Official Plan
The subject lands are designated as Built-Up Area within the Urban Area of the Regional
Official Plan (ROP).ROP policies promote directing a greater share of urban development
towards the existing Built-Up Area through reurbanization, and support the redevelopment
of brownfield sites. The proposed zone change complies with policies of the ROP.
City of Kitchener Official Plan
Staff are of the opinion that the proposed Zone Change complies with policies of the Official
Plan.
The subject lands are located within a Major Transit Station Area. The planned function of
the Major Transit Station Areas is to provide densities that will support transit, and achieve a
mix of residential, office, institutional and commercial uses. They are also intended to have
streetscapes and a built form that is pedestrian-friendly and transit-oriented. Staff are of the
opinion that the proposed zone change will support a development that complies with the
policies for a Major Transit Station Area.
(Secondary Plans of the 1994 Official Plan remain in effect). The designation provides for
residential development opportunities, together with commercial uses that serve the
adjacent residential neighbourhood. The MU-2 Zone, which is proposed to be expanded to
the entirety of the lands, implements the designation. The policies permit a Floor Space
Ratio between 1.0 and 4.0 where lands abut arterial or major collector roads, and where
they are well separated from low rise residential development and have adequate municipal
6 - 2
infrastructure. The site is located along a Regional Road and is well separated from low
rise residential development by the adjacent rail corridor and the Iron Horse Trail.
Official Plan Policy 13.5.1.7 states that all new multiple residential developments adjacent to
a rail line shall be required to maintain a minimum setback and provide a berm. The
purpose of the berm is to ensure safety in the case of a derailment, however a berm is very
space intensive. CN Rail permits the use of an engineered crash-wall in lieu of a derailment
berm. An engineered crash-wall provides the same level of safety as a berm,however has
a much smaller footprint, which is important on a constrained site such as this. Staff are
satisfied that the proposal complies with the policy.
Existing and Proposed Zoning
The property addressed as 588 Queen Street South (auto service centre) is currently zoned
Medium Intensity Mixed UseCorridor Zone (MU-2) which allows for a mix of uses including
apartments, restaurants, personal services, retail, health offices and many other uses.
Special provisions also apply to the lands: Special Regulation Provision 450R permits a
minimum yard abutting a residentially zoned property to be 0.0 metres; and Holding
Provision 53H requires a Record of Site Condition and Noise Study before sensitive uses
are permitted. The maximumpermittedheight is 8 storeys (24 metres) and a 15 metre
setback and a safety/derailment berm are required between residential uses and the
railway, in accordance with General Regulation 5.23.The zoning category of MU-2, 450R,
53H is not proposed to change as a result of this application, however changes are
proposed to the content of provisions 450R and 53H, as described below.
The portion of the lands addressed as 600 Queen Street South (formerly Nougat) is zoned
Low Intensity Mixed Use Corridor Zone (MU-1) which allows for a mix of uses including
apartments, restaurants, personal services, retail, health offices and many other uses.
Special provisions also apply to the lands: Special Regulation Provision 508R requires that
sensitive uses are located 15 metres from the rail right-of-way, and Special Use Provision
401U requires a Record of Site Condition before sensitive uses are permitted. The
maximumpermittedheight is 13.5 metres (4 storeys), but because of the 15 metre setback
to the railway, most of this property cannot be developed with residential uses.
The applicant is proposing to change the zoning of 600 Queen Street South so that it is the
same as 588 Queen Street South (MU-2, 450R, 53H). Staff are of the opinion that it is
appropriate to apply theMU-2zoneto the entirety of the lands. The permitted uses of the
MU-1 and MU-2 zone are nearly identical.Themain differencebetween the MU-1 and MU-
2 zones isthe height and density.With respect to density, the MU-1 zone permits a
maximum density of 2.0 and a maximum height of 4 storeys(13.5 metres) whereas the MU-
2 zone permits a maximum density of 4.0 and a maximum height of 8 storeys(24.0 metres).
With respect to density, Official Plan policy provides for a maximum density of 4.0 within the
Mixed Use Corridor designation, and the appli
2.0 on this portion of the lands, as it will be mainly developed with a one-storey parking
garage.With respect to the increase in height, through Special Regulation Provision 450R
(see below) it is recommended that a maximum height of four storeys(13.5 metres) is
applied toall lands within 15 metres of the CN railcorridorand towards the David Street
end of the site. The proposed special regulation will provide for the same maximum height
as the MU-1 zone, andis extendedto all property lines which are locatedincloserproximity
to established low rise residential areas to provide for a transition.
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Amended Special Regulation 450R
The revised regulation:
a) Provides for the continuation of a 0.0 metre yard abutting a residentially zoned
property (staff note, that while the applicant wishes to preserve this regulation, the
property does not physically abut lands which have a residential zone);
b) Permits an increase in height for a portion of the building located nearest to Queen
Street and the Iron Horse Trail from 8 storeys (24.0 metres), to 11 storeys (37.5
metres), stepping down to 6 storeys (22.0 metres) towards the middle of the site,
and further stepping down to a maximum height of 4 storeys (13.5 metres) on lands
nearest David Street and along the CN railway corridor. These areas are shown and
described in more detail inthe
c) Requires that all residential units will continue to be required to be setback a
minimum of 15 metres from the railway corridor andpermits the use of an
engineered crash wall, instead of a safety/derailment berm. The crash wall would be
incorporated into the wall of the parking garage.
d) Prohibits dwelling units from being located on the ground floor.
Staff are of the opinion that the proposed maximum building height of 11 storeys (37.5
metres) stepping down to 6 storeys (22.0 metres) and further stepping down to 4 storeys
(13.5 metres) is appropriate. This achieves a good transition in height from Queen Street
South to the established residential neighbourhood. The tower placement, and small
footprint minimize shadow impacts along the Iron Horse Trail and on adjacent residential
development (both the existing low-rise residential neighbourhood, and the adjacent 15
storey residential tower) as demonstrated by the Shadow Impact Study submitted in support
of the application.The proposed building envelope achieves an appropriate separation
between tall buildings, as articulated in the Council approved Tall Building Statement of
Expectations. Through the detailed site design process, Planning and Urban Design staff
will work with the applicant to ensure that the proposed development conforms to the Mixed
Use Corridor Design Guidelines of the Urban Design Manual. Additional comments with
respect to the preliminary design is provided in response to Neighbourhood Comments
below.
Staff are supportive of the use of an engineered crash-wall which meets the rigorous criteria
set out by CN Rail. Crash-wall criteria have been incorporated into the revised Special
Regulation 450R, and all residential buildings will be required to maintain a 15.0 metre
setback to the rail right-of-way. The parking garage and commercial components of the
proposed development may be located within 15 metres of the rail right-of-way as they are
not considered sensitive uses.
Staff recommend that residential units be prohibited from being located on the ground floor
for two reasons.First, where a mixed use building is proposed, restricting residential
dwellings to upper floors encourages commercial and other active uses to belocated at
grade, so that the greatest benefit can be had at the street level.Second,
recommendations of the Preliminary Vibration Study find that less vibration will be
experienced by residents when units are above the ground floor.The applicant is proposing
less sensitive commercial and residential service uses (lobby, parking, storage rooms, etc.)
be located at grade where the greatest vibration may be experienced. Other vibration
mitigation measures include registering warning clauses on title, use of vibration reducing
6 - 4
building components, anddesigning the crash wall so that it is vibration isolated from the
parking slabs andcan be implemented through future stages of the development process.
Amended Holding Provision 53H
The Holding Provision will require:
a) That a Noise Study be completed, addressing traffic and rail noise, based on the
final site plan, to the satisfaction of the Region of Waterloo, and
b) That a Record of Site Condition be acknowledged by the Ministry of the
Environment, confirming that the property is suitable for residential and other
sensitive land uses, to the satisfaction the Region of Waterloo and the City of
Kitchener.
A Noise Impact Assessment was completed in support of the application. This study
confirms that the proposed uses and form of development is feasible, with appropriate
mitigation. The Region is satisfied that these measures are appropriate. Noise mitigation
measures will likely include the registration of noise warning clauses on title, the use of
noise reducing building materials, HVAC requirements such as air-conditioning, and the use
of noise attenuation barriers on outdoor rooftop terraces. The proposed Holding Provision
allows for the completion of a detailed Noise Study based on the final site design, and
specific recommendations would be implemented through future stages of the development
process.
The Holding Provision also requires that a Record of Site Condition be acknowledged by
the Ministry of the Environment. This will ensure that if it is found that the site is
contaminated, that it is remediated to a level appropriate for sensitive uses, before sensitive
uses are introduced. The applicant has advised that a Phase 1 and Phase 2 Environmental
Site Assessment has been initiated.
Heritage Planning
A Heritage Impact Assessment was not required and Heritage Planning staff indicate that
the subject properties do not have cultural heritage status. The lands are located adjacent
to cultural heritage resources, including the Victoria Park Area Heritage Conservation
District, however, as vehicular access and the mass of the building are directed towards
Queen Street South, and away from the heritage district, Heritage Planning staff are of the
opinion there will either be no impact or areasonable method of mitigating potential
impacts.
Operations (Parks)
Parkland Dedication will be required for both commercial and residential components of the
proposed development and will be secured through the future Site Plan process.
Operations will accept a combination of cash together with 0.0376 hectares of land as part
of the parkland dedication in order to create a parkette/trail head area at the end of David
Street. The land dedication will help create a more inviting space and entrance to the trail
which may include a rest area, better wayfinding, andopportunity to retain an existing black
walnut tree.
6 - 5
Region of Waterloo
Regional Staff have no objections to the proposed Zoning By-law Amendment, subject to
the inclusion of Holding Provision 53H. Regional staff request that the holding provision
should not be removed until such time as:
the City of Kitchener and Region of Waterloo are in receipt of a Record of Site
Condition that has been acknowledged by the Ministry of Environment and
Climate Change; and
a detailed noise study has been submitted to the satisfaction of the Region of
Waterloo.
CN Rail
CN Rail has no objections to the proposed Zoning By-law Amendment,is satisfied with the
use of a crash-wall, and is supportive of residential uses being located above the ground
floor.
Community Input
In response to the preliminary circulation, staff received written responses from twenty-four
the Neighbourhood Information Meeting, which was attended by nineteen residents. A
range of likes, suggestions and concerns were raised by property owners with respect to
the proposal. Staff have summarized the comments and provide responses below. Staff
advise that some of the comments received relate to matters which are not considered
through the zone change application. Staff appreciate the detailed comments and
thoughtful suggestions provided by residents and will take them into consideration through
the Site Plan Approval process.
Many residents are supportive of the proposed development and cited specific aspects of
the proposal that they liked:
That the redevelopment of the lands will clean up the site both environmentally and
physically. Staff note that the applicant is currently undertaking testing to facilitate a
Record of Site Condition and a number of vacant, dilapidated accessory structures,
as well as garbage and debris have been removed.
The at grade commercial units which are proposed to front Queen Street. Several
residents indicate that retail and/or restaurant uses will be a welcome addition to the
neighbourhood.
That the building has been designed to be highest closest to Queen Street South
and that the zoning will require that it steps down and transitions to lower heights
closer to David Street.
Theinclusion of a parkette at the end of David Street.
A number of questions and areas of concern were identified. These include:
Increase in height
o Some residents feel that any increase in height is not appropriate and that the
lands should be developed in accordance with the approved regulations. Staff
suggest that while the height may be increasing on some portions of the site, it is
also decreasing on other parts of the site, and this has been structured in such a
way that it will result in better massing of the development.
6 - 6
o Some residents are concerned that this will set aprecedent for similar proposals.
Staff comment that each zone change application is considered based on its own
unique circumstances. In this instance, and for the many reasons outlined in this
report, staff are of the opinion that this proposal is appropriate for this site.
o Some residents are concerned with the tall building separation. Specifically,
there are concerns that future residents will be able to see in the windows of the
adjacent 15 storey apartment building and that the new building will block the
views from the adjacent 15 storey apartment building. Staff acknowledge that
views will change for a number of south facing apartments of the adjacent 15
storey building, however this is the case whether the proposed building is eight or
eleven storeys. City Urban Design staff have reviewed this proposal against the
s and confirm that
it meets separation requirements. Through the detailed site and building design
the architect has indicated that they will make an effort to design the building to
stagger windows andto articulate the building in order to preserve privacy.
Interface between the parking garage/crash-walland the railway corridor, specifically
safety.
o staffshare the concerns and interests of residents in this regard. Such details
will be considered in detail through the Site Plan processand thereare measures
that can be implemented to ensure that it isanattractive and safesite. These
includebutarenot limited to:lighting, architectural design,use of graffiti resistant
materials,landscaping, and implementation ofCrime Prevention through
Environmental Designtechniques.Staffwill also work with CNRailto determine
what improvements could be made to the rail corridor to remove the current
parking area and esthetically improve it.
Thesuitability of the crash-wall, rather than a derailment berm.
o Comments with respect to the appropriateness of the crash-wall are provided
in the preceding section of this report.
Increase in traffic on Queen Street South and overflow parking on David Street.
o Staff note that the lands could be developed with a similar amount of square
footage under current rules and it has already been determined that Queen
Street can support traffic associated with this level of development.
o Residents indicate that local streets in the Victoria Park neighbourhood are
often busy, especially during events and during busy park times. Staff
recognize that Victoria Park is a busy park and that on-street parking may be
used by park patrons during events and at other busy times. The subject
development is not proposed to have a driveway connection to David Street,
so there should be no increase in traffic on local streets due to this
development. Furthermore, the applicant is not requesting a reduction to on-
site parking. Parking will be provided in accordance with the zoning by-law
regulations, and these parking rates are designed so that parking will not
overflow onto local roads.
o Ascoped Transportation Study was completed as part of the applicationto
examine the adequacy of the left-turn lane into the site. The study shows that
during the peak period (4:30 pm 5:30pm) there will be sufficient space in
the centre turn-laneon Queen Street South so that cars will not back up onto
the railway tracks when turning left into the site.
6 - 7
Impacts to the Iron Horse trail including safety, theQueen Street Southcrossing and
tree removals.
o While not related to this proposal, staff note that the City is planning
improvements to the Iron Horse Trail with work expected to begin in the
spring/summer of 2018. As part of the trail works,Operations staff have
indicated thatanumber of safety improvements willbe made to the trail including
resurfacing, installation of lighting, improved signage,and an improved Queen
Street crossing including widening of the centre median landing pad and
improvements to the approaches at Queen Street.
o The proposed building design will also help to incr
to provide better surveillance, and building lighting mayhelp to further illuminate
the trail.
o Operations staff have indicated that four trees will be removed as part of the trail
works, and that about 18 new trees will be added. Through the Site Pan process
the applicant will be required to prepare a Tree Management Plan. This plan will
provide detail on boundary trees and effort will be made to protect trees.If any
removals are necessary, compensation plantings will be required.
A number of suggestions were also received from residents including that:
Consideration be given to microclimate impacts (wind & shadow).
o Staff appreciate that wind may already a problem along this section of the Iron
Horse Trail due to theexisting adjacent 15 storey apartment building. A wind
study will be required at the time of Site Plan Approval and certain mitigation
works such as building design and landscape materials can be used to help
reduce wind impacts.
o Shadow impacts are a concern to nearby residents. A Shadow Impact Analysis
was completed in support of the application. This study shows that there are
minimal shadow impacts to the surrounding low-rise residential properties.
Shadows associated with the proposed 11 storey tower move from west to east,
generally falling over the rear yard parking lots of the low-rise multiples fronting
David Street, over the Iron Horse Trail, towards the 15 storey apartment building,
andacross Queen Street to commercial properties opposite.
Consideration be given to a green building design and sustainability.
o The Sustainability Statement included as part the Urban Design Brief indicates
that the owner is considering a broad range of sustainability measures including:
roof top gardens on terraces, which may include the provision of raised planters
for vegetable/food gardens; low impact stormwater management techniques;
development of a Green Site Maintenance Program that uses drought/heat
tolerant native/adaptive plants in landscape design and low impact landscape
maintenance practices; use of LED light fixtures and other techniques to reduce
energy consumption;and introduction of an organic waste/composting program,
together with development of an education program. These measures will be
further explored and implemented through the Site Plan Approval process.
o The owner will be required to clean up any contamination on the site.
Improvements be made to the Queen Street landscaping.
o Through the Site Plan the applicant will be required to implement landscaping
and hardscaping along the Queen Street frontage.
6 - 8
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM & CONSULT - The proposed zone change was originally circulated to property
owners within 120 metres of the subject lands in June 2017 and notice signs were posted
on the property. In response to this circulation staff received responses from twenty-four
property owners and residents, which are summarized as part of this report and included in
E and
was attended by nineteen nearby property owners and residents. A courtesy notice of the
public meeting will be circulated to all property owners responding to the preliminary
circulation and who attended the Neighbourhood Information Meeting. Notice of the Public
Meeting will be given in The Record on November10, 2017 and a copy of the notice is
attached as h the agenda in
advance of the Council/Committee meeting.
CONCLUSION:
Based on the foregoing, staff are of the opinion that the proposed Zone Change is
appropriate and represents good planning. It provides for a redevelopment of the subject
lands at a height that is appropriate and that will be compatible with the existing
neighbourhood. Therefore, it is recommended that the application be approved.
REVIEWED BY:Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Attachments:
Proposed By-law, Map 1 & Map 2 (Property Detail Schedule)
Newspaper Notice
Department and Agency Comments
Public Circulation Comments
6 - 9
Proposed Zoning By-law
PROPOSED BY LAW
October 31,2017
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 Danblo Holdings
Inc. and System Tune Inc. 588 & 600 Queen Street South)
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. Schedule No. 86-law Number 85-1is hereby amended by changing the
zoning applicable to the parcels of land specified and illustrated as Area 1 on Map No. 1, in
the City of Kitchener, attached hereto, from Medium Intensity Mixed Use Corridor Zone (MU-2)
with Special Regulation Provision 450R and Holding Provision 53H to Medium Intensity Mixed
Use Corridor Zone (MU-2) with Special Regulation Provision 450R, Holding Provision 53H
and Property Detail Schedule 42.
2. Schedule No. 86-law Number 85-1is hereby amended by changing the
zoning applicable to the parcels of land specified and illustrated as Area 2on Map No. 1, in
the City of Kitchener, attached hereto, from Low Intensity Mixed Use Corridor Zone (MU-1)
with Special Regulation Provision 508R and Special Use Provision 401U to Medium Intensity
Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 450R, Holding Provision
53H and Property Detail Schedule 42.
3. Schedule No. 272 -law Number 85-1is hereby further amended by
incorporating zone boundaries as shown on Map No. 1 attached hereto.
4.-law 85-1 is hereby amended by adding as Property Detail Schedule No.
42 thereto, as shown on Map No. 2 attached hereto.
5.D-law 85-1 is hereby amended by amending Section 450R as follows:
450R. NotwithstandingSections 54.2 and 5.23of this by-law, within the lands zone MU-2
a) theminimum yard abutting a residentially zoned property shall be 0.0
metres.
6 - 10
Proposed Zoning By-law
b) the maximum building height:
i) within Area A, as shown in Property Detail Schedule No. 42 of By-law
85-1, shall be 13.5 metres and 4 storeys,
ii) within Area B, as shown in Property Detail Schedule No. 42 of By-law
85-1 shall be 22.0 metres and 6 storeys, and
iii) within Area C, shown in Property Detail Schedule No. 42 of By-law
85-1 shall be 37.5 metres and 11 storeys.
c) all new dwelling units, lodging houses and residential care facilities shall
have a minimum setback of 15.0 metres from the lot line of the railway right-
of-way and shall have along such lot line a berm; combination berm and
fence; or a crash-wall having a minimum depth of 0.45m, designed to be
vibration isolated, and designed in accordance with AECOM Submission
Guidelines for Crash Walls, dated June 2005, last revised July 29, 2014, and
to the satisfaction of CN Rail.
d) dwelling units shall not be located at or below grade.
6.-law 85-1 is hereby amended by amending Section 53 thereto as follows:
Notwithstanding Section 54.1 of this By-law, within the lands zoned MU-2 and
shown as affected by this subsection on Schedule 86 of Appendix "A", no
residential or other sensitive land uses shall be permitted until such time as:
a) the City of Kitchener is in receipt of a letter from the Regional Municipality of
Waterloo,
respect to the submission of a noise study addressing road and rail traffic
noise, based on the proposed site plan, and including mechanisms to
implement the study; and this holding provision has been removed by By-
law;
b) the City of Kitchener and the Regional Municipality of Waterloo are in
receipt of a Record of Site Condition, prepared in accordance with the
Guideline for the Decommissioning and Clean-up of sites in Ontario and
acknowledged by the Ministry of the Environment and Climate Change,
confirming that the subject property is suitable for residential and other
sensitive land uses; and
6 - 11
Proposed Zoning By-law
c) the holding symbol affecting these lands has been removed by By-law.
PASSED at the Council Chambers in the City of Kitchener this
day of ,2017
_____________________________
Mayor
_____________________________
Clerk
6 - 12
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6 - 13
MAP NO. 2
SCHEDULE No. 42
SCHEDULE 85
SCHEDULE 86
AIL
RSE TR
IRON HO
8.24
10
9'40"E
N89°2
B
(617.32m²)
A
(1062.01m²)
C
(887.60m²)
Height Restriction Areas
Area A - Maximum Height
13.5 m and 4 Storeys
Area B - Maximum Height
22.0 m and 6 Storeys
Area C - Maximum Height
37.5 m and 11 Storeys
METRIC SCALE
DETAIL from SCHEDULE NO. 86 of APPENDIX 'A'01020
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DATE: NOVEMBER 6, 2017
Meters
´
B Newspaper Notice
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED ZONING BY-LAW AMENDMENT
UNDER SECTION 34 OF THE PLANNING ACT
588 & 600 Queen Street South
-law to permit a mixed-use building to have a maximum
height of 11 storeys (37.5 metres) near Queen Street, stepping down to 6 storeys (22.0 metres), and further
stepping down to 4 storeys (13.5 metres). The lands are proposed to be zoned Medium Intensity Mixed Use
Corridor Zone (MU-2) with aSpecial Regulation Provision and a Holding Provision for Noise and a Record of
Site Condition.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council
which deals with planning matters on:
MONDAY, DECEMBER 4, 2017 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of,
or in opposition to, the above noted proposals. If a person or public body does not make oral submissions
at this public meeting or make a written submission prior to approval/refusal of this proposal, the
person or public body is not entitled to appeal the decision to the Ontario Municipal Board, and may
not be added as a party to the hearing of an appeal unless there are reasonable grounds in the opinion
of the Board.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report
which will be available approximately 10 days before the meeting (https://calendar.kitchener.ca/council - click on
th
the meeting date in the calendar, scroll down & select meeting), or in person at the Planning Division, 6 Floor,
City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Katie Anderl, Senior Planner - 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderl@kitchener.ca
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "C" - Department and Agency Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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Appendix "D" - Public Circulation Comments
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PLANNING & STRATEGIC INITIATIVES COMMITTEE
Page 1 UNFINISHED BUSINESS2017-12-04
SUBJECT (INITIATOR) DATETARGET STAFF
INITIALLY DATE/STATUS ASSIGNED
CONSIDERED
Financial implications analysis of enhanced 2012-06-18Future PSI B.Sloan
streetscape options for Fischer Hallman Rd design (PSI)Meeting
improvements (over and above baseline capital and
operating budgets)
Feasibility and implications of being designated 2016-10-03End of 2017 A.Pinard
approval authority for amendments to Kitchener’s
Official Plan (CSD-16-053)
IF1 - 1