HomeMy WebLinkAboutPSI Agenda - 2018-09-10
Planning & Strategic Initiatives Committee
Agenda
Monday, September 10, 2018
6:00 p.m. 8:30 p.m.
Office of the City Clerk
Kitchener City Hall Council Chamber
nd
200 King St. W. - 2 Floor
Kitchener ON N2G 4G7
Page 1
Chair - Councillor P. Singh Vice-Chair - Councillor B. Ioannidis
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.
None.
Delegations
-law, delegations are permitted to address the Committee for a maximum
of 5 minutes.
None.
Public Hearing Matters under the Planning Act (6:00 p.m. advertised start time)
This is a formal public meeting to consider applications under the Planning Act. If a person or public body that
would otherwise have an ability to appeal a decision of the City of Kitchener to the Local Planning Appeal
Tribunal, but the person or public body does not make oral submissions at the public meeting or make written
submissions to the City of Kitchener before the by-law is passed, the person or public body is not entitled to
appeal the decision.
Discussion Items
1. DSD-18-014 - Official Plan Amendment OP17/004/S/BB (45 min)
- Zoning By-law Amendment ZC17/011/S/BB
- 270 Spadina Kitchener Inc.
- 270 Spadina Road East
(Staff have requested to provide a 5 minute presentation on this matter)
2. DSD-18-079 - Zoning By-law Amendment ZC17/003/F/AP (30 min)
- 1250, 1270 & 1314 Fischer-Hallman Road
- WAM Fischer-Hallman GP Inc. (A.K.A. One Properties)
(Staff have requested to provide a 5 minute presentation on this matter)
Please note: Any recommendation arising from the Committee regarding this matter will be considered at
the special Council meeting scheduled for later this same date.
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Planning &Strategic Initiatives
Committee Agenda Page 2 September 10, 2018
Information Items
Unfinished Business List
Jaclyn Rodrigues
Committee Administrator
REPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING:September 10, 2018
SUBMITTED BY:Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY:Brian Bateman, Senior Planner, 519-741-2200 ext. 7869
WARD(S) INVOLVED:Ward9
DATE OF REPORT:July 31, 2018
REPORT NO.:DSD-18-014
SUBJECT:Official Plan Amendment OP17/004/S/BB
Zoning By-law AmendmentZC17/011/S/BB
270 Spadina Kitchener Inc.
270 SpadinaRoad East
Subject Property: 270 Spadina Road East
*** 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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RECOMMENDATION:
A.That Official Plan Amendment Application OP17/004/S/BB for 270 Spadina
Kitchener Inc., requesting a change in designation from Low Density Multiple
Density Residential to Medium Density Multiple Residential to permit a
multiple residential development on the parcel of land specified and
Amendment attached to Report DSD-18-
accordingly forwarded to the Region of Waterloo for approval; AND
B.ThatZoningBy-law AmendmentApplication ZC17/011/S/BB for 270 Spadina
Kitchener Inc., requesting a zoning by-law amendmentfrom Residential
Seven (R-7) to Residential Eight (R-8) with Special Regulation Provision 738R
on the parcel of land specified and illustrated on Map No. 1, be approved in
-July 17, 2018, attached to
Report DSD-18-and that in accordance with Planning Act
Regulation 45 (1.3 & 1.4) that applications for minor variances shall be
permitted for lands subject to Zone Change Application ZC17/011/S/BB
ANDFURTHER
C.That the Urban Design Brief(UDB)attached to Report DSD-18-014as
endorsed, and that staff be directed to apply the Urban
Design Brief through the Site Plan Approval process.Anyminor changes to
the Urban Design Briefwill be to the satisfaction of the Director of Planning.
EXECUTIVE SUMMARY:
Planning staff are recommending approval of an Official Plan Amendment and a Zoning By-law
Amendment application to permit an attached six-storey addition to the existing multiple dwelling
located at 270 Spadina Road East. The Official Plan amendment would re-designate the subject
property from Low Rise Multiple Residential to Medium Rise Multiple Residential in order to
permit an increase in Floor Space Ratio (FSR) of 2.0, whereas the current designation caps FSR
at 1.0. Further, the Zoning By-law amendment would re-zone the subject property from
Residential Seven (R-7) to Residential Eight (R-8) with Special Regulation Provision 738R to
restrict the building height to 17 metres (6 storeys), allow for reduced setbacks and minimum
10% visitor parking rate that would facilitate the proposed development.
REPORT:
The subject lands comprise a V-shaped property with an area of approximately 0.58 hectares
(1.44 acres) and are bordered by Highland Courts Park and existing residential uses to the north,
Spadina Road East and existing residential uses to the south, commercial land and Highland
Road East to the west, and existing residential uses to the east. The lands are developed with
a 6 storey, 103 unit multiple dwelling which is currently undergoing renovations. The owner is
proposing to construct a 6 storey, 90 unit multiple dwelling addition to the existing building. The
purpose of the applications is to obtain land use permission which would permit an increased
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FSR of 2.0, a visitor parking rate of 10% of the required parking, and to recognize existing and
proposed building setbacks. The owner had originally requested a reduction in the required
amount of parking but has since withdrawn the request due to staff and resident concerns.
A Neighbourhood Information Meeting was held to gather public input on the applications. Staff
also met with the owner and their consultants to work through design and technical comments
and concerns. The public input, working meetings, and discussions have resulted in several
changes to the proposal.
Provincial, Regional, and City planning policy provide guidance that must be considered when
evaluating changes in land use permissions as discussed below.
PROVINCIAL POLICY CONSIDERATIONS:
Provincial Policy Statement, 2014
The 2014 Provincial Policy Statement (PPS) was issued by the Province of Ontario. The PPS
provides policy direction on matters of Provincial interest related to land use planning and
development and applies to all decisions in respect of the exercise of any authority that affects
a planning matter made on or after April 30, 2014. Section 3 of the PPS requires that decisions
The PPS provides a vision for land use planning in Ontario that encourages the efficient use of
land, resources and public investment in infrastructure. A mix of land uses is encouraged to
provide choice and diversity. A variety of transportation modes to facilitate pedestrian movement,
less reliance on the automobile, and use of public transit is encouraged as a means of creating
more sustainable, livable and healthy communities are at the core of these policies. The PPS
encourages development that will provide for long-term prosperity, environmental health and
social well-being.
The proposed applications are consistent with the PPS as they will facilitate the development of
an existing underutilized site within an existing settlement area. No new public roads would be
required for the proposed development and Engineering staff have confirmed there is capacity
in existing infrastructure to support the proposed development. Planning staff is of the opinion
that the existing development is consistent with the PPS, and approval of the applications would
result in a development that is more consistent with the policies and intent of the PPS.
Growth Plan for the Greater Golden Horseshoe, 2017 (Growth Plan)
The Minister of Municipal Affairs and Housing issued a new Growth Plan for the Greater Golden
Horseshoe (the Growth Plan), effective on July 1, 2017. The 2017 Growth Plan replaces the
previous version of the Growth Plan for the Greater Golden Horseshoe issued in 2006. The
Growth Plan, 2017 represents the long-
building strong, prosperous communities and managing growth within the Greater Golden
Horseshoe. All land use planning decisions made by any authority that affects a planning matter
must conform to the Growth Plan.
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The subject lands are identified as being located within the Delineated Built-up Area of the City
of Kitchener. Two of the Guiding Principles of the Growth Plan are to prioritize intensification to
make efficient use of land and infrastructure to support transit viability, and to support a range
and mix of housing options, including second units and affordable housing, to serve all sizes,
incomes, and ages of households. Growth within settlement areas is focused in locations with
existing or planned transit, with a priority on higher order transit where it exists or is planned,
among other locations. Complete communities feature a diverse mix of land uses, including
residential and employment uses, and convenient access to local stores, services, and public
service facilities. They also have convenient access to a range of transportation options,
including options for the safe, comfortable and convenient use of active transportation. Within
complete communities, developments must be of a high quality compact built form and an
attractive and vibrant public realm which includes public open spaces.
The development of the subject lands will allow for the efficient use of existing land and
infrastructure and will contribute to creating a mix of housing types within the Built-Up Area of
the City. Planning staff is of the opinion that that the existing development is consistent with the
Growth Plan and that approval of the applications would result in a development that is more
consistent with the policies in meeting the intent the Growth Plan.
REGIONAL POLICY CONSIDERATIONS:
Regional Official Plan (ROP)
The Regional Official Plan (ROP) was approved by the Ministry of Municipal Affairs and Housing
(MMAH) with modifications on December 22, 2010, and approved, with amendments, by the
Ontario Municipal Board on June 14, 2015. The ROP was processed as a municipal
Growth Plan for the Greater Golden Horseshoe.
s future growth will be within
the Urban Area. This area contains the physical infrastructure and community infrastructure to
support major growth, including transportation networks, municipal drinking-water supply
systems and municipal wastewater systems, and a broad range of social and public health
services. It is also well-served by the existing Regional transit system, which is intended to be
further enhanced through the introduction of rapid transit. For these reasons, lands within the
Urban Area have the greatest capacity to accommodate growth and serve as the primary focus
for employment, housing, cultural and recreational opportunities in the region.
The subject lands are more specifically identified as Built-Up Area and are located in proximity
to existing and planned transit and cycling corridors. Policy 2.C.2 establishes a minimum
residential intensification target of 45% within the Built-Up Area for the City of Kitchener. The
proposed amendments will contribute to the overall achievement of this target by increasing the
residential density of a site already serviced by municipal infrastructure, roads, and transit
routes, while also providing for a mix of housing types. Planning staff is of the opinion that the
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existing development is consistent with the ROP and that approval of the applications would
result in a development that is more consistent with the policies in meeting the intent the ROP.
Regional Planning staff have no objections to the proposed applications and provided comments
CITY POLICY CONSIDERATIONS:
City of Kitchener Official Plan
An Official Plan amendment is being sought to change the Official Plan Land Use Designation
from Low Density Multiple Residential to Medium Density Residential.
2014 Official Plans. The subject lands are located within the Mill Courtland-Woodside Park
Secondary Plan. The 2014 Official Plan for the City of Kitchener was adopted by Kitchener City
Council on June 30, 2014 and approved by the Region of Waterloo on November 19, 2014.
While some policies remain under appeal, the balance of the plan is now in force and effect, with
an in-effect date of September 23, 2015, being the date the appeal to the entire 2014 Official
Plan was withdrawn. Where policies of the 2014 Official Plan were specifically appealed, those
specific policies are not in effect.
Urban Structure, 2014 Plan
The subject lands are located in a Neighbourhood Node, as identified on Map 2 Urban
Structure of the 2014 Official Plan. The planned function of Neighbourhood Nodes is to serve
the day to day commercial needs of surrounding residential areas. Neighbourhood Nodes may
include Mixed Use and Commercial land uses depending on the context and the range of uses
deemed appropriate for achieving the planned function of that neighbourhood node (OP policy
3.C.2.35 in effect). Generally the Neighbourhood Node policies are in place to protect the
commercial function within the neighbourhood. To protect the commercial function, sites that
currently contain a commercial use have been or will be designated either Mixed Use or
Commercial. Other land use designations are appropriate in Neighbourhood Nodes provided
that the commercial function is maintained. The site is currently developed with an existing
residential use. No commercial uses are proposed, as the purpose of the applications is to
intensify the existing residential use.
Low Density Multiple Residential, Mill Courtland-Woodside Park Secondary Plan
(Existing)
-
Woodside Park Secondary Plan. The purpose of this land use designation is to recognize
existing multiple dwellings and permit the development and integration of higher density multiple
uses while maintaining the overall low rise characteristics of the neighbourhood. The maximum
FSR in this land use designation is 1.0.
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Permitted uses are restricted to single detached dwellings, duplex dwellings, semi-detached,
multiple dwellings, home businesses and private home day care. Opportunities for development
are provided to a maximum density of 100 units per hectare. The maximum FSR shall be 1.0,
meaning the above grade gross building floor area shall not exceed 1.0 times the lot area.
Multiple dwellings may be permitted to exceed 100 units per hectare on an individual lot provided
the FSR is not exceeded.
Planning staff acknowledges that the existing 6-storey building already exceeds the maximum
number of units per hectare and maximum FSR permitted by the Low Density Multiple
Residential designation. Currently, the existing 103 units results in 178 units per hectare and the
existing building has an FSR of 1.1. Accordingly, staff is satisfied the proposed Medium Density
Multiple Residential designation is a more appropriate for the site as it currently exists, as well
as for the proposed redevelopment.
Medium Density Multiple Residential, Mill Courtland-Woodside Park Secondary Plan
(Proposed)
Planning staff are recommending that the land use designation for the subject lands be amended
to Medium Density Multiple Residential.
For lands designated as Medium Density Multiple Residential, permitted uses are restricted to
existing single detached dwellings and semi-detached dwellings, duplex dwellings, multiple
dwellings, lodging houses, small and large residential care facilities, home businesses, day care
facilities and private home day care. Opportunities for development are provided to a maximum
density of 200 units per hectare. The maximum FSR shall be 2.0, meaning the above grade
gross building floor area shall not exceed 2.0 times the lot area. Multiple dwellings are permitted
to exceed 200 units per hectare on an individual lot provided the FSR is not exceeded. The
proposal is at the maximum FSR of 2.0 and exceeds the 200 units per hectare. This is consistent
with the Medium Density Multiple Residential designation. Planning staff is therefore of the
opinion the existing development does not conform to the Official Plan and that the new
designation proposed through these applications will conform to the Official Plan.
Provincial, Regional, City PolicyAnalysis
In the opinion of staff, the amendment is consistent with the objectives of the Provincial Policy
Statement and Places to Grow - Growth Plan for the Greater Golden Horseshoe, which both
promote the creation of livable, sustainable and complete communities through efficient
development patterns and an appropriate mix of land uses. Furthermore, the Official Plan
Amendment conforms to the Regional Official Plan.
perspective, the 'Medium Density Multiple Residential' designation
would be a more appropriate land use designation for both the existing and the proposed
development, for the following reasons:
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1.The subject lands are currently designated 'Low Density Multiple Residential' in the Mill
Courtland Woodside Park Secondary Plan. This designation permits a maximum FSR of 1.0
and a maximum density of 100 units per hectare. The current development (a six storey
apartment building with 103 units) already exceeds both the maximum FSR and the
maximum density under the current land use designation. Moreover, the subject lands are
underutilized and are capable of supporting additional development and density that
correspond with the Medium Density Multiple Residential designation of the Mill Courtland
Secondary Plan.
2.In the opinion of staff, theLow Density Multiple Residential land use designation within the
Secondary Plan (which pre-dates the new 2014 Official Plan) does not achieve the planned
function of the Urban Structure Component Official Plan. The subject lands are
majority of intensification within the built up area. Other parcels within the Neighbourhood
Node are proposed to be zoned with a maximum FSR of 1.0 (Draft City of Kitchener Zoning
By-law). As a result, this is one of the few properties within the node where intensification
could occur.
3.The proposed increase in FSR from what is currently permitted supports broader Official Plan
policies and objectives related to intensification, and supports the Province's policies for
intensification within the Built Up Area
4.The added units would provide support to existing commercial uses within the
Neighbourhood Node and would enhance additional ridership for nearby transit thus
5.The additional development can be adequately serviced and the site can function adequately.
6.The proposed building addition is located away from adjacent low rise residential and closer
to commercial and any impacts (i.e. shadow, massing and reduced setbacks) are considered
minor.
Zoning By-law 85-1
The subject lands are presently zoned Residential Seven (R-7) in By-law 85-1. R-7 zoning
permits the use of a multiple dwelling but only to a maximum FSR of 1.0 with a maximum building
height of 24 metres. Consequently, a zoning by-law amendment is required to allow for an
increase in FSR to 2.0 along with site specific regulations that would implement the proposed
conceptual plan on this irregular parcel of land. The proposed zoning is Residential Eight (R-8)
with special regulation provision 738R. The R-8 zone allows for an FSR of 2.0 and a building
height of up to 24 metres. Through the special regulation staff is proposing to cap the height at
17 metres or 6 storeys (which is in line with the existing building height) and there are proposed
yard setbacks to approve the existing building location and implement the proposed building
addition given the odd V-shaped configuration of the subject property. The original zoning
amendment had also requested a parking reduction but this has now been withdrawn. The
proposal satisfies the overall number of required parking spaces under By-law 85-1. The
applicant has requested a visitor parking rate to be at a minimum of 10 instead of 20 percent.
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Staff wish to emphasize the 10 percent rate does not affect the overall number of required
parking spaces but rather the allocation of those spaces for visitor usage. A 10 percent rate is
in line with what is being proposed through CROZBy and is consistent with other recent
the overall amount of parking proposed complies with the required amount of parking stipulated
in the Zoning By-law.
Other Considerations
Urban Design
An Urban Design Brief (UDB) was prepared in support of the applications. The UDB outlines a
summary of existing conditions, proposed site plan and provides a discussion of potential
impacts related to shadows and setbacks associated with the building addition on adjacent
properties. Staff has reviewed the UDB and is satisfied with conclusions reached. The UDB will
be used to inform the formal site design as part of the site plan approvals process.
Site Servicing
A site servicing feasibility study (including water supply) was prepared in support of the
applications. It concluded that existing City services have sufficient capacity to accommodate
the additional development being proposed. This information has been reviewed by City
Engineering staff and they concur with the study results.
Transportation Demand Management(TDM) & Parking Options
A TDM and parking justification study was submitted to justify and support an initial request by
the owner for an overall reduction in parking for the site. Through the course of discussions and
neighbourhood concerns raised through the process, the owner is no longer pursuing a parking
reduction. It is expected however that a number of TDM measures such as unbundled parking,
bicycle storage etc. will be implemented through the site plan processto support and enhance
sustainable transportation choices and discourage single occupant vehicle trips.
Noise
A noise study was prepared at the request of the Region of Waterloo. It concluded that noise
level objectives will be exceeded and it recommended that noise warning clauses be registered
on title and that sound absorbing building materials be used to help mitigate noise levels. The
Region has no objections providing the noise warning clauses and noise suppressing building
materials are used. These measures are typically implemented at either the site plan approval
or condominium draft approval stages.
AGENCY COMMENTS:
Commenting agencies and City departments have no concerns with the proposed Official Plan
amendment or Zoning By-law amendment. Special Policies, Special Regulation Provisions have
D
NEIGHBOURHOOD COMMENTS:
The proposal was first circulated within a 120 metre radius of the subject property by mail in
September 2017 and this was followed up with a Neighbourhood Information Meeting (NIM) that
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occurred in January 2018. A number of issues were raised (see Appendix ) and
responses to planning-related issues are addressed below.
Parking
Many residents expressed concern with traffic and parking and were generally opposed to a
parking rate reduction. To respond, the objective is to ensure developments are adequately
parked and they operate safely and efficiently. Originally, the applicant had requested a parking
reduction but through staff discussions and neighbourhood concerns, that request has been
withdrawn. The proposal will now satisfy the required number of parking spaces on-site.
Traffic
Concern was expressed regarding the potential for increased traffic to the site particularly from
Wentworth/Landsdowne Avenue. To respond, the subject property has two existing accesses
to the site: (1) Spadina Road and (2) Landsdowne Avenue West. The principal access has
been and will continue to be off Spadina Road. It serves as the main point of access leading to
underground parking for residents of the development and will receive the majority of traffic to
and from the site. Transportation Planning staff has no concerns with the continued use of this
access as Spadina Road is the primary street connecting between Highland Road and Mill
Street. The Landsdowne Avenue West access is for visitor parking and short term parking only.
Accordingly, traffic is expected to be minimal and would be well within established limits.
Parking Concerns on Wentworth Avenue.
Some residents were concerned about the potential of spillover traffic onto Wentworth Avenue
and surrounding streets. Wentworth Avenue was recently reconstructed and is now narrower
than it was previously. Parking on both sides of the street has been an issue, according to
residents. To address this, Transportation staff has recently instituted permitted
anytime on both sides of Wentworth Avenue. This is in addition to no parking allowed anytime
on both sides of Landsdowne Avenue East; on the east side of Landsdowne Boulevard and on
the north side of Russell Street between Spadina Road and Stirling Avenue. Violators would be
subject to -law Enforcement staff upon complaint. Any potential
spillover parking from the subject lands onto these streets would therefore be prohibited by law.
To re-emphasize, residents of 270 Spadina will be required to park underground off of Spadina
Road whereas the surface parking lot proposed off Landsdowne Avenue West will be for visitor
and short-term parking only. Furthermore, the owner of the subject lands advises that parking
will be monitored to ensure the visitor lot is not being used for any long term parking.
Construction Related Issues -Noise, Dust and Vibrations.
The owner has been renovating the existing six storey building which at times has caused
disruption and nuisance to some surrounding residents. To respond, t
monitor, inspect, and enforce all complaints regarding construction debris, dust, and road
conditions. The City requires that construction can only occur within the hours of 7am to 7pm.
The owner advises that no major drilling is required to construct the building addition.
Concerns about Lighting and LightTrespass.
To respond, the City has very stringent guidelines requiring that no spillover of lighting is to occur
onto neighbouring properties. The owner is required to submit a lighting plan as part of the site
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plan approvals process in addition to a lighting engineer having to certify that the plan and its
implementation are to City of Kitchener lighting standards. This will apply to the existing building
renovations that are taking place and for the new building addition.
Setback ReductionConcerns
Staff acknowledges the proposal does require a number of building setback reductions in order
to implement the proposal. To respond, there are a couple of reasons for this: (1) The existing
six storey building has a legal non-complying front yard setback (2) Given the location of the
existing building and in order to tie into the existing building, several setbacks associated with
the proposed addition will be deficient and (3) Due to the irregular V-shaped lot, reduced
setbacks will invariably occur as a result. The key to understand is that it is not the number or
size of the setback variances being considered but rather the impacts they may cause. In this
instance, the building addition has been directed away from low-rise residential properties to
ensure impacts such as casting of shadows, massing and overlook onto private amenity space
is effectively minimized. The majority of the building addition either sides/backs onto the Lawn
Bowling Club/Highlands Court Park or commercial properties along Highland Road. Some
perimeter vegetation is anticipated to remain which will provide a visual screen or buffer.
opinion, any impacts associated with reduced setbacks is considered minor and can be mitigated
through retention/planting of perimeter vegetation.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the
the delivery of core service.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these recommendations.
COMMUNITY ENGAGEMENT:
INFORM - Notice of a complete application was circulated to property owners within 120 metres
of the subject land on September 15, 2017. Written responses from property owners and
CONSULT- property owners who provided written comments were invited to attend a
Neighbourhood Information Meeting (NIM) held on January 16, 2018. Notice of the September
10, 2018 public meeting of the Planning & Strategic Initiatives Committee will be in The Record
on August 17, 2018. Those who provided written comments and/or attended the NIM have been
The
er notice, as well as the statutory
circulation described under the Community Engagement section of this report, fall under the
posted on the City of Kitchener website at www.kitchener.ca.
CONCLUSION:
Planning staff is of the opinion that the proposed Official Plan amendment and Zoning By-law
amendment demonstrates good planning principles and therefore recommends approval of
these applications as outlined in the Recommendation section of this report.
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REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Justin Readman, General Manager (Development Services)
Attachments:
-law and Map No. 1
Newspaper Notice
Property Owner Comments
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Appendix “A”
DSD-18-014
AMENDMENT NO. ____TO THE OFFICIALPLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
270 SpadinaRoad
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AMENDMENT NO. ___TO THE OFFICIALPLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
270 Spadina Road
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of September 10, 2018
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee – September 10, 2018
APPENDIX 3 Minutes of the Meeting of City Council – September 25, 2018
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AMENDMENT NO. TO THE OFFICIALPLANOF THE CITY OF KITCHENER
SECTION 1 – TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ___to the OfficialPlan of the City of
Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 – PURPOSE OF THE AMENDMENT
The purpose of the OfficialPlan Amendment is to change the land use designation from Low Density
Multiple Residential to Medium Density Multiple Residentialandamend Map 12 of the Mill-Courtland
Woodside Park Secondary Plan to permit the development ofasix-storey residential building
addition to anexistingsix-storeymultiple dwellingon the subject propertylocated at 270 Spadina
Road East. The amendment comprises of the following changes:
1.The City of Kitchener Official Plan is hereby amended as follows:
A)That Map 12 – Mill-Courtland Woodside ParkSecondary Plan is amended to
redesignate the lands municipally known as270 Spadina Road East from Low
Density Multiple Residential to Medium Density Multiple Residential, as shown on
the attachedSchedule A.
SECTION 3 – BASIS OF THE AMENDMENT
The subject lands aredesignatedas Low Density Multiple Residential in the Mill-Courtland
Woodside Park Secondary Plan.Within this designation the City encourages and supports the
development and integration of higher density multiple residential uses and the overall low rise
characteristics of the neighbourhood. The net residential density for landsin the Low Density
Residential designation is a maximum of 100 units per hectarewith a maximum Floor Space Ratio
of 1.0. The existing development of the subject lands already exceeds the maximum density and
FSR permittedin the Secondary Plan.
Thenet residential density for landsin the Medium Density Multiple Residential designation is a
maximum of 200 units per hectarewith a maximumFloor Space Ratio of 2.0. The policies of the
Medium Density Multiple Residential designationpermits densities to exceed 200 units per
hectare on an individual lot basis provided the Floor Space Ratio is not exceeded.
The applicant is requesting an Official Plan Amendment to redesignate the subject property from
Low Density Multiple Residential to Medium Density Multiple Residential toallow for the future
construction of a development concept that includes:
A 6 storey addition to an existing 6 storey multiple dwelling:
o With a maximumheight of 17.0 metres;
o With a total of 193dwelling units(90 new units);
o Located towards the westerly portion of the site, where an approved surface
parking lot is currently located;
Underground parking for the new building as well as a surface parkinglot and parking
deckon the easterly portionof the property; and
An overall Floor Space Ratio of 2.0.
3
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The applicant has also applied for a Zoning By-law Amendmentthat adds asite-specific Special
Regulation Provisionthat reducesthe side yard setbacksand grantsvisitor parking relief.
Planning staff is of the opinion that the requested amendment to change the designation to
Medium Density Multiple Residential isappropriate and justified.The subject lands are already
developed for residential purposes. The addition of more residential units will help to strengthen
the Neighbourhood Node as identified in the new City of Kitchener Official Plan. The proposed
development is consistent with policies of the new Official Plan, which encourages intensification
within nodes and other intensification areas. The proposed development willmaintain the
character of the streetscape and the neighbourhood as the proposed addition has been directed
toward the rear and side yardsabutting open space areas and furthest from existing low-rise
residential development. The proposed development will provide modestly priced/affordable
housing located in close proximity to public transit, commercial uses and other compatible non-
residential land uses, including parks and community facilities.
The amendment as proposed herein is consistent with the objectives of the Provincial Policy
Statement and Places to Grow - Growth Plan for the Greater Golden Horseshoe,which both
promote the creation of livable, sustainable and complete communities through efficient
development patterns and an appropriate mix of land uses. Furthermore, the Official Plan
Amendment conforms to the Regional Official Plan.
SECTION 4 – THE AMENDMENT
1.The City of Kitchener OfficialPlan is hereby amended as follows:
a)Amend Map No. 12 – Mill-Courtland Woodside Park Secondary Plan to
redesignatethe lands municipally known as270 SpadinaRoad East from Low
Density Multiple Residential to Medium Density Multiple Residential, as shown
on the attached Schedule ‘A’.
4
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APPENDIX 1Notice of the Meeting of Planning and Strategic Initiatives
Committee of September 10, 2018
1 - 16
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee – September 10, 2018
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APPENDIX 3Minutes of the Meeting of City Council – September 24, 2018
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Appendix “B”
DSD-18-014
PROPOSED BY – LAW
July 17, 2018
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 – 270 Spadina
Kitchener Inc. – 270 Spadina RoadEast)
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 Numbers86and 87 of Appendix “A” to By-law Number 85-1 arehereby amended
by changing the zoning applicable to the parcel of land specified and illustratedas Area 1on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Seven Zone (R-7) to
Residential Eight Zone (R-8) with SpecialRegulation Provision 738R.
2.Schedule Numbers 86 and 87of Appendix “A” to By-law Number 85-1 arehereby further
amended by incorporating additional zone boundaries as shown on Map No.1
attached hereto.
3.Appendix “D” to By-law 85-1 is hereby amended by amendingSection738R as follows:
“738. NotwithstandingSection 42.2 of this by-law, within the lands zoned R-8 and shown
as being affected by this subsection on ScheduleNumbers86and 87of Appendix
“A”:
a)the minimum front yard setback is 4.6 metres;
b)theminimum rear yard shall be 3.3metres;
c)the minimumwesterly side yard shall be 4.4metres;
d)the minimum easterly side yard shall be 5.9 metres;
d)the maximum building heightshall be 17 metres or6 storeys;.
e)the maximum floor space ratio is 2.0;
f)the minimum visitor parking rate shall be 10% of the required parking.”
4.This By-law shall become effective only if Official Plan Amendment No. _, 270 Spadina
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Appendix “B”
DSD-18-014
Road East comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990,
c.P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this
day of ,2018.
_____________________________
Mayor
_____________________________
Clerk
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Appendix “B1” DSD-18-014
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
270 Spadina Road East
The City of Kitchener has received an application for an Official Plan Amendment to change the land use designation from
Low Density Multiple Residential to Medium Density Multiple Residential. The City has also received a ZoningBy-law
Amendmentto change the zoning from Residential Seven (R-7) to Residential Eight (R-8) withSpecial Regulation Provision
738Rto permit asix storey multiple dwelling building addition.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters, on:
MONDAY, September 10, 2018 at 6:00 P.M.
nd
COUNCIL CHAMBERS, 2FLOOR, 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 would otherwise have an ability to appeal the decision of
the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not make oral
submissions at a public meeting or make written submissions to the City of Kitchener prior to approval/refusal of
these proposals, the person or public bodyis not entitled to appeal the decision.
ADDITIONAL INFORMATIONis available by contacting the staff person noted below, viewing the staff report contained in the
agenda (available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the meeting date
th
Floor, City Hall, 200 King Street West,
in the calendar, scroll down & select meeting), or in person at the Planning Division, 6
Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Brian Bateman,Senior Planner - 519-741-2200 ext.7869 (TTY: 1-866-969-9994); brian.bateman@kitchener.ca
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Preliminary renderings only
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Note: The above site plan concept submitted in support of the Official Plan Amendment and Zone
Change Application was intended to show the general layout of the addition and parking.
Perimeter landscaping (existing) is shown on this concept. The proposed development will be
subject to a separate site plan process, under which detailed landscape plans will be provided.
Landscape plans will illustrate all new plantings and removals in accordance with the approved Tree
Management Plan.
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REPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING: September 10, 2018
SUBMITTED BY:Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY:Andrew Pinnell, Planner, 519-741-2200 ext. 7668
WARD(S) INVOLVED:Ward 5
DATE OF REPORT:August 22,2018
REPORT NO.:DSD-18-079
SUBJECT:ZONING BY-LAW AMENDMENT APPLICATION ZC17/003/F/AP
1250, 1270, AND 1314FISCHER-HALLMAN ROAD
WAM FISCHER-HALLMAN GP INC. (A.K.A. ONE PROPERTIES)
*** 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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RECOMMENDATION:
A.That Zoning By-law Amendment Application ZC17/003/F/AP for WAM
Fischer-HallmanGPInc. be approvedin the form shown in the “Proposed
By-law” and “Map No. 1” attached to Report DSD-18-079as Appendix A; AND
B.Thatin accordance with Planning Act Section 45 (1.3 & 1.4) that applications
for minor variances shall be permitted for lands subject to Zoning By-law
Amendment Application ZC17/003/F/AP; AND FURTHER
C.That the Master Plan & Urban Design Report for 1250, 1270, and 1314
Fischer-Hallman Road, attached to Report DSD-18-079as Appendix B,be
endorsedand provide the basis for future site development.
EXECUTIVE SUMMARY:
The three subject properties have been consolidated bythe ownerfor the purposes of
comprehensive development. The lands are currently zoned for business park uses. The
applicantisrequesting a Zoning By-law Amendment to bring the zoning into conformity
with the Mixed Use Two designation of the Rosenberg Secondary Plan and allow
development of the owner’s development concept, whichincludes a mix of high density
residential, low density commercial (including a food store), and mixed use buildings.
Through the review of the application, setbacks for steep slopes, Core Environmental
Feature, and Provincially Significant Wetland were reviewed by the relevant environmental
agencies. Inaddition to the natural heritage features themselves,buffer areas will also be
zoned Hazard Land (P-3) for their conservation.
REPORT:
OMB/LPAT Appeal and Appeal Withdrawal
It should be noted that in November 2017, the owner appealed the subject Zoning By-law
Amendment application to the Ontario Municipal Board (OMB), for the technical reason
of municipal indecision. However, the owner has stated that the underlying reason for
the appeal is to preserve appeal rights under previously existing legislation, since the
Province had made plans to abolish the OMB and replace it with the Local Planning
Appeals Tribunal (LPAT) with different rules.
Along with the appeal, the owner expressed a desire to continue working with staff to
resolve the technical issues of the Zoning By-law Amendment Application, with the hope
of withdrawing the appeal if all issues were resolved. After the appeal was received, staff
sought the direction ofCouncil and was directed to continue working with the applicant.
To date the owner and staff have continued working together and staff is now satisfied
that all issues related to the requested zoning amendment have been satisfactorily
resolved. Accordingly, the owner requested that the appeal be withdrawn and LPAT has
formally released the appeal. Consequently, the subject applicationmay now be decided
through the regular municipal process.
Site Location and Context:
The subject landshave a rollingtopography and are composed of three properties,
municipally addressed as 1250 (northerly property), 1270 (central property), and 1314
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(southerly property) Fischer-Hallman Road. The lands are locatedon the east side of
Fischer-Hallman Road,at the northern gateway to theRosenbergSecondary Plan Area.
The applicant, WAM Fischer-Hallman GP Inc. (also known as One Properties), has
assembled the three properties in order to develop them comprehensively.
While the properties addressed as 1250 and 1314 Fischer-Hallman Road are presently
devoid of buildings and used for agricultural purposes, theproperty addressed as 1270
Fischer-Hallman Road contains a single detached dwelling that was also used as a
printing establishment, and isproposed to be demolished.
The subject lands are within the Strasburg Creek watershed, and are adjacent to the Main
Branch of Strasburg Creek, a coldwater stream with a known Brook Trout fishery. The
Strasburg Creek Provincially Significant Wetland Complex (PSW) is also located
immediately adjacent to the south and associated with the creek and valleyland. Strasburg
Creek is considered a Locally Significant Valleyland and is designated Natural Heritage
Conservation in the Kitchener Official Plan (June 2014). The lands designated a Natural
Heritage Conservation land use include the watercourse itself, online ponds, the PSW,
associated steep slopes regulated by the GRCA and woodland on the north side of the
watercourse, contiguous with the Regionally Significant Woodland / Core Environmental
Feature (ROP) which extends eastward into the City-owned Huron Natural Area.
The lands on the west side of Fischer-Hallman Road are designated High Density
Residential withinthe Rosenberg Secondary Plan and are mostlyundeveloped.Huron
Business Park is located to the northeast and containsa range of uses, including
industrial, office, and religious institution.
Requested Zoning By-law Amendmentand Master Plan& Urban Design Report
The subject lands are currently split-zonedintotwo mainBusiness Park zoning
classifications. Generally, the northern portion is zonedBusiness Park Service Centre
(B-3) and the southern portion is zonedRestricted Business Park (B-2).These zoning
classifications permit a range of industrial and limitedcommercial uses. The current
zoning has been in place since for several decadesand is not consistent with the
Rosenberg Secondary Plan.
City staff would normally amend the zoning of the lands within the Rosenberg Secondary
Plan though a City-initiated zoning amendment process. However, in this case, the
applicant is seeking a zoning amendment to bring the zoning into conformity with the
Official Plan, in advance of the City’s process, via a private application.
Accordingly, the owner is requesting approval of a Zoning By-law Amendment(ZBA)in
order to amendthe zoning of the developable portions of the lands from the
abovementioned Business Park zones to several variations of theMedium Intensity Mixed
Use Corridor Zone (MU-2).
The purpose of the ZBA is to allow the development of the lands with a mixed-use
development concept, to be implemented through a site plan approval process. This
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development concept is outlined in the associated Master Plan & Urban Design Report,
prepared by Zelinka Priamo Ltd., revised July 24, 2018(attached asAppendix B).
Planning staff recommends that this document be adopted by Council and provide the
basis for future site development.
The development conceptfeatures the following:
First Phase(centre of site):Development of approximately 7,300 square metres
(80,000 sq.ft.) of commercial floor area, including a 3,340 square metre (36,000
sq.ft.) food store and several attached non-food retail units, and 3 stand-alone
commercial buildings with multiple tenants in each.
Second Phase(south end of site):Development of three 10-12storey apartment
buildings comprising418totaldwelling units with both underground and structured
parking.
Third Phase(north end of site): Development of a 6-10 storeymixed-use building
(office/retail and residential)at the northend of the sitethat will be oriented to both
the Fischer-Hallman and Bleams frontages.
The development concept also mentions the possibility for a full-turns vehicular access
at the south entrance to the site. The applicant has submitted a Transportation Impact
Study to the Region to justifya full-turns access. At the time ofwriting this report, the
Region has confirmed that the access may function as a right-in-right-out access only.
However, the Region and the applicant continue discussions about this access and it is
possible that a full-turns movement may be achieved with additional study and/or
approvals, outside ofthe subject Zoning By-law Amendment Application.
The ZBA has been tailored to implement the development concept, while allowing a
certain amount of flexibility.The proposed zoning includes the following key regulations
that would apply to the whole of the developablearea:
Allowthedevelopmentof the site to be phased
Allow mixed-use zoning to achieve a range of commercial and multiple residential
uses, andto require a minimum level of mixing
Require a minimum Floor Space Ratio of 1.0 and a maximum of 4.0 across the
whole developable area
Allow building heights of up to 10 storeys, with thepossibility of achieving 14
storeys, subject to approvalof certain studies
Prohibitlow density residential land uses (e.g., single detached dwellings)
Require urban design objectives to be achieved. For example, adequate building
openings facing the street, primary entrances to face the street, base/tower
definition, location of parking structures
Require maximum floor areas for: individual retail units, food store, and overall
retail use, as well as for overall office use
Require parking and loading spaces, and waste and recycling facilitiesto be
located away from the public realm
Prohibitgeothermal wells
Allow expandedhome business permissions
Apply holding provisionsto:
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o Prohibit all uses until a legal stormwater outlet is obtained
o Prohibit sensitive land uses until a detailed noise study has been prepared
Additionally, area specific regulations have been applied to three parts of the developable
area in order to assist in implementing the developmentconcept:
1.Northern Area: regulations require a minimum 20 metre building height (6 storeys)
2.Central Area: regulations require each building to have a minimum 2-storey form
for at least half of the façade width and a minimum 1-storey form for the remainder
of the façade width
3.Southern Area: regulations require a minimum 11 metre building height (3 storeys)
Finally, through the review of the application, including a supporting Environmental Impact
Study (EIS), setbacks of 6m (steep slopes), 10m (Regionally Significant Woodland / Core
Environmental Feature) and 30m (Provincially Significant Wetland) were reviewed and
signed-off by the relevant environmental agencies. In addition to the features themselves,
these buffer areas will also be zoned Hazard Land Zone (P-3) for their conservation.
Policy Conformity
Provincial Policy Statement, 2014
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets out principles to
achieve “healthy, liveable and safe communities”. The PPS supports efficient
development patterns which optimize the use of land, resources, and public investment
in infrastructure and public service facilities.
The PPS states that healthy, liveable and safe communities are sustained by a number
of factors such as accommodating anappropriate range and mix of land uses to meet
long-term needs.
Furthermore, the PPS states that land use patterns within settlement areas shall be based
on, for example, densities and a mix of land uses which efficiently use land and resources;
are appropriate for, and efficiently use, the infrastructure and public service facilities which
are planned or available; and are transit-supportive.
The requested Zoning By-law Amendment (ZBA) would allow a broad mix of uses,
including higher density residential, and commercial, while protecting the lands
designated Natural Heritage Conservation. Additionally, the ZBA would facilitate a land
use pattern that ensuresadequate density and efficientuse of infrastructure.
While the existing zoning is consistentwith the PPS, the requested Zoning By-law
Amendment ismore consistent with the PPSbecause it achieves more PPS objectives.
Growth Plan for the Greater Golden Horseshoe, 2017
The Growth Plan for the Greater Golden Horseshoe, 2017 (Growth Plan) supports the
achievement ofcompletecommunitiesthat are designed to support healthy and active
living and meet people's needs for daily living throughout an entire lifetime.
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The Growth Plan seeks to support the achievement of complete communities that feature,
for example,a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities; provide a diverse
range and mix of housing options; expand convenient access to healthy, local, and
affordable food options; ensure the development of high quality compact built form, an
attractive and vibrant public realm.
The requestedZBA would help to achieve a complete community, by facilitating the
development of a food store, other commercial uses, restaurants, services, and higher
density residential land uses. The Master Plan & Urban Design Report submitted along
with the ZBA shows a development concept that would ensure the development of high
quality compact built form and an attractive contribution the public realm.
While the existing zoning conforms to the Growth Plan, the requested Zoning By-law
Amendment conforms to the Growth Plan better than the current zoning.
Regional Official Plan (ROP)
The RegionalOfficial Plan designates the subject propertyUrban Designated Greenfield
Area.Additionally, this section of Fischer-Hallman Road is designated as a Planned
Transit Corridor. The requested zoning would help to achieve the minimum density
targets in the ROP and help to support the function of the Planned Transit Corridor, which
is to accommodate high frequency transit service.
The requested ZBA also conformsto the ROP because it willhelpprotect the adjacent
Core Environmental Feature (part of the Greenlands Network on Map 4 of the ROP),
through the application of zoning that prohibits development.
There are no outstanding Regional requirementsto be addressedat the ZBA stage.
Regional Planning staff comments are attached along with other department and agency
comments as Appendix D.
While the existing zoning conforms to the ROP, the requested ZBA conforms to the
Regional Official Planbetter than the current zoning.
City of Kitchener Official Plan
Rosenberg Secondary Plan
The subject lands are located within the Rosenberg Secondary PlanArea.In 2013, the
RosenbergSecondaryPlan was added to the 1994Official Plan through anamendment
ordered by the OMB.Secondary plan areashave not yet been reviewed for inclusion in
the 2014 Official Plan, so the Rosenberg Secondary Plan policies continue to apply.
The Rosenberg Secondary Plan policies establisha strong vision for the community. The
policies state:
The Rosenberg Community is a complete community where people are able to
walk or cycle to school, shop, and potentially to work.
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Each neighbourhood within the Rosenberg Community will be designed based on
the “five minute walk principle” and will be connected to the surrounding area.
Fischer Hallman Road will function as the spine of the community and will evolve
into a transit supportive mixed use corridor. Residents within the Rosenberg
Community will be provided with a variety of housing, transportation, commercial,
recreation and sociocultural options.
It is anticipated that the Rosenberg Community will be home to at least 20,000 new
residents and jobs (potentially by the year 2029). Over time this could be expected
to grow to more than 30,000 residents and jobs.
The design of the community reflects a high level of natural and cultural heritage
conservation together with best practices for water management and energy
conservation.
Additionally, thePlan outlines thefollowing primarydesign objectives: walkability, variety,
placemaking, conservation, connectivity, transit supportive, safety, balance, and livability.
The requested Zoning By-law Amendment conforms to the Rosenberg Secondary Plan.
The majority of the subject lands are designated Mixed Use 2 with Special Policy #3. The
Mixed Use 2 policiesprovide a vision and direction for the development of lands with this
designation. The requested Zoning By-law Amendment implements and/or helps to
achieve numerous Mixed Use policies of theRosenberg Secondary Plan, including, for
example:
1.Planned Function
Policy: Such lands are intended to provide commercial and office uses that
serve the entire Rosenberg Community and adjacent Planning
Communities, along with residential that is at higherdensities than the
surrounding area while achieving a built form that is compatible, accessible,
safe and efficient for all modes of travel
Implementation:
o The Zoning By-law Amendment will allow for:
Development ofretail, food retail, restaurant, personal
service, and office uses will that serve the entire Rosenberg
Community and adjacent Planning Communities
Development of multiple residentialusesathigher densities
than other designations within the Rosenberg Community
Development that is compatible with adjacent land uses,
accessible, safe, and efficient for multiple modes of
transportation
2.Residential Use
Policy: Permitted residential uses may include multiple dwelling units. The
net residential density range will generally be 100 to 400 units per hectare
Implementation:The Zoning By-law Amendment will allow for multiple
residential usesthat could achieve the specified density
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3.Floor Space Ratio
Policy: Development is to have a Floor Space Ratio ranging between 0.6
and 4.0
Implementation: The Zoning By-law Amendment will require a Floor Space
Ratio that conforms to the policy and has a slightly greater minimum Floor
Space Ratio of 1.0 FSR
4.Building Heights
Policy: Building heights are encouraged between 3 and 10 storeys, with the
possibility oflarger heights if certain studies are completed
Implementation:The Zoning By-law Amendment will allow a maximum building
height of 10 storeys with the possibility of 14 storeys, subject to satisfactory
completion of design studies. All buildings adjacent to Fischer-Hallman Road
to have a minimum 1 storey form that steps up to 2 storeys. The future building
at the north end of the site will have a minimum 6 storey form (the Master Plan
& Urban Design Report states this building could be between 6 and 10 storeys).
The future buildings at the south end of the site will have a minimum 3 storey
form. However, these latter buildings will likely be developed at heights ranging
between 10 and 12 storeys in accordance with the Master Plan & Urban Design
Report.
Furthermore, the ZBAimplements and/or helps toachieve numerous Community
Structure, Built Form, Streetscape, Natural Environment, Sustainable Development,
Transportation Network, and otherpoliciesof the Rosenberg Secondary Plan, including,
for example:
The primary function of the Fischer Hallman Road corridor within the Rosenberg
Community for streetscape is as a central spine and focal point for commercial
activity, higher densities and transit-supportive mixed use development
To encourage buildingsto address the street in a manner that supports an active
streetscape for pedestrians.
To require primary building entrances to be oriented towards the public realm
To orient garbage facilities, parking, loading and service areas such that they are
separated and/orscreened from the public realm
With respect to the Natural Heritage System, for the lands east of Fischer-Hallman
Road, the City will require the buffer requirements to be in accordance with the
appropriate environmental studies
The City will promote development that strives to be sustainable by encouraging
compact development and efficient built form, and transit supportive development
It should be noted that the Rosenberg Secondary Planwas ‘planned toachieve’ a
minimum density of 74residents and jobs per hectareunder the 2006 Growth Plan for
the Greater Golden Horseshoe.The combination of the approved land use designations
is what yields this ‘planned to achieve’ density. This target includes a ‘planned to achieve’
density assumption on lands designated Mixed Use Two at a Floor Space Ratio (FSR) of
1.0.This FSR assumption is greater than the minimum FSR found in the Mixed Use Two
designation of 0.6. Regardless, the requested ZBAwould ensure that the siteis ‘on track’
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to achieve the planned densityfor the Rosenberg Community, since a minimumFSR of
1.0 is required for the site as a whole.
Furthermore, a smaller portion of the lands are designated Natural Heritage Conservation
and are adjacent to a Core Environmental Feature, as outlined in the ROP. These lands
are proposed to be rezoned from the existing Restricted Business Park Zone (B-2) to
HazardLand (P-3) to ensure their conservation.This proposal is in accordance withthe
‘Conservation’ objective of the Rosenberg Secondary Plan.
2014 Official Plan
Additionally the requested zoning is in conformity with the 2014 Official Plan, which
designates the lands as Urban Corridoron Map 2.The Urban Structure policies of the
2014 Official Plan state that “The planned function of Urban Corridors is to provide for a
range of retail and commercial uses and intensification opportunities that should be
transit-supportive. Urban Corridors function as the spine of a community as wellas a
destination for surrounding neighbourhoods.”
The subject lands are appropriately designated Mixed Use Two (through the Rosenberg
Secondary Plan) within this Urban Corridor structure element.As aforementioned, the
requested ZBA will provide a mix of retail and other commercial uses, at a higher density
than surrounding land uses. The ZBA will allow development that helps to support the
‘spine’ of the community, being Fischer-Hallman Road, an act as a destination point for
surrounding neighbourhoods.
The currentzoning does not conform to the Rosenberg Secondary Plan, but the
requested zoning will bring the lands into conformity with the Rosenberg Secondary Plan.
Kitchener Growth Management Plan (KGMP)
The KGMP designates the subject lands as Priority B, since it was thought that the
proposed Middle Strasburg Trunk Sanitary Sewer, planned to be constructed at some
point in the future, would be necessary to service the lands. However, the owner has
proposed a different servicing strategy, whichwill enable the subject lands to be serviced
with full-municipal services via other means. As such, Planning and Engineering staff are
satisfied that the proposed development may proceed at this time.
Southwest Kitchener Urban Area Study - Community Master Planning, August 2011
The Southwest Kitchener Urban Study which was conducted in 2011 and informed the
Rosenberg Secondary Plan included a Retail/Service Commercial and Institutional Land
Use Study for the area that is now named the Rosenbergcommunity. This analysis states
that upon build-out of the community, there willbe between 100,000 square feet (9,300
square metres) and125,000 square feet (11,600 square metres) of commercial space
warrantedforfood store use within the community.The studyfurtherstates that “this
space could include two to four supermarkets, as well as some smaller scale, specialty
food stores and convenience stores comprising the remaining warranted space.”
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However,the requestedZoning By-law Amendment proposes only 3,700 square metres
of commercial space for a food store, which represents only 32-40 percent of the
estimated food store capacity for the community. Accordingly, significant capacity
remains for additional food store space within the community.
With respect to non-food store retail, the study states that approximately 351,600 square
feet (32,700 square metres) to 416,800 square feet (38,700 square metres) of non-food
store retail would be warranted at build-out.The main retail spaceproposed in the Master
Plan & Urban Design Report represents only19-22 percent of this capacity, although the
mixed use building at the north end of the site could increase this slightly.
It should be noted that thewarranted commercial spaceestimates may be increased if
the number of residents and jobs within the community increases beyond the
assumptions in the study.Furthermore, it should be noted that floor space limits on
individual retail units, food store, and overall retail uses have been incorporated into the
zoning.
Department and Agency Comments:
Preliminary circulation of the Zoning By-law AmendmentApplication was undertaken on
March 30, 2017to applicable City departments and agencies. Afterextensive work by
departments and agencies and the applicant throughout the review process and resolving
a large number of issues, the following departments and agencies do not have concerns
with the subject proposal (noting that a number of environmental and engineering matters
will be resolved through the subsequent site plan process):Building Division, Operations
Division, Transportation Services Division, City Environmental Planning, Grand River
Conservation Authority, Kitchener-Wilmot Hydro, and Waterloo Region District School
Board(see Appendix D).
Region of Waterloo comments are addressed through the special zoning and holding
provisionsincluded in the ZBAand are attached, with other department and agency
comments, as Appendix D.
Community Comments:
Preliminary circulation of the Zoning By-law Amendment Applicationwas undertaken on
March 30, 2017 to all property owners within 120 metres of the subject lands. In total, 2
written responses were received(see Appendix E).
One comment was received by a nearby residential property owner and expressedno
objections to the proposal.The other comment received wasfrom the legal counsel for
Becker Estates Inc. and Huron Crossing Developments Inc. These comments express
concern for the proposal, specifically that the proposed development will have a negative
impact on the planned function of their clients’ propertieswithinthe Community Node at
Fischer-Hallman / Westmount Road (Williamsburg Town Centre).
Planning staff is of the opinion that the proposed zoning will implement the Mixed Use
Two land use designation outlined in the Rosenberg Secondary Plan. The Rosenberg
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Secondary Plan, including the land use for the subject lands,went throughextensive
study and land use planning process and was ultimately approved by the Ontario
Municipal Board. Also, the ZBA incorporateslimits on various facets of thecommercial
use. Accordingly, Planning staff is satisfied that the planned function of the various urban
structures along Fischer-Hallman Road will not be compromised.
Planning Analysis:
The requestedZoning By-law Amendmentwill facilitate high quality, transit-supportive,
mixed-use development in compact built form, while helping to achieve an attractive and
vibrant public realm. Planning staff expects that the subject development will act as a
development catalyst for other properties along the Fischer-Hallman Corridor, within the
Rosenberg Community. The zoning will allow for a mix of commercial and office uses
that will servethe entire community and adjacent planning communities, in accordance
with the Rosenberg Secondary Plan. The zoning will also allow for higher density
residential usesthat will maximize views to the adjacent Natural Heritage Features.
Planning staff is satisfied that the proposed Zoning By-law Amendment represents good
planning and is in the public interest of the city as a whole.
ALIGNMENT WITHCITY OF KITCHENER STRATEGIC PLAN:
The recommendations of this report support the achievement of the City’s strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these
recommendations.
COMMUNITY ENGAGEMENT:
INFORM – The Zoning By-law Amendment Application was circulated for comment to
internal departments, external agencies, and all property owners within 120 metres of the
subject lands on March 30, 2017. Written responses from property owners and interested
parties are attached as Appendix Eand are addressed in this report. This report has
been posted to the City’s website with the agenda in advance of the Planning and
Strategic Initiatives Committee meeting. Notice signs are posted on the property.
CONSULT – All property owners within 120 metres of the subject lands, including the two
respondents, will be mailed notice of the Planning and Strategic Initiatives Committee
meeting, and notice of the Committee meeting will appear in The Record on August 17,
2018. A copy of the Notice is attached as Appendix C.
CONCLUSION:
Planning staff is of theopinion that the requested Zoning By-law Amendment represents
good planning and is in the public interest. Accordingly,staff recommends that the
application be approved and that the Master Plan & Urban Design Report be adopted.
REVIEWED BY:Della Ross, Manager, Development Review
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ACKNOWLEDGED BY: Justin Readman, General Manager (Development Services)
ATTACHMENTS:
Appendix A – Proposed Zoning By-law including Map No. 1
Appendix B – Master Plan & Urban Design Report
Appendix C – Newspaper Notice
Appendix D – Department and Agency Comments
Appendix E – Community Comments
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DSD-18-079
Appendix A
PROPOSED BY – LAW
August 1, 2018
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
– WAM FischerHallman GP Inc.
– 1250, 1270, 1314 FischerHallman Road)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified
above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1.Schedule Number 93 of Appendix “A” to By-law Number 85-1 is 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 Business Park
Service Centre Zone (B-3) to Medium Intensity Mixed Use Corridor Zone (MU-2)
with Special Regulation Provisions 740R and 743R and Special Use Provision
469U and Holding Provisions 83H and 84H.
2.Schedule Numbers 93 and 94 of Appendix “A”to By-law Number 85-1 arehereby
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
Business Park Service Centre Zone (B-3) to Medium Intensity Mixed Use Corridor
Zone (MU-2) with Special RegulationProvisions 740R and 741R and Special Use
Provision 469U and Holding Provisions 83H and 84H.
3.Schedule Numbers 93and 94of Appendix “A”to By-law Number 85-1 arehereby
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
Restricted Business Park Zone (B-2) to Medium Intensity Mixed Use Corridor Zone
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(MU-2) with Special RegulationProvisions 740R and 741R and Special Use
Provision 469U and Holding Provisions 83H and 84H.
4.Schedule Number 94 of Appendix “A”to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 4 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted
Business Park Zone (B-2) with Special Use Provision 211U and Zone Detail
Schedule 1to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special
RegulationProvisions 740R and 741R and Special Use Provision 469U and
Holding Provisions 83H and 84H and Zone Detail Schedule 1.
5.Schedule Number 94 of Appendix “A”to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 5 on Map No. 1, in the City of Kitchener, attached hereto, from Hazard Land
Zone (P-3) with Zone Detail Schedule 1to Medium Intensity Mixed Use Corridor
Zone (MU-2) with Special RegulationProvisions 740R and 741R and Special Use
Provision 469U andHolding Provisions 83H and 84H and Zone Detail Schedule 1.
6.Schedule Numbers 93 and 94 of Appendix “A”to By-law Number 85-1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 6 on Map No. 1, in the City of Kitchener, attached hereto, from
Restricted Business Park Zone (B-2) to Medium Intensity Mixed Use Corridor Zone
(MU-2) with Special RegulationProvisions 740R and 742R and Special Use
Provision 469U andHolding Provisions 83H and 84H.
7.Schedule Number 94 of Appendix “A”to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 7 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted
Business Park Zone (B-2) with Special Use Provision 211U and Zone Detail
Schedule 1 to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special
RegulationProvisions 740R and 742R and Special Use Provision 469U and
Holding Provisions 83H and 84H and Zone Detail Schedule 1.
8.Schedule Number 94 of Appendix “A”to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 8 on Map No. 1, in the City of Kitchener, attached hereto, from Hazard Land
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Zone (P-3) with Zone Detail Schedule 1to Medium Intensity Mixed Use Corridor
Zone (MU-2) with Special RegulationProvisions 740R and 742R and Special Use
Provision 469U andHolding Provisions 83H and 84H and Zone Detail Schedule 1.
9.Schedule Number94of Appendix “A”to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 9 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted
Business Park Zone (B-2) with Special Use Provision 211U and Zone Detail
Schedule 1to Hazard Land Zone (P-3)with Zone Detail Schedule 1.
10.Schedule Numbers 93 and 94 of Appendix “A” to By-law Number 85-1 are hereby
further amended by incorporating additional zone boundaries as shown on Map No.
1 attached hereto.
11.Appendix “C” to By-law 85-1 is hereby amended by adding Section469U thereto
as follows:
“469. Notwithstanding Section 54.1of this By-law, within the lands zoned MU-2
as shown as affected by this subsection on Schedule Numbers 93 and 94
of Appendix “A”, the following uses shall not be permitted:
a)Duplex Dwelling;
b)Single Detached Dwelling;
c) Townhouse Dwelling (including Cluster Townhouse Dwelling and
Street Townhouse Dwelling);
In addition, notwithstanding Sections 5.13.3 and 5.13.4 of this By-law, within
lands zoned MU-2 as shown as affected bythis subsection on Schedule
Numbers 93 and 94the following Home Business uses shall be permitted
within Multiple Dwellings:
a)Academic Instruction
b)Artisan's Establishment (not including retail or instruction)
c) Health Office (excluding physician, dentist or surgeon)
d)Indirect Sales (i.e., sale of goods via mail order, telephone, fax, or
internet, but shall not include direct sales or the storage of inventory
on site)
e)Office
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f)Personal Service (not including the cleaning of apparel)
g)Repair Service.
The above noted Home Business uses shall be in accordance with the
following regulations:
i)A Home Business shall only locate in a dwelling unit.
ii)A Home Business shall only be operated by the persons resident in
the dwelling unit.
iii)Outdoor storage shall not be permitted as part of a Home Business.
iv)A Home Business shall not include a noxious use.
v)A Home Business shall be conducted so as not to attract more than
one customer or client at any one time.
vi)A maximum of one Home Business shall be permitted within each
dwelling unit to a maximum of 25 percent of the gross floor area of
the dwelling unit. In no case shall the Gross Floor Area for a Home
Business exceed 30 square metres.”
12.Appendix “D” to By-law 85-1 is hereby amended by adding Section740R thereto
as follows:
“740. Notwithstanding Sections 4.2, 6.1, and 54.2 of this By-law, within the lands
zoned Medium Intensity Mixed Use Corridor Zone (MU-2) as shown as
affected by this subsection on Schedule Numbers 93 and 94ofAppendix
“A”, the followingregulations shall apply:
Determination of Front Lot LineFor the purposes of determining
yards, the front lot line shall be
deemed to be that lot line abutting
Fischer-Hallman Road
Minimum Lot Width15.0 metres
Minimum Front Yard and Side 3.0 metres
Yard Abuttinga Street
Maximum Front Yard and Side 7.5 metres (4)
Yard Abutting a Street
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Minimum Floor Space Ratio1.0(1)(2)
Maximum Floor Space Ratio4.0(1)
Maximum Building Height 32.0 metres (3)
Minimum number of storeys in 3 storeys
the base of a building with 4
building storeys or more
Maximum number of storeys in 3 plus 1 for every building storey
the base of a building with 4 to 6 over 4 storeys
building storeys
Maximum number of storeys in 6 storeys
the base of a building with 7
building storeys or more
10,000 square metres (1)
Maximum Gross Floor Area for
Retail
10,000 square metres (1)
Maximum Gross Floor Area for
Office
2,500 square metres (1)
Maximum Gross Floor Area of
individual Retail outlet (excluding
Food Store)
3,700square metres
Maximum Gross Floor Area for a
Food Store
Mix of UsesA minimum of 40% and a
maximum of 90% of the total
gross floor area shall be for
residential or other non-retail
uses (1) (2)
Primary entrance location forFacing and opening onto Fischer-
eachcommercial unit andofficeHallman Road or Bleams Road
unit located within 50 metres of
the street line of Fischer-Hallman
Road
Minimum Ground Floor Façade 45%(1) (2)
Width as a Percentage of the
Width of the Abutting Street Line
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Minimum Percent of Ground 50%
Floor Façade Openings buildings
within 50 metres of the street line
of Fischer Hallman Road
Maximum distance between 4.0 metres
ground floor façade openings
facing a street
Minimum Landscaped Area15%
Location ofDrive Through FacilityNo part of a drive through facility
shall be located within 30 metres
of an intersection of two public
streets or 20 metres of an
intersection of a public street and
a private road
Maximum Percentage of Gross 25%
Floor Area per Building for
Educational Establishment, Day
Care Facility, Museum, and
Religious Institution
Location of above-grade parking Shall only be permitted where
structureeither:
i.the structure is setback a
minimum of 30m from the limit
of any street and adequately
screened from view, or
ii.the above-grade parking
structure is located behind a
building containing one or
more of the uses permitted by
Section 54.1 of this By-law
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Location of parking and loading Not permitted to locate in a Front
spaces, and waste and recycling Yardor Side Yard Abutting a
facilitiesfor buildings located Street
within 50 metres of Fischer-
Hallman Road
Location of outdoor storageNot permitted in a Front Yard or
Side Yard Abutting a Street
abutting a street. This shall not
however prevent the display of
goods or materials for retail
purposes
Prohibition on geothermal energy Notwithstanding anything else in
systems this by-law, geothermal energy
systems shall not be permitted on
lands affected by this subsection
(1)For the purposes of this regulation, this requirement shall be applied
across all of the lands subject tothis regulation, regardless of lot
boundaries.
(2)Individual buildings will not be required to achieve this regulation
provided there is aCity-approved, site-specific master plan that
illustrates that the site will achieve this regulation upon full build-out.
(3)Buildings may exceed 32 metres to a Maximum Building Height of
44.0 metres provided there is a City-approved Angular Plane
Analysis, Snow Deposition, Windand Shadow Study and Elevation
Drawings that illustrate the achievement of a pedestrian scale base,
appropriate massing along the streetscape and compatibility with
adjacent lands.
(4)The maximum front yard and maximum side yard abutting a street
shall not apply to any building located more than 50.0 metres from
the front lot line or side lot line abutting a street.”
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13.Appendix “D” to By-law 85-1 is hereby amended by adding Section 741R thereto
as follows:
“741. Notwithstanding Sections 6.1 and 54.2 of this By-law, within the lands zoned
Medium Intensity Mixed Use Corridor Zone (MU-2) as shown as affected by
this subsection on Schedule Numbers 93 and 94of Appendix “A”, the
following regulations shall apply:
Minimum Side Yard4.0metres
Minimum Rear Yard3.0 metres
Minimum number ofbuildingEach building shall have a
storeys forbuildings located minimum 2-storey form for at
within 50 metres of the street line least half of the façade widthand
of Fischer-Hallman Road aminimum 1-storey form forthe
remainder of the façade width”
14.Appendix “D” to By-law 85-1 is hereby amended by adding Section742R thereto
as follows:
“742. Notwithstanding Section 54.2 of this By-law, within the lands zoned Medium
Intensity Mixed Use Corridor Zone (MU-2) as shown as affected by this
subsection on Schedule Numbers 93 and 94 ofAppendix “A”, the following
regulations shall apply:
Minimum Rear Yard7.5 metres
Minimum Side Yard (south)0 metres
Minimum Side Yard (north)4.0 metres
Minimum Building Height11.0metres(1)
The Minimum Building Height shall not apply to any building located
more than 50.0 metres from the front lot line.”
15.Appendix “D” to By-law 85-1 is hereby amended by adding Section743R thereto
as follows:
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“743. Notwithstanding Section 54.2 of this By-law, within the lands zoned Medium
Intensity Mixed Use Corridor Zone (MU-2) as shown as affected by this
subsection on Schedule Numbers 93 and 94 ofAppendix “A”, the following
regulations shall apply:
Minimum Side Yard4.0 metres
Minimum Rear Yard7.5 metres
Minimum Building Height20.0metres”
16.Appendix “F” to By-law 85-1 is hereby amended by adding Section 83thereto as
follows:
“83. Notwithstanding Section 54.1 of this By-law, within the lands zoned Medium
Intensity Mixed Use Corridor Zone (MU-2) as shown as affected by this
subsection on Schedule Numbers 93 and 94 ofAppendix “A”,no residential
use or other sensitive land useshall be permitted until such timeas the City
of Kitchener is in receipt of a letter from the Regional Municipality of
Waterloo, advising that the Region’s requirements have been satisfied with
respect to the submission of a detailed noise study, in accordance with
Region of Waterloo noise guidelines and the Ministry of the Environment,
Conservation and Parks NPC-300 noise guidelines,based on a proposed
site plan, to assess impact of road traffic and stationary noise sources, and
this Holding Provision has been removed by By-law.”
17.Appendix “F” to By-law 85-1 is hereby amended by adding Section 84 thereto as
follows:
“84. Notwithstanding Section 54.1 of this By-law, within the lands zoned Medium
Intensity Mixed Use Corridor Zone (MU-2) as shown as affected by this
subsection on Schedule Numbers 93 and 94 of Appendix “A”,no usesshall
be permitted until such time as a legal stormwater outlet is obtained to the
satisfaction ofthe City’s Director of Engineering Services and this Holding
Provision has been removed by By-law. This outlet shall involve (1) the
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owner obtaining an easement over adjacent lands via consent under the
Planning Act, or (2) an approval under the Drainage Act, or (3) another
solution satisfactory to the City’s Director of Engineering Services.”
PASSED at the Council Chambers in the City of Kitchener this ______day of
___________, 2018
_____________________________
Mayor
_____________________________
Clerk
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R
D
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U
B
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S
A
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
Master Plan & Urban Design Report
Fischer-Hallman Road & Bleams Road
City of Kitchener
December 22, 2016 (Revised August 1, 2018)
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
TABLE OF CONTENTS
1.0 INTRODUCTION....................................................................................................3
1.1 Introduction ........................................................................................................ 3
1.2 Purpose and Content ........................................................................................ 3
2.0 SITE DESCRIPTION................................................................................................4
2.1 Subject Lands ..................................................................................................... 4
2.2 Proximate Land uses .......................................................................................... 7
3.0 OFFICIAL PLAN AND ZONING.............................................................................7
3.1 City of Kitchener Official Plan Rosenberg Secondary Plan ......................... 7
3.2 Existing Zoning ..................................................................................................... 9
4.0 DESIGN POLICIES AND GUIDELINES..................................................................10
4.1 Rosenberg Secondary Plan ............................................................................. 10
4.2 Fischer-Hallman Road Corridor Urban Design Guidelines ............................. 11
5.0 MASTER BLOCK CONCEPT................................................................................13
5.1 Site Design Principles ........................................................................................ 13
5.2 Master Block Plan Concept ............................................................................. 14
6.0 DEMONSTRATION CONCEPT PLAN...................................................................19
6.1 Phasing .............................................................................................................. 23
7.0 DESIGN ASSESSMENT.........................................................................................25
7.1 Rosenberg Secondary Plan Design Policies ................................................... 25
7.2 Fischer-Hallman Road Corridor Urban Design Guidelines ............................. 26
7.3 City of Kitchener Urban design Guidelines Design for Tall Buildings .......... 27
8.0 CONCLUSIONS..................................................................................................28
APPENDIX A Concept Floor Plan, Urban Design Plan, Conceptual Renderings, and
Phasing Plan
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
1.0INTRODUCTION
1.1INTRODUCTION
WAM Fischer-Hallman GP Inc. has initiated a zone change on the subject lands from
the existing B-2 and B-3 zones, to a site-specific, special provision Mixed Use Zone (MU-
2(_) and -3 to permit the development of the lands for a
variety of commercial and residential uses, as well as to recognize and protect natural
heritage areas.
1.2PURPOSE AND CONTENT
A Master Plan and Urban Design Report is required in support of the Zoning By-Law
Amendment for the subject lands in order to ensure the design of the proposed
for these lands, and their
function, both at a site level and within the larger context of the developing Rosenberg
community. The report is also required in order to form a component of a Council
approved phasing plan, allowing the proposed development to meet overall density
targets incrementally over time.
This report provides the following information:
Section 2: characteristics and the surrounding
proximate lands;
Section 3: A summary of the existing Official Plan policies affecting the lands and
the existing zoning
Section 4: A summary of the relevant urban design policies and guidelines
applicable to the proposed development;
Section 5: A description of the proposed Master Block Plan Concept, showing
high level design considerations, and the proposed build-out scenario;
Section 6: A demonstration concept plan showing how the lands may be
developed with the principles established in the Master Block Plan Concept;
Section 7: An assessment of the proposed development through the City of
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
2.0SITE DESCRIPTION
2.1SUBJECT LANDS
The subject lands are located at the southwesterly corner of Bleams Road and Fischer-
Hallman Road, extending southwards from Bleams Road to just north of Strasburg Creek
and Sunfish Pond, in the southwest area of the City of Kitchener (Figure 1). This area
represents the current southwesterly limit of the built up area in this section of the City.
Residential development is planned for lands to the west and southwest. The Huron Park
neighbourhood is located approximately 1.5km to the south of the subject lands,
separated by open space and agricultural lands.
Figure 1 Subject lands and surrounding area
The subject lands, known municipally as 1250, 1270, and 1314 Fischer-Hallman Road,
are comprised of a three parcels with combined area of approximately 6.94ha
(17.15ac) with a frontage of approximately 106m (247.8ft) on Bleams Road and a
frontage of approximately 355m (1,165ft) on Fischer-Hallman Road. A 14m daylight
triangle is present at the intersection corner. Road widening dedications are required
along, and at the intersection of, both Fischer-Hallman Road and Bleams Road; a future
roundabout is planned at the intersection.
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
Fischer-Hallman Road and Bleams Road are both classified as Primary Arterial Roads.
Fischer-Hallman Road is also denoted as a Primary Priority Street, and is planned to
include a Primary Bike Route.
The subject lands are considered a community gateway to the City of Kitchener, given
their location at the periphery of the built-up area, and at the intersection of two major
arterial roads.
Figure 2 Subject lands and immediate area
The subject lands contain rolling hills with notable grades and are used for agriculture
(Figures 3). A printing business was formerly located on the subject lands (Figure 4),
operating from a former single detached dwelling, but has since been removed. The
southerly portion of the lands is within the Grand River Conservation Authority regulated
area due to its proximity to Strasburg Creek, adjacent to the south. Southerly portions
of the site contain a small number of trees and vegetation on steep slopes.
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
Figure 3 Subject Lands looking south from Bleams Road
Figure 4 Subject Lands looking northeast from Fischer-Hallman Road
Figure 5 Commercial development at northwest corner of Fischer-Hallman Road and Bleams Road
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
A multi-unit commercial development is located across the intersection from the
subject lands (Figure 5). The development contains two, multi-unit buildings, and an
additional building is planned on the corner.
2.2PROXIMATE LAND USES
Land uses proximate to the subject lands consist of low-density residential in the form of
single detached dwellings (north, northeast, northwest), institutional in the form of a
church (east), industrial (east), agricultural (north, south, west), and open space
(northeast, south, southeast). Lands adjacent to the north are anticipated to develop
for a range of commercial and medium density residential uses. Lands to the west have
received draft plan of subdivision approval for a range of low, medium, and high
density residential uses.
3.0OFFICIAL PLAN AND ZONING
3.1CITY OF KITCHENER OFFICIAL PLAN ROSENBERG SECONDARY PLAN
The majority of the subject lands are designated while a small portion
at the extreme southerly limit of the lands are designated
on Map 22e to the Rosenberg Secondary Plan in the City of Kitchener
Official Plan (Figure 6). The lands are also within . The intersection
of Fischer-Hallman Road and Bleams Road is planned to be a neighbourhood node,
supported by a transit corridor along Fischer-Hallman Road.
are generally intended to provide commercial and
office uses that serve the entire Rosenberg Community and adjacent Planning
Communities, along with residential that is at higher densities than the surrounding area
while achieving a built form that is compatible, accessible, safe and efficient for all
modes of travel. Permitted non-residential uses include retail (including major retail);
office; commercial entertainment; financial establishments; personal services;
restaurants; medical offices; and other appropriate commercial uses. Residential
densities, typically in the form of mixed-use apartment buildings, will range from 100 to
400 units per hectare (UPH).
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
Figure 6 City of Kitchener Official Plan Rosenberg Secondary Plan Map 22e
The designation discourages commercial uses which negatively affect the planned
density and/or function of the Mixed Use Area, including uses which occupy a large
area for low intensity uses, such as car washes, service stations, funeral homes, and
industrial uses. A minimum Floor Area Ratio (FAR) of 0.6 and a maximum of 4.0 is to be
provided in this designation, achievable through phased development. Building
heights are encouraged to be between three and ten stories, with buildings of up to 14
storeys of appropriate design considered.
Generally, the lands at the intersection of Fischer-Hallman Road are to be developed
at a high density with a mix of uses and a high level of urban design to foster a
pedestrian-oriented and transit supportive environment.
The southerly portion of the subject lands are identified as being within
Area requires studies to determine the presence of
endangered and threatened species. As of the time of OMB approval for the
Rosenberg Secondary Plan, these studies had not yet been completed to the
satisfaction of the Ministry of Natural Resources (MNR). As such, prior to the approval of
any development applications or site alteration on these lands, a bio-physical survey
for such areas or phases of development as are determined reasonable by the MNR,
must be undertaken to determine the extent of the significant habitat, if any, for
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
endangered and threatened species to the satisfaction of the MNR, the Region of
Waterloo and the City of Kitchener. Such a survey must be undertaken in a year where
activities on the lands have been limited to normal farming practices or activities
authorized through a license previously granted under the Aggregate Resources Act.
Lands designated are intended for conservation of
significant natural heritage features such as wetlands, woodlands, valleylands,
habitats, etc. Development within this land use designation will not be permitted.
3.2EXISTING ZONING
The subject lands are zoned -and Park
Service Centre Zone (B- the City of Kitchener Zoning By-Law (Figure 7).
Figure 7 City of Kitchener Zoning By-Law
Both the B-2 and B-3 zones provide for and regulate a range of commercial and
industrial uses which are typically located in a business park setting. The current zoning
on the subject lands is not representative of the planned function of this node. As such,
a Zoning By-Law Amendment has been initiated to permit the proposed development.
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
4.0DESIGN POLICIES AND GUIDELINES
4.1ROSENBERG SECONDARY PLAN
The Rosenberg Secondary Plan contains specific design policies relating to built form,
streetscapes, and green space. Generally, these policies provide that the subject lands
will be developed with the following urban design characteristics:
Address the planned function of Fischer-Hallman Road as the central spine and
focal point of the Rosenberg Community by placing an emphasis on creating
well-designed, transit and pedestrian-oriented development;
The overall development will create a sense of identity and place through high-
quality design and functional site layout;
Harmonious built form typologies to be compatible with both on-site and off-site
built form;
Built form is to frame intersections and gateways;
A built form that supports an active, pedestrian-oriented streetscape which
enhances the character of the community through active ground floor uses,
appropriate building heights and positions, and pedestrian oriented features
such as entrances on the street, canopies/awnings, and screened
parking/loading;
A generally consistent street edge along Fischer-Hallman Road with subtle
variations in height and setback;
Human-scale buildings;
A transition of building heights, where applicable;
Utilization of landmark buildings at key, highly-visible locations; and,
A built form that is compatible with, and complimentary to, the natural heritage
qualities of the southerly portion of the subject lands.
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
4.2FISCHER-HALLMAN ROAD CORRIDOR URBAN DESIGN GUIDELINES
Section 4.8 of the City of Kitchener Urban Design Manual provides urban design
guidelines specific to the Fischer-Hallman Road corridor.
The Mixed-Use Corridor Design Plan identifies the intersection of Fischer-Hallman and
Bleams as a Community Gateway. The frontage along Fischer-Hallman Road for the
entire length of the subject lands is identified as a .
General urban design objectives for the subject lands are as follows:
Minimal front yard setback to ensure the building addresses the street;
Prominent building entrances are to be oriented toward the public realm;
Buildings are to maintain a generally consisting street edge with subtle variations
in setback and height;
;
Midrise building height (3-6 storeys) is encouraged, with opportunities for taller
buildings where appropriate;
Massing of the development will maintain a human scale and a 1:2 height-to-
corridor ratio;
Regular building openings for all facades addressing the street are encouraged;
Corner building locations will address both street frontages;
All buildings will use high-quality building materials and will require architectural
articulation;
Buildings at priority lots, including gateway locations, are encouraged to be
designed as landmark buildings with architectural innovation;
Structured parking is encouraged;
Surface parking should be screened and located behind buildings, ideally in
shared parking areas;
Service areas will be screened from view;
Consolidated access points will be provided, limiting the number of driveways
on Fischer-Hallman Road; and,
Sustainability strategies, such as solar panels and green roofs, are encouraged.
The Urban Design Manual also provides guidelines for development on private lands in
proximity to natural features. Development is encouraged to:
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
Maintain views and vistas to the Natural Heritage and Open Space system;
Incorporate appropriate setbacks and buffers from natural heritage features;
Exercise environmentally responsible design and construction practices; and,
Maintain and enhance natural features and landscapes through building and
site design.
A portion of the subject lands lie at a Community Gateway location. The Urban Design
Manual provides that Community Gateways are intended to reinforce the sense of
place in the Rosenberg Community though the incorporation of larger, landmark
buildings with active ground floor uses, minimal setbacks, and larger, more decorative
entrance features.
Specific design guidelines are applied to the northwest corner (Site-Specific Area 3),
and the southwest corner (Site-Specific Area 4) of the subject lands.
Site Specific Area 3 is noted as a destination for the Rosenberg Community for
Commercial and employment uses, as well as an entrance point into the community
from the north. Mid- to high-rise buildings are encouraged at this location. Buildings are
to be oriented to Fischer-Hallman Road with minimal setbacks from the street line.
Site Specific Area 4, at the southerly end of the subject lands, notes the possibility of a
mid-block connection, with specific reference to differentiating paving materials and
the natural environment lands adjacent to the south of the subject lands, a mid-block
connection at this location would provide additional pedestrian connectivity, linking
any new, formal trail to the future residential lands to the east.
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
5.0MASTER BLOCK CONCEPT
5.1SITE DESIGN PRINCIPLES
Site design principles are intended to serve as a high-level framework to guide the
development of the subject lands through the Master Block Concept stage, and
ultimately the design stage, as well as for design guidance for further planning
approvals, including Site Plan Approvals. The design principles for the subject lands will
ensure that the site will:
Provide for a range of commercial and residential opportunities with options for
a variety of building types;
Support the transit-oriented design goals of the Fischer-Hallman corridor at this
gateway location;
Provide a safe and efficient internal circulation pattern for vehicles, pedestrians,
and cyclists, consisting of internal roads, driveways, sidewalks, pathways, and
hardscaped spaces;
Provide a high-level of architectural design, especially at the corner of Fischer-
Hallman Road and Bleams Road, including the option for additional building
height and/or landmark building(s) at this location;
Frame the public and private realms through building placement and
transportation infrastructure to create a positive pedestrian and cycling
experience;
Ensure the natural features and function of the natural environment associated
with Strasburg Creek are maintained and, where possible, enhanced;
Provide opportunities for the development of the site to be phased over time,
phasing in addition to block plan phasing;
Provide opportunities for sustainable development features and techniques to
reduce the environmental impact of the development of the lands; and,
Provide pedestrian-scale features such as canopies, awnings, patios, and
lighting to provide an aesthetically pleasing pedestrian streetscape.
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Fischer-Hallman Road & Bleams Road, City of Kitchener
5.2MASTER BLOCK PLAN CONCEPT
With consideration to the design principles noted above, a Master Block Plan Concept
has been developed (Figure 8), showing four (4) zones along with a high-level, internal
transportation network. Each zone is described in Sections 5.2.2 and 5.2.3 of this report.
Figure 8 Master Block Plan Concept
The Master Block Concept is comprised of three components:
1. Circulation and Access Network: these are the roads, driveways, access points, and
pedestrian linkages that will define movement into and out of the site, as well as internal
site movement.
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2. Development Areas: these are blocks outside of greenspaces and roads that are
developable for residential, commercial, or mixed-use buildings (Zones 1, 2, and 3).
3. Greenspaces: these are lands that are to be conserved as open space, including
natural environment areas, or otherwise serve as a buffer between Development Areas
and natural areas (Zone 4).
5.2.1Circulation and Access Network
A high-level pedestrian circulation plan is shown in the attached Urban Design Plan,
and in Figure 9 below:
Figure 9 Urban Design Plan (excerpt) full size plan provided in Appendix A pedestian connections
shown as red dashed lines
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Fischer-Hallman Road & Bleams Road, City of Kitchener
Vehicular and pedestrian circulation on the site is facilitated from the abutting public
roads through internal driveways and pedestrian infrastructure consisting of sidewalks,
crosswalks, and trails.
As the proposed development does not include a Plan of Subdivision, it does not
include any public roads.
Fischer-Hallman Road is to be expanded from its current two travelled lanes to four
travelled lanes, with a landscaped centre median and wide boulevards, allowing for
ample pedestrian and cycling space (Figure 10). The intent of this road design is to
facilitate the planned function of the road as the spine of the Rosenberg Community
and provide a pedestrian-focused road design.
Figure 10 Conceptual Fischer-Hallman Road Cross Section
The Master Block Plan Concept provides two vehicular accesses from Fischer-Hallman
Road, spaced sufficiently apart from each other and from the proposed roundabout
at Bleams Road to allow the efficient flow of traffic on public roads. The northerly access
on Fischer-Hallman is to be right-in-right-out only, while the southerly is proposed to be
a full-turn access. One right-in-right-out/ left-in vehicular access is proposed on Bleams
Road, located at the furthest possible point from the roundabout in order to have as
little impact on traffic flow as possible.
The internal driveway network is comprised of a main, U-shaped access driveway,
providing access to all development zones, as well as an access driveway from Bleams
Road to the interior of the site. All driveways are interconnected, allowing full site access
from any vehicular access point.
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Fischer-Hallman Road & Bleams Road, City of Kitchener
Secondary internal driveways, which are not shown on the Master Block Plan Concept,
would be located within the development zones to provide linkages from the main
internal driveway network to specific buildings and parking areas.
Pedestrian connections are located on each side of the driveways connecting with
Fischer-Hallman Road, and on the west side of the driveway connecting to Bleams
Road. These pedestrian connections are anticipated to be standard concrete
sidewalks complemented with landscaping. Additional connections are provided in
front of, and around, each building. This modified grid network of pedestrian
connections allows for three principal north/south routes across portions of, or all, of the
site: along the Ficher-Hallmand Road/Bleams Road frontages in front of the first tier of
buildings; behind the first tier of buildings; and in front of the second tier of buildings.
East/west connections are facilitated principally along the driveways. These
connections provide direct pedestrian access from the apartment buildings on the
south side of the subject lands, to the commercial uses to the north. The pedestrian
sidewalks are intended to provide a grid-like layout allowing for easy navigation
through the site with the potential for infill buildings in the future. Connections to a future
City-owned trail to the south (within lands denoted as Area 4) are anticipated, and will
be further explored through the Site Plan Approval process.
Pedestrian connections are also proposed from Fischer-Hallman Road and Bleams
Road to the street-oriented commercial retail and office uses in the first tier of buildings
in the form of sidewalks connecting with the municipal sidewalk. Landscaping,
including shrubs, perennials, and tree plantings are proposed in these locations to
complement the buildings. Landscaping is to be addressed through Site Plan Approval.
It is intended that the proposed pedestrian connections will function to facilitate
pedestrian circulation throughout the site, providing safe and convenience access
across the side and between buildings.
5.2.2 Development Blocks
The three (3) development zones are envisioned on the subject lands: Zone 1 will be
primarily mixed use, Zone 2 will be primarily commercial, and Zone 3 will be primarily
residential (Figure 8). The zones are individually characterized as follows:
Zone 1)
Zone 1 (0.80ha/1.97 ac) consists of the north portion of the subject lands, abutting the
highly-visible intersection of Fischer-Hallman Road and Bleams Road. Zone 1 is to be
predominantly mixed use, catering to the surrounding and broader communities. The
corner location at the roundabout requires a heightened level of urban design with the
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potential for higher buildings at the corner. Vehicular access for Zone 1 is provided by
a driveway connected to the south side of Bleams Road, with multiple pedestrian
connections from Fischer-Hallman Road and Bleams Road, and from Zone 2 to the
south.
Zone 2
Being the largest portion of the subject lands, Zone 2 (3.17 ha/7.84 ac) will be used
primarily for commercial uses. The combination of retail commercial and proximate
high density residential uses create vibrant and walkable communities for the residents
in the immediate and surrounding areas. The numerous retail buildings will cater to
these immediate and surrounding communities. Pedestrian connections will be
provided between buildings and within parking areas. Vehicular access for Zone 2 is
provided from the two driveways on the east side of Fischer-Hallman Road, and from
Zone 1 to the north.
Zone 3
Taking advantage of the proximity of the natural environment area to the south, Zone
3 (1.91 ha /4.72 ac) will be used for residential uses in the form of 10- to 12-storey
apartment buildings. This allows for the positioning of a strong residential feature in a
location which serves as both a contributing feature to the overall mixed use character
of the node as well as taking advantage of the beneficial proximity to the adjoining
open space. As these buildings are taller than 9 storeys, the City of Kitcheners Design
for Tall Building guidelines apply, and are discussed in Section 7.3 of this report.
5.2.3Greenspace
Zone 4, with an area of 0.797ha (1.97ac), forms the greenspace component to the site.
As the subject lands abut Strasburg Creek, a major natural heritage corridor, to the
south, an appropriate development limit has been set out, which defines the northerly
limit of Block C, as set out in the Environmental Impact Statement (EIS) prepared by
MMM Group, and the Functional Servicing Report prepared by Odan Detech Group.
No development will occur on the greenspace lands, but rather only passive
recreational/conservation uses.
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6.0DEMONSTRATION CONCEPT PLAN
A demonstration concept plan has been prepared for the Master Plan and Urban
Design Study which illustrates how the development blocks established in the Master
Block Concept will be developed for a range of commercial and residential uses
(Figure 11).
Figure 11 Concept Floor Plan (An 11x17 version of the concept floor plan and renderings is presented in
Appendix A of this report.)
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Fischer-Hallman Road & Bleams Road, City of Kitchener
22
The concept floor plan provides approximately 7,266m (78,212ft) of commercial floor
22
area (blue buildings shown in Figure 11 above); approximately 5,686m (61,200ft) of
additional retail and/or office floor area contained in the lower three storeys of a six-
storey mixed use building (floors 4-6 to be residential); and, three 10-12 storey
2
apartment buildings with approximately 418 units and a floor area of 45,839m
2
(493,407ft) (Figure 11).
The commercial uses in the Master Plan are intended to be anchored by a food store
(supermarket) which will rely on visibility afforded by the proposed design from Fischer-
Hallman Road. The food store is shown as Retail A on the included plans.
Figure 12 Conceptual Rendering (looking northeast)
Buildings at the corner of Fischer-Hallman Road and Bleams Road, including the
proposed 6-storey, mixed-use building, have been positioned to accommodate a
building design that will address both street frontages to enhance the pedestrian
experience. Additional building height is provided at this location to help frame the
intersection.
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Figure 13 Conceptual Rendering 2 (looking southeast)
Figure 14 Conceptual elevation Retail E/D
Figure 15 Conceptual elevation Retail C
Buildings positioned along the Fischer-Hallman Road corridor are located close to the
street with direct pedestrian connections to the municipal sidewalk and building
entrances facing the street. Pedestrian-oriented features, including awnings, are to be
provided at these street-facing buildings.
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Fischer-Hallman Road & Bleams Road, City of Kitchener
The concept floor plan can be summarized by breaking down the development zones
as follows:
Zone 1:
o One, 6-storey, mixed use (office/retail and residential), 63 unit apartment
building (Residential Site 2 Area);
o Buildings located close to Fischer-Hallman Road and Bleams Road
(minimum setback of 3.0m);
o Surface parking effectively screened from the public realm; and,
o Accessed via a right-in-right-out (RIRO) driveway on Fischer-Hallman
Road and a RIRO/left-in driveway on Bleams Road, and the internal road
system.
Zone 2:
o Four blocks of 1-storey commercial buildings, with a total of
approximately 17 commercial units;
o Two blocks located close to the Fischer-Hall Road streetscape with 2-
storey massing (Figures 14-15), the other two blocks located along internal
roadway system;
o All commercial blocks supported by mutual driveways off Fischer-Hall
Road and Bleams Road;
o Large food store anchor;
o Accessed via a right-in-right-out (RIRO) driveway with the potential for a
full-turns driveway on Fischer-Hallman Road;
o Parking is centrally located within the site, with pedestrian connections
between commercial blocks.
Zone 3:
o Three, multi-tiered, 10- to 12-storey buildings with a total of approximately
418 residential units;
o Parking located underground one building, plus additional above ground
parking to the east of the food store; and,
o Buildings will feature views onto Strasberg Creek, Sunfish Pond, and the
Huron Natural area to the south and east.
Buildings are to receive high-quality cladding treatments, including a variety of
cladding materials and awnings, parapets, and high proportions of glazing.
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
6.1PHASING
Given the large area on the site and the floor area proposed in the Demonstration
Concept, development of the subject lands will require separate phases. Development
is expected to occur generally in three phases as follows:
Figure 16 Phasing Plan Phase 1 (blue), Phase 2 (red) and Phase 3 (yellow)
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
Phase 1
Phase 1 consists of the entire commercial-oriented portion of the site, being Zone 2.
These lands include a food store anchor (Retail A), and a range of other commercial
uses. The commercial uses on the subject lands are to develop first in order to establish
a commercial presence on the site and drive activity. Phase 1 will also establish
driveway connections to Fischer-Hallman Road and Bleams Road.
Phase 2
Residential uses in Zone 3 will develop either concurrently with, or after, Phase 1,
providing the necessary floor area and density to meet the policies of the Rosenburg
Secondary Plan. It is intended that Zone 3 will be severed and conveyed to other
landowners for the purpose of development
Phase 3
Phase 3 (Zone 1) consists of a proposed mixed use building, including office/retail uses
on the first floor, additional office uses on the second and third floor, and residential
uses on the fourth to sixth floor. It is intended that Zone 1 will be severed and conveyed
to other landowners for the purpose of development. Phase 3 is intended to develop
last in order to provide sufficient economic incentive to warrant a large, mixed-use
building at this highly visible location.
This phasing plan is required to be approved by Council in order to permit the phased
development of the subject lands.
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
7.0DESIGN ASSESSMENT
This section of the Master Plan and Urban Design Report examines how the proposed
Master Block Plan Concept and the Demonstration Concept Plan address the
applicable urban design policies in the Official Plan and the Urban Design Manual.
7.1ROSENBERG SECONDARY PLAN DESIGN POLICIES
The Official Plan sets out specific urban design policies for the Rosenberg area in the
Rosenberg Secondary Plan. New development within the Secondary Plan is required
to be consistent with these policies in order to achieve the vision for the overall
development of these lands. The Master Block Plan Concept and Demonstration
Concept Plan address the Rosenberg Secondary Plan design policies as follows:
Retail buildings address the Fischer-Hallman road frontage with a minimal
setback (min 3.0m, max 7.5m) extensive glazing, direct pedestrian connections
(via sidewalks), building entrances, and landscaping. Conceptual building
elevations (Figures 14-15) show pedestrian scaled features including awnings,
lighting, and openings onto the street. This design approach creates a strong
and continuous, pedestrian-oriented streetscape, consistent with the policies
and intent of the Secondary Plan;
Building heights have been planned to achieve a human scale and are not
overbearing;
Building heights have been increased at prominent locations on the site, notably
at the roundabout corner location (6-storey massing), Fischer-Hallman Road
driveway locations (2-storey massing), and the two apartment buildings (10-12
storey, multi-tiered) abutting the natural environment area;
A range of pedestrian features are provided both along the abutting street
frontages and internal to the site, such as canopies, landscaping, patios,
awnings, and pedestrian focused architectural details, in order to create an
aesthetically pleasing pedestrian experience;
Surface parking and loading areas are largely out of view from the public realm
through positioning in interior locations with buildings located close to the street
edge;
A multitude of vehicular and pedestrian connections are provided, allowing for
safe and balanced on-site circulation;
Building entrances are provided on street-facing facades; and,
A Floor-Area-Ratio in excess of 0.6 is achieved.
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Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
7.2FISCHER-HALLMAN ROAD CORRIDOR URBAN DESIGN GUIDELINES
The Demonstration Concept Plan in Section 6.0 above addresses the Rosenberg
Secondary Plan design policies as follows:
Buildings are located close to the Fischer-Hallman and Bleams Road frontages
to clearly address the street and provide a well-defined street edge;
Street-oriented buildings provide entrances direct to the street and pedestrian
connections to the municipal sidewalk, fostering walkability and activity along
the street;
Buildings maintain a generally consistent street edge with minimal gaps and
compatible variations in height;
Additional building details include spillover features, including awnings,
canopies and outdoor patios (shown in Figures 14-15 and to be refined through
the Site Plan Approval phase);
The buildings maintain a human scale;
Sufficient view sheds have been maintained in the proposed street edge to
ensure appropriate views and pedestrian access to the interior of the site;
The 6-storey, mixed-use building positioned at the corner of Fischer-Hallman
Road and Bleams Road addresses both street frontages and is designed to be
landmark buildings at this highly visible, Community Gateway location;
Although specific details will be provided at the site plan design stage, it is
anticipated that each building will use high-quality building materials and will
feature highly articulated wall and roof designs
Surface parking areas, located to in interior of the site, are largely screened from
the public realm by buildings located along the road frontages. Major service
and loading areas are screened from the public realm;
Only three (3) vehicular access points are provided, limiting the number of
driveways on both frontages;
By positioning the apartment buildings near the top-of-bank, excellent views of
Strasburg Creek and the natural areas to the south and east provided; and,
Appropriate setbacks to natural heritage features have been applied, as set out
in the EIS and FSR.
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Fischer-Hallman Road & Bleams Road, City of Kitchener
7.3CITY OF KITCHENER URBAN DESIGN GUIDELINES DESIGN FOR TALL BUILDINGS
section for the Design for Tall
Buildings. These guidelines apply to buildings nine (9) storeys high or taller, and therefore
are applicable to the apartment buildings proposed for Phase 2 (Zone 3). Although
these buildings are shown as conceptual, it is anticipated that they will develop for a
minimum of 10-storey height and a tiered/stepped design. As such, the conceptual
plan for the apartment buildings is consistent with the Design for Tall Buildings guidelines
as follows:
The base of the buildings are positioned close to, and oriented towards, the
internal driveway and Fischer-Hallman Road, with extensive glazing, creating a
comfortable, pedestrian-scaled environment within the internal driveway
network;
Parking is located underground and within a parking structure that is not visible
from the public realm;
Dense landscaping is proposed opposite the rear apartment building to screen
the commercial loading area behind the supermarket and commercial retail
units;
High-
A higher ground floor height is proposed (approx. 4.5-6m), providing
opportunities for active uses at ground level;
The building design proposes a base, tower, and top as distinct components of
each building, denoted by step-backs/terracing;
required due to the narrow and constrained shape of the residential portion of
under
Adequate separation is provided between each building, and between the
buildings and commercial uses to the north/west (anticipated separation
calculation is approximately 11m);
It is anticipated that the apartment buildings will be different heights, and not all
the same height;
There are no sensitive uses abutting the apartment buildings and therefore a
transition to their height is not required;
The buildings are appropriately placed to maximize views of the Huron Natural
Area and Strasburg Creek from the residential units;
Mechanical equipment is to be housed within a penthouse structure;
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The buildings will provide natural surveillance of abutting lands, including the
commercial uses to the north/west;
Extensive pedestrian connections are provided to link the apartment buildings
with Fischer-Hallman Road, commercial uses to the north, and Strasburg Creek
to the south;
High-quality landscaping is proposed and will be further refined through the Site
Plan Approval process;
The tiered design and separation of the buildings preserves views from the north
through to Strasburg Creek to the south; and,
The buildings are compatible within their land use context and provide sufficient
spatial separation with other uses.
8.0CONCLUSIONS
This Master Plan and Urban Design Report is required to inform and support the
proposed Zoning By-Law Amendment to permit the development of the lands for a
variety of commercial and residential uses while recognizing and protecting the natural
heritage qualities of the southerly portion of the lands. This report concludes that the
proposed Master Block Concept and Demonstration Concept Plan are:
Consistent with the urban design policies of the Rosenberg Secondary Plan, the
Fischer-Hallman Road Corridor Urban Design Guidelines, and the Design for Tall
Buildings guidelines;
Consistent with the intent of the land use designation by
accommodating a range and mix of uses, and a range and mix of building sizes
and typologies;
Transit-supportive, pedestrian friendly, and human scale;
Laid out with a vehicular and pedestrian circulation system that provides safe
and internal movement while limiting vehicular access points on Fischer-Hallman
Road and Bleams Road; and,
Consistent with the intensity goals of the Official Plan and Rosenberg Secondary
Plan.
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DSD-18-079 - Appendix B
Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018)
Fischer-Hallman Road & Bleams Road, City of Kitchener
APPENDIX A
DEMONSTRATION CONCEPT PLAN, URBAN DESIGN PLAN,
CONCEPTUAL RENDERINGS, AND PHASING PLAN
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PAGE 2
2018-04-20
DSD-18-079 - Appendix B
PRELIMINARY
PERSPECTIVES
SCALE: 100%
MASTER PLAN
(16.008)
KITCHENER, ON
1250 FISCHER HALLMAN ROAD
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2018-04-20
DSD-18-079 - Appendix B
PRELIMINARY
PERSPECTIVES
SCALE: 100%
MASTER PLAN
(16.008)
KITCHENER, ON
1250 FISCHER HALLMAN ROAD
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DSD-18-079– Appendix C
Advertised in The Record on August 17, 2018
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED AMENDMENT TO THE KITCHENER ZONING BY-LAW
UNDER SECTION34OF THE PLANNING ACT
1250, 1270 &1314 FischerHallman Road
The City of Kitchener has received an applicationfor a Zoning By-law Amendment to permit the lands to be developed
with amix of commercial and residential land uses, on municipal services. The zoning would allow development a range
of building heights and densities.Low density residential land uses (e.g., single detached dwellings) would be prohibited.
Holding provisions would be applied to prohibit all land uses until a legal stormwater outlet is obtained, and to prohibit
residential and other sensitive land uses until a detailed noise study is completed.
The public meeting will be held by the Planning & Strategic InitiativesCommittee, a Committee of Council which deals
with planning matters, on:
MONDAY, SEPTEMBER 10, 2018at 6:00 P.M.
nd
COUNCIL CHAMBERS, 2FLOOR, 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 proposal. If a person or public body would otherwise have an ability to appeal the
decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not
make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to
approval/refusal of this proposal, the person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATIONis available by contacting the staff person noted below, viewing the staff report contained in the
agenda(available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the date in the
th
Floor, City Hall, 200 King Street West,
calendar, scroll down & select meeting), or in person at the Planning Division, 6
Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Andrew Pinnell,Planner - 519-741-2200 x7668(TTY: 1-866-969-9994); andrew.pinnell@kitchener.ca
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