Planning Justification Report - City of Kitchener

Planning Justification Report

Grand River Flats, Block 214, Stage 3

Rockway Holdings Ltd.

City of Kitchener

Official Plan Amendment

Zoning By-law Amendment

March 2020

Planning Justification Report

Grand River Flats, Block 214, Stage 3

City of Kitchener

Official Plan Amendment

Zoning By-law Amendment

March 2020

Prepared for:

Rockway Holdings Limited

5 Hill Street

Kitchener, ON

N2H 5T4

Prepared by:

GSP Group Inc.

201-72 Victoria St. South

Kitchener, ON

N2G 4Y9

Planning Justification Report | Grand River Flats, Block 214, Stage 3 3

GSP Group | March 2020

Contents

1. Introduction ....................................................................................................................... 6

1.1 Background ............................................................................................................. 6

1.2 Proposed Applications ............................................................................................. 6

1.3 Report Content and Structure .................................................................................. 7

2. Site Description and Context ............................................................................................ 9

2.1 Location and Description ......................................................................................... 9

2.2 Existing Site Conditions ........................................................................................... 9

2.3 Surrounding Land Uses ........................................................................................... 9

3. Proposed Development ...................................................................................................14

3.1 Design and Integration ...........................................................................................14

3.2 Unit Configuration ...................................................................................................20

3.3 Access, Parking, and Loading ................................................................................20

3.4 Public and Active Transit ........................................................................................21

3.5 Amenity Space .......................................................................................................21

3.6 Servicing and Stormwater Management .................................................................22

3.7 Sustainability ..........................................................................................................22

4. Planning Act Applications ................................................................................................24

4.1 Zoning By-law Amendment .....................................................................................24

4.3 Amendment to the Grand River South Community Plan .........................................24

4.4 Public Engagement Strategy ..................................................................................25

5. Technical Studies ............................................................................................................26

5.1 Heritage Impact Assessment (2010) .......................................................................26

5.2 Functional Servicing Report ....................................................................................26

5.3 Urban Design Brief .................................................................................................27



5.4 Environmental Noise Study ....................................................................................27

5.5 Parking Review and Justification Study ..................................................................29

6. Planning Overview and Analysis ......................................................................................30

6.1 Planning Act ...........................................................................................................30

6.2 Provincial Policy Statement ....................................................................................31

6.3 Growth Plan for the Greater Golden Horseshoe .....................................................36

6.4 Grand River Source Water Protection Plan ............................................................38

6.5 Region of Waterloo Official Plan .............................................................................39

6.6 City of Kitchener Official Plan .................................................................................43

6.7 Grand River South Community Plan .......................................................................49

6.8 Kitchener Urban Design Manual .............................................................................51

6.9 Kitchener Zoning By-law 85-1 .................................................................................51

6.10 Kitchener Zoning By-law 2019-051 Draft Residential Zones ...................................54

7. Summary and Conclusions ..............................................................................................57

8. Appendix 1 – Proposed Official Plan Amendment............................................................59

9. Appendix 2 – Proposed Zoning By-law Amendment ........................................................62

10. Appendix 3 – Proposed Amendment to the Grand River South Community Plan ............65

11. Appendix 4 – TAPS Notice ..............................................................................................66



Figures

Figure 1 – Site Location ……………………………………………………………………… 11

Figure 2 – Proposed Draft Plan of Subdivision ……………………………………………. 12

Figure 3 – Registered Plan 58M-597 ……………………………………………………….. 13

Figure 4A – Block 214 Site Plan …………………………………………………………….. 16

Figure 4B – Block 214 Parking Plan ………………………………………………………… 17

Figure 4C – Block 214 Building Sections …………………………………………………… 18

Figure 4D – Block 214 Elevations …………………………………………………………… 19

Figure 5 – Regional Official Plan Map 3A ………………………………………………….. 40

Figure 6 – Regional Official Plan Map 6A ………………………………………………….. 42

Figure 7 – Kitchener Official Plan Map 1 …………………………………………………… 44

Figure 8 – Kitchener Official Plan Map 3 …………………………………………………… 46

Figure 9 – Grand River South Community Plan Schedule 1 ……………………………… 50

Figure 10 – Kitchener Zoning By-law 85-1 ………………………………………………… 52

Figure 11 – Kitchener Zoning By-law Proposed Residential Zoning Ward 2 …………… 56



1. Introduction

1.1 Background

GSP Group Inc. was retained by Rockway Holdings Ltd. (the “Owner”) as the planning

consultants for the continued development of the Grand River Flats subdivision (30T-

10202) in Kitchener. The subdivision is located north of the Fairway Road extension and

is generally west of the Grand River. Grand River Flats received Draft Plan approval in

2012 with four stages registered and home construction underway in Stage 4. The subject

of this report is Block 214 in Stage 3, which is a vacant block within registered subdivision

58M-597 and is known municipally as 239 Eden Oak Trail. Block 214 is located between

Fairway Road to the south, Rivertrail Avenue to the north, Eden Oak Trail to the west, and

a stormwater management block to the west.

The Owner is seeking an Official Plan Amendment and a Zoning By-law Amendment to

facilitate a density transfer from Stage 5 of the Grand River Flats subdivision. The transfer

will enhance the compatibility of Stage 5 with the surrounding neighbourhood while

ensuring that smart growth policies are adhered to. The amendments to Stage 5 are the

subject of separate Planning Act applications.

Stage 3 was registered as Plan 58M-597 in August 2016 for 379 units, of which 162 units

are allocated to Block 214. The townhome and single detached dwellings within Stage 3

have been constructed, leaving Block 214 as the only remaining undeveloped block within

Stage 3.

The proposed development would permit 352 residential units in the form of 5 storey

apartment buildings and townhouses. One ground floor unit is proposed to be used for

convenience retail and personal services. The buildings will be oriented towards Fairway

Road with setbacks of approximately 25 metres from the single detached dwellings on

Rivertrail Avenue to the north.

1.2 Proposed Applications

Block 214 is designated “Low Density Residential” in the City of Kitchener Official Plan,

which permits a maximum floor space ratio of 0.6 and a maximum height of three storeys.

An Official Plan Amendment is required to change the designation to “Medium Density

Residential” to facilitate the proposed development’s height and density.

A 2012 Zoning By-law Amendment (ZC10/08/Z/KA) rezoned the Grand River Flats

Subdivision, including Block 214, to facilitate the conversion of the lands from a former

gravel pit to a residential subdivision. In 2016, Minor Variance application A 2016-103 was

approved for Block 214. The variance was requested to permit the development of a



cluster townhome development similar to the development at 70 Willowrun Drive, directly

west of Block 214 across Eden Oak Trail. The variance was approved subject to site plan

approval and granted an increase in floor space ratio, balconies supported on the ground

rather than cantilevered, a reduction in the required setback from Fairway Road, and

reductions to off-street parking and visitor parking. The development concept that

necessitated the variance was abandoned.

Block 214 is currently zoned Residential Six (R-6 1R, 596R, 597R, 419U) in the City of

Kitchener Zoning By-law 85-1. The Zoning By-law Amendment would rezone the Block to

the Residential Eight (R-8, 597R, 419U) zone with exceptions to:

Cap the overall height to 18.0 metres;

Cap the overall Floor Space Ratio to 1.5;

Reduce the parking requirements to 1.2 spaces per unit, inclusive of visitor

parking;

In addition, the Amendment would remove Special Regulations 1R and 596R.

An amendment to the Grand River South Community Plan is also requested to

redesignate Block 214 from “Low Density Residential” to “Medium Rise Multiple

Residential (200 uha)”.

The proposed development scheme was discussed with City of Kitchener, Region of

Waterloo, and Grand River Conservation Authority staff at Pre-submission Consultation

meetings held on July 25, 2019. A Planning Justification Report, Urban Design Brief,

Functional Servicing Report, Water Distribution Report, Parking Justification Study, and

Environmental Noise Study are required to assess consistency and conformity of the

proposed applications with applicable Provincial and Municipal policy as well as the

suitability of the development for the Site. These studies are summarized in Section 5 of

this Report.

1.3 Report Content and Structure

This Planning Justification Report provides the justification and professional opinion for

the proposed applications. It provides:

o A description of the site’s existing conditions and its context within Kitchener and

the immediately surrounding neighbourhood (Section 2);

o A summary of the proposed site development plan, including a discussion of

layout, uses, and form, development intensity and phasing (Section 3);

o An outline of the proposed planning applications (Section 4);



o A summary of the findings of the other studies and reports prepared for the

complete applications submission (Section 5);

o An overview and analysis of the relevant provincial and municipal planning policies

applicable to the proposed applications (Section 6); and,

o A planning opinion and justification for the proposed planning applications (Section

7).



2. Site Description and Context

2.1 Location and Description

The Grand River Flats subdivision is located in eastern Kitchener, north of the Fairway

Road extension and west of the Grand River (Figure 1). The subdivision is 41.99 hectares

in size, of which Block 214 in Stage 3 comprises 2.36 hectares. The block is bordered by

Rivertrail Avenue to the north, a stormwater management pond to the west, Fairway Road

to the south, and Eden Oak Trail to the west.

The block has two vehicular accesses on Rivertrail Avenue as well as vehicular and

pedestrian access onto Eden Oak Trail.

2.2 Existing Site Conditions

Block 214 is currently vacant and is the last remaining development block within Stage 3

(58M-597) (Figures 2 and 3). The block has been stripped of vegetation and has been

graded in accordance with the approved grading for the subdivision. An easement for

temporary access in favour of the Region is located across the Fairway Road frontage of

the block. This easement was established for the construction of Fairway Road and is no

longer required.

2.3 Surrounding Land Uses

Block 214 is located within a mixed density residential neighbourhood, with single

detached, cluster townhomes, and row townhomes comprising the majority of built form

within walking distance of the site. The site is well serviced by community parks, including

the Eden Oak Trail Park and a park to be constructed as part of Stage 4 of the subdivision.

Further recreation opportunities are provided by proximity to the Walter Bean Trail, which

travels through the Grand River Watershed and connects to surrounding communities,

and the Chicopee Ski Club and Tube Park, which provides year-round entertainment.

Residents of the subdivision have convenient access to education facilities. The Lackner

Woods Public School and Chicopee Hills Public School are each approximately 2

kilometres from Stage 5, while the Saint John Paul II Catholic Elementary School is closer

at 1.1 kilometres. The nearest public library is the Grand River Stanley Park Community

Library on Heritage Drive, which is approximately 5 kilometres from the Site.

Multiple Groundwater Under Direct Influence (“GUDI”) wells are located south of the

subdivision and provide municipal drinking water for the Region. As such, the surrounding

area is within a Wellhead Protection Sensitivity Area 2 and high risk activities that could



threaten drinking water are prohibited. Conditions of Draft Plan Approval include a notice

to all purchasers that geothermal wells are prohibited to protect groundwater.

The Region of Waterloo International Airport is located east of the subdivision across the

Grand River. The entirety of the subdivision is within the 25 Noise Exposure Forecast

(“NEF”) area associated with the airport, which permits residential development. Stage 3

is proposed to be outside all NEF contours when the Airport expands runway 08-26 to the

east by 600 metres, as is planned in the Region of Waterloo Airport Master Plan (2017).

In recognition of potential nuisances associated with the airport, the Conditions of Draft

Plan approval require that offers to purchase or rental agreements for all lots and blocks

within the subdivision include a warning notifying purchasers and tenants of the aircraft

noise and lighting that may be a nuisance to some individuals.

ZELLERDR

WOOLNER

TRAIL

FOUNTAIN ST N

UP PER MERCER ST

SIMS

ESTATE PL

OLDZELLERDR

AMELIA CRT

GRAND FLATS TRAIL

EDENOAK

TRAIL

BROOKM

EADST

KOSSU TH RD

PEBBLECREEK DR

TREMAINE DR

VALLEYBROOK DR

WO

OLWICH

S T S

RIVERTRAIL AVE

WILLO

W RUN DR

BRIDGEM

ILLCRT

ED

GEWATERCRES

LANDG REN CRT

WAT

ERBEND CRES

SIMS ESTATEDRF A IR

WAY

CR

ES

VALEBROOK ST

JANI

NEST

AIRPORT RD

COLTONCIR

FEEN

STRA ST

RIVERBANK CRT

FAIRWAYRDN

COUNTRY CLAIR ST

SILVERDART

PL

CHICOPEEHILLSDR

OTTER CRT

JETLINER CRT

ZELLER CRES

BRIDGEMILL CR ES

TREM

A INE

CRE

S

WAT

ER

VALECRES

STILL

WATER ST

CANUCKRD

S

RIVE

RBAN

KDR

±

0 340 680170

Meters

Site

Grand River Flats

Subdivisions

GRAND RIVER

GRAND RIVER

GRT Route 23

GRT Route 23

Township of Woolwich

City of Cambridge

City

of K

itche

ner

Region of Waterloo Airport

Chicopee Hills Public

School

Saint John Paul II School

Grand River Trail

Agricultural

Agricultural

Industrial

Residential

Residential

Location MapSource: Google Earth (2019)

Planning Justification Report | Grand River Flats, Stage 3GSP Group | March 2020

Figure

1

Site

Current Draft Plan of SubdivisionSource: City of Kitchener, Draft Plan of Subdivsion, 30T-10202 (December 30, 2011)


Figure

2

Site

Registered Plan 58M-597Source: ACI Survey Consultants (August 18, 2016)


Figure

3



3. Proposed Development

A concurrent Zoning By-law Amendment and Major Modification to Draft Plan of

Subdivision is currently under review for Stage 5 of the subdivision, which proposes to

transfer density from Stage 5 to Block 214. A density transfer is requested to meet the

smart growth objectives of Provincial and municipal plans. The approved density for Stage

5 does not reflect the Stage’s location in the interior of a predominately low density

residential neighbourhood. As Block 214 fronts on a major road, is accessible, and has a

dense multiple residential development to the west, it is a more suitable location for higher

density.

Accordingly, the Owner is seeking an Official Plan and Zoning By-law Amendment to

facilitate the development of Block 214 with four 5 storey apartment buildings with one

floor of at grade parking in each (for a total height of 5 storeys) and four 1 storey

townhouse blocks along the face of each apartment building along Fairway Road. (Figure

4A-D). Block 214 is currently Draft Plan approved for 162 multiple residential units.

The Block will be condominium in form with private waste collection and private outdoor

amenity space.

The proposed development is described in greater detail below.

3.1 Design and Integration

The proposed development is oriented towards Fairway Road with all buildings and units

facing Fairway, creating an active streetscape along Fairway while providing a 25 metre

separation between the new buildings and the existing single detached dwellings on

Rivertrail Avenue. A surface parking area and children’s play area are located between

Rivertrail Avenue and the rear wall of the apartment buildings.

One storey townhomes are attached to the south building face of the apartments, creating

an active streetscape along Fairway Road and transitioning the height to create a softer



pedestrian realm. Terraces are provided on top of the townhouses and in places where

the at-grade parking extends beyond the apartment building. Further private outdoor

amenity space is provided via balconies for each unit.

Cladding and building character are influenced by the west coast contemporary style and

include prominent windows, a modulated façade with balconies, and a variety of cladding

materials such as brick, stone, and siding (Figure 4D). Roof height and articulation is

varied to create visual interest.

The proposed density and height are compatible with the surrounding neighbourhood.

The Block has access to Fairway Road via Eden Oak Trail and is located in a part of the

subdivision with existing higher forms of density, such as the three storey townhomes

across Eden Oak Trail. The height of the apartments is appropriate as a 25 metre buffer

softens the height from Rivertrail Avenue and the townhomes act as a podium to reduce

the height from Fairway Road.

EDEN

OAK TR

AIL

FAIRWAY ROAD NORTH

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

BUILDING 'F'1 STOREYTOWNHOUSES9 UNITSBUILDING 'G'

1 STOREY

TOWNHOUSES

9 UNITS

BUILDING 'H'

1 STOREY

TOWNHOUSES

9 UNITS

BUILDING 'E'1 STOREY

TOWNHOUSES9 UNITS

SIDEWALKSIDEWALK

BUILDING 'A'

PROPOSED

4 STOREY

RESIDENTIAL BUILDING

79 UNITS

BUILDING 'B'

PROPOSED

4 STOREY

RESIDENTIAL BUILDING

79 UNITS

BUILDING 'C'PROPOSED4 STOREYRESIDENTIAL BUILDING79 UNITS

BUILDING 'D'PROPOSED4 STOREY

RESIDENTIAL BUILDING79 UNITS

70000

70000

70000

70000

2100

0

2100

0

2 1000

21000

12210

12445

9500

6500

6500

9500

6500

LANDSCAPE

LANDSCAPE

LANDSCAPE

104506500

10450

9500

104509500

10450

9500

CHILDREN'S

PLAY AREA

N

SITE PLAN

EXPLORER'S WALK

PROPOSED RESIDENTIAL DEVELOPMENT | KITCHENER, ONVANMAR

JUNE 11, 201919-032

Block 214 Site PlanSource: Kirkor Architects + Planners (June 11, 2019)


Figure

4a

EDEN

OAK TR

AIL

FAIRWAY ROAD NORTH

6000

5500

7300

5500

6000

6450

7300

5500

10450

6500

12006500

65006500

65006500

12006500

10450

7300

LOADING4500 13000

LINE

OF

BUIL

DING

ABO

VE

LINE

OF

BUIL

DING

ABO

VE

LINE

OF

B UIL

D ING

ABO

VE

L INE

OF

BUILD

ING

ABO

VE

7.3M WIDE DRIVE AISLE




9500

GARBAGE ROOM

GARBAGE ROOM

GARBAGE ROOM

GARBAGE ROOM

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

EXIT

CO

RRID

OR

7.3M

WID

E DR

IVE

AISL

E

7.3M

WID

E DR

IVE

AISL

E

TOTAL PARKING SPACES = 352 SPACES

LANDSCAPE

CHILDREN'S

PLAY AREA

LOBBY

ELEVATORLOBBY

ELEVATOR

LOBBY

ELEVATOR

LOBBY

ELEVATOR


104506500

12006500

6500 65006500

6500

12006500

10450

9500

10450 65001200

6500 6500 6500 6500 6500 12006500 10450

9500

10450

6500 12006500

65006500

65006500 1200

6500

10450

9500

1054

5

7.3M

WID

E D

RIV

E AI

SLE

3895

4500

7745

4025

4945

21 20

3365

5170

1386

5

6000

10320

9640

9420

11040

6430

6635

4000

4000

4000

4000

6000

6750

6950

6905

12800

9450

12800

945012800

9450

12800

9450

6450

7150

7150

6450

7150

2600

5500

2600

5500

2600

5500

5500

2600

N

PARKING AT GRADE

EXPLORER'S WALK


JUNE 11, 201919-032

Block 214 Parking PlanSource: Kirkor Architects + Planners (June 11, 2019)


Figure

4b

LEVEL 1 0.000.00

LEVEL 2 3.103.10

LEVEL P1 -3.60-3.60

LEVEL 3 6.206.20

LEVEL 4 9.309.303100

3100

3100

3100

3600TOWNHOUSE UNITLOWER LEVEL LOBBY

BUILDING 'A'PARKING AT GRADE EXIT STAIR

CORRIDOR

BUILDING 'A'

PRO

PER

TY L

INE

PRO

PER

TY L

INE

UNCOVEREDPARKING

AT GRADE

7.3M WIDEDRIVE AISLE

UNCOVEREDPARKING

AT GRADE

2.0M SIDEWALK FAIRWAY ROAD NORTH

TOP OF ROOF 12.4012.40

BUILDING 'H'

BUILDING SECTION - A

EXPLORER'S WALK


JUNE 11, 201919-032

LEVEL 1 0.000.00

LEVEL 2 3.103.10

LEVEL P1 -3.60-3.60

LEVEL 3 6.206.20

LEVEL 4 9.309.30

TOWNHOUSEEND UNIT

BUILDING 'A'

TOWNHOUSEUNIT

TOWNHOUSEEND UNIT

OUTDOOR AMENITY SPACE

TOP OF ROOF 12.4012.40

1.8M SIDEWALKEDEN OAK TRAIL ENTRANCE TO PARKING

PRO

PER

TY L

INE

TOWNHOUSEUNIT

TOWNHOUSEUNIT

TOWNHOUSEUNIT

TOWNHOUSEUNIT

TOWNHOUSEUNIT

TOWNHOUSEUNIT

BUILDING SECTION - B

EXPLORER'S WALK


JUNE 11, 201919-032

Building SectionsSource: Kirkor Architects + Planners (June 11, 2019)


Figure

4c

LETKEMANDESIGNCONSULTING

ELEVATION STUDIES

07.18.2019PROPOSED MULTI-FAMILY DEVELOPMENTEXPLORER'S WALK KITCHENER, ONT. A01

CHARACTER REFERENCES - WEST COAST CONTEMPORARY STYLE

BUILDING A & H - ELEVATION VIEW FROM FAIRWAY ROAD NORTH

LETKEMANDESIGNCONSULTING

ELEVATION STUDIES

07.18.2019PROPOSED MULTI-FAMILY DEVELOPMENTEXPLORER'S WALK KITCHENER, ONT. A02

STREETSCAPE ELEVATION FROM FAIRWAY ROAD NORTH

BUILDING A BUILDING B BUILDING C BUILDING D

COLOUR SCHEME NO. 1 COLOUR SCHEME NO. 2

Building ElevationsSource: VanMar Developments & Letkeman Design Consulting (July 18, 2019)


Figure

4d



The impacts of increased traffic, servicing, and other technical considerations are

addressed in separate reports and are summarized in Section 5 of this Report. An Urban

Design Brief has been prepared by GSP in support of the application and provides a

detailed description of the proposed development. The Report provides a spatial

assessment of the physical context of the Site, a description of the design elements of the

proposed development, model views of the development, an overview of the relevant

urban design policies and regulations, and an update to the Urban Design Guidelines.

3.2 Unit Configuration

The proposed unit configuration is as follows:

Number of Units Number of Storeys GFA (m2)

Apartment A 79 5 22,275

Apartment B 79 5 22,275

Apartment C 79 5 22,275

Apartment D 79 5 22,275

All Apartments 316 89,100

Townhome

Building E

9 1 2,545

Townhome

Building F

9 1 2,545

Townhome

Building G

9 1 2,545

Townhome

Building H

9 1 2,545

All Townhomes 36 10,180

Total 352 99,280

Note that the GFA for the parking areas within the buildings are not included in the above

and that the numbers above are subject to change during the detailed design process.

One ground floor unit is proposed to be utilized for convenience retail and personal

services. The unit will be configured to convert to residential if commercial uses are not

feasible. Signage and other details will be addressed during Site Plan Approval.

3.3 Access, Parking, and Loading

The proposed development will be accessed via two connections to Rivertrail Avenue and

one connection to Eden Oak Trail. An internal driveway network provides internal

circulation and connects the multiple access points and parking areas.



Pedestrian access is provided via the surrounding sidewalk and trail network. Connections

are provided to the sidewalk along Fairway Road, Eden Oak Trail, and Rivertrail Avenue

as well as the trails along the stormwater management pond to the east of the Block. The

Walter Bean Trail is accessible from the sidewalk along Fairway Road near the stormwater

management pond.

1.05 parking spaces is provided for each unit, plus 0.15 parking spaces per unit for visitors,

for a total of 1.2 spaces per unit. 423 parking spaces are required for the proposed 352

units. Parking is provided at grade in a combination of outdoor surface parking and interior

parking within the first floor of the four apartment buildings. In accordance with the current

zoning and Source Water Protection policies of the Regional Official Plan, underground

parking is not permitted in this area to protect drinking water. A Parking Justification Study

has been prepared to examine the proposed reduced parking rate and is summarized in

Section 5.5 of this Report.

Access to the rear parking area is provided for townhome residents via internal corridors

through the first floor of the apartment buildings. Stairwells and elevators will provide

access to the apartments above.

One loading area is located between the surface parking area and Rivertrail Avenue. A

waste collection room is within the enclosed parking area of each apartment building and

will be collected by a private contractor arranged by the condominium board.

3.4 Public and Active Transit

The Grand River Flats neighbourhood is serviced by Grand River Transit bus route 23

(“Idlewood”), which travels along Fairway Road and Zeller Drive. Route 23 connects to

the Stanley Park Mall and the Fairway Mall, providing connections to other transit routes

and the Ion Light Rail and Ion Bus systems.

Active transit is provided via connections to the surrounding sidewalk network and the

Walter Bean Trail, including a connection via a walkway block in Stage 5. The Walter Bean

Trail provides continuous access to the Grand River watershed through Waterloo,

Kitchener, Cambridge, Woolwich, and North Dumfries and is accessible year-round.

3.5 Amenity Space

A 445 square metre children’s play area is proposed at the rear of Building A and B. The

play area is visible from Fairway Road, Eden Oak Trail, and Rivertrail Avenue and is

connected to the sidewalk along Fairway via a sidewalk. Additional outdoor amenity space



is included between each apartment building on the second floor, above a portion of the

first floor parking that extends beyond the building face of each apartment. Each

apartment unit includes a balcony for private outdoor amenity space for apartment

residents.

Public parkland dedication for the subdivision has been provided through previous stages

in the Grand River Flats development.

3.6 Servicing and Stormwater Management

WalterFedy prepared a Functional Servicing and Stormwater Management Report in

support of the proposed development (summarized in Section 5.2 of this Report). The

Report determines that the development can be adequately serviced by municipal water

and sewage services. The existing stormwater management pond accounted for

development of all of Stage 3 at an impervious rate of 71% and the proposed development

will have a lower impervious rate.

3.7 Sustainability

A Sustainability Statement was prepared as part of the Urban Design Brief. The Proposed

Development will be comprised of modern buildings designed and built with environmental

and operational efficiency as a priority. At a macro level, the Proposed Development is

sustainable as it intensifies underutilized portions of the Site in a prominent location. It

promotes walkability by proximity to the Walter Bean Trail and access to the local bus

network.

Specific sustainability features will be defined at the detailed design stage. Some

examples of potential features include:

Centralized HVAC system with programmable thermostats;

Occupancy sensors for common area lighting;

LED interior and exterior lighting, with daylight sensors for building exteriors;

Priority given to light coloured roofs where possible;

Low consumption fixtures in accordance or exceeding the Building Code;

Sensor activated faucets, soap dispensers and hand dryers;

Durable construction materials;

Bird friendly design and dark sky compliance through the use of down lights only

for exterior illumination;

Robust recycling and waste management plans;

Provision for of electric-vehicle parking charging stations;



Priority to native and perennial plantings to reduce water and maintenance

requirements;

All plantings will be salt and drought tolerant;

Permeable unit pavers in certain areas;

All parking islands, areas adjacent to driveways, and pedestrian entrances and

walkways will include trees;

Outdoor and indoor bike storage, locker room and shower facilities where

feasible;

Carpool and carshare parking spaces;

Parking provided at minimum required rate to promote walking, cycling and

bus/light rail use; and,

Provision of stormwater infiltration surfaces and enhanced management

systems.



4. Planning Act Applications The Proposed Development requires the following Planning Act applications for

implementation:

4.1 Zoning By-law Amendment

A 2012 Zoning By-law Amendment (ZC10/08/Z/KA) rezoned the Grand River Flats

Subdivision, including Stage 3, to facilitate the conversion of the lands from a gravel pit to

a residential subdivision. Stage 3 is currently zoned Residential Six (R-6, 1R, 569R, 597R,

419U) in the City of Kitchener Zoning By-law 85-1.

The requested Zoning By-law Amendment would rezone Block 214 to the Residential

Eight (R-8, 597R, 419U) zone with the following site-specific amendments:


Cap the overall Floor Space Ratio to 1.5;


parking;

In addition, the Zoning By-law Amendment would remove Special Regulations 1R and

596R.

The proposed Zoning By-law Amendment is included as Appendix 1.

4.3 Amendment to the Grand River South Community Plan

The lands are within the Grand River South Community Plan (“GRSCP”), which was

approved in 2000 and most recently amended in 2015. The GRSCP was created to guide

the development of the Grand River South community, which was undeveloped and

unserviced greenlands at the time of approval. Since 2000, the area subject to the plan

has been developed, with Stage 5 and Block 214 in Stage 3 comprising two of the few

undeveloped parcels remaining in the Plan area.

The GRSCP designates Block 214 as “Low Density Residential”. An amendment to the

GRSCP is requested to redesignate the Block as “Medium Rise Multiple Residential (200

uha).”

The amendment to the Grand River South Community Plan is included as Appendix 3.



4.4 Public Engagement Strategy

The applications require a Statutory Public Meeting in accordance with the Planning Act

R.S.O. 1990, c. P.13. The Applicant is proposing to utilize the public process provided in

the Planning Act. In accordance with Sections 17(15), 17(17), 17(19), 17(21), 34(12) and

34 (13) of the Planning Act, the City of Kitchener provides public notice of the applications

in the prescribed manner and holds a Statutory Public Meeting as part of a regularly

scheduled Council Meeting. Any individuals or property owners that request further

notification regarding the applications would be formally notified by the City as to the time

and location when City Council will be considering the applications. GSP Group and

project team will attend the Public Meeting and will give a formal presentation on the

Proposed Development and the requested amendments as well as answer questions from

residents, staff, and Councillors. During the Meeting, contact information for GSP Group

will be provided to the public to address any follow up questions or concerns.



5. Technical Studies

The following studies have been prepared in support of the applications. For further

details, please consult the full reports.

5.1 Heritage Impact Assessment (2010)

A Heritage Impact Assessment (“HIA”) was prepared by The Landplan Collaborative Ltd.

in support of the original Draft Plan of Subdivision and was most recently amended on

February 12, 2010. The HIA was required to address the interface between the Grand

River, a Canadian Heritage River, and the Grand River Flats subdivision.

The HIA determined that the significance of the Grand River would be preserved and

honoured through the provision of visual and physical access to the river floodplain

through parkland blocks. This was incorporated into the design of the subdivision and is

maintained in Stage 5 through the proposed park, which maintains views of the floodplain,

and the walkway block that provides physical access to the river via the Walter Bean Trail.

As the proposed applications continue to implement the HIA, City staff noted that a revised

HIA is not required.

5.2 Functional Servicing Report

WalterFedy prepared a Functional Servicing Report to assess how the proposed

development will be serviced. As the block is part of a registered plan, the stormwater

servicing for the block has already been accounted for in the overall design of the

subdivision and existing services are available within the surrounding right-of-ways.

Existing services include a hickenbottom (vertical drain) installed in the low point of the

block that conveys the majority of stormwater from the block towards a 675 mm storm

sewer within the block. Stormwater from then directed to a manhole and 900 mm storm

sewer on Rivertrail Avenue, and from there drains into the stormwater management pond

east of the block. The remaining stormwater from the block is currently directed via runoff

directly to the stormwater management facility east of the block. A 200 mm sanitary stub

and a 150 mm watermain stub are provided at the property line off Rivertrail Avenue.

Additional services are available on Eden Oak Trail, however, the storm and sanitary

services on Eden Oak Trail are not sized to accept discharge from the block.

The report concludes that the proposed development can be fully serviced. The existing

sanitary sewer on Rivertrail Avenue is sufficient to convey sanitary flows, however, an

additional manhole close to the property line is required to maintain an appropriate full



flow velocity. Water services will be provided via the watermain on Eden Oak Trail and

will meet domestic and fire flow requirements. As the watermain on Rivertrail Avenue is

not required, it will be decommissioned and removed back to the main. Stormwater will

continue to be conveyed towards the storm sewer on Rivertrail Avenue that outlets into

the stormwater management pond east of the block. Stormwater for the block was

designed at an impervious rate of 80%, while the proposed development has an

impervious rate of 71%. As long as the rate doesn’t exceed 80%, no stormwater quality

or quantity control is required.

Perimeter silt fences, silt fences at the base of stockpiles, filter fabric over storm and

sanitary structures, and construction entrance mud mats can provide erosion and

sediment control. These features will be designed during the detailed design process.

5.3 Urban Design Brief

An Urban Design Brief has been prepared by GSP in support of the application and

provides a detailed description of the proposed development. The Brief provides a spatial

assessment of the physical context of the Site, a description of the design elements of the

proposed development, model views of the development, an overview of the relevant

urban design policies and regulations, an update to the Urban Design Guidelines, and

sustainability.

The Brief concludes that the proposed development is compatible with the surrounding

neighbourhood in terms of site design, massing and scale, and architectural style.

5.4 Environmental Noise Study

A Noise Feasibility Study was prepared by HGC Engineering to assess potential noise

impacts of the Region of Waterloo International Airport and road traffic on Fairway Road

on the Proposed Development.

A site visit in February 2020 concluded that the significant noise generators in proximity

to the Site is the airport and road traffic on Fairway Road. The Noise Exposure Forecast

/ Noise Exposure Projection (“NEF” or “NEP”) information that predicts airport noise

generation was obtained from the Region of Waterloo Airport Master Plan, using the 2000

Noise Contour Plans. These projections were combined with the guidelines of the Ministry

of the Environment, Conservation and Parks (“MECP”), the Region of Waterloo, and the

City of Kitchener. The Study determined that the Site is within the 25-30 NEF.

Road traffic forecasts were obtained from the Region of Waterloo. Traffic forecasts were

imputing into a computer algorithm that generates a corresponding noise value. Worst



case scenarios were used to assess noise forecasts. Balconies that are 4m or less in

depth are not considered outdoor living areas under MECP guidelines and are exempt

from traffic noise assessment.

Noise levels will exceed MECP guidelines for all dwelling units due to proximity to the

airport and traffic on Fairway Road. Accordingly, the following noise mitigation is

recommended:

Central air conditioning is required.

Building components including windows, doors, walls, and ceiling/roof must be

designed to achieve indoor sound criteria.

o Windows must meet an Acoustic Insulation Factor (“AIF”) of 28 is required

for living and dining rooms as well as bedrooms.

o Exterior walls must be brick or masonry.

o Exterior doors must be insulated metal.

o Sloped roofs with ventilated attics are recommended above noise sensitive

rooms. Cathedral ceilings or vaulted ceilings are not recommended.

o An acoustical consultant should review detailed floor plans prior to

construction.

The following warning clauses regarding noise are required for property and

tenancy agreements:

o Purchasers/tenants are advised that sound levels due to increasing road

and air traffic may on occasion interfere with some activities of the dwelling

occupants as the sound levels exceed the sound level limits of the

Municipality and the Ministry of the Environment, Conservation and Parks.

o This dwelling unit has been supplied with a central air conditioning system

which will allow windows and exterior doors to remain closed, thereby

ensuring that the indoor sound levels are within the sound level limits of

the Municipality and the Ministry of the Environment, Conservation and

Parks.

To ensure the above mitigation measures are implemented, HGC recommends that an

acoustical consultant review building plans and that the noise control measures have

been properly incorporated prior to the issuance of building permits. Prior to assumption,

the building inspector or an engineer qualified to perform acoustical engineering services

in Ontario should certify that the noise control measures have been properly installed and

constructed.



5.5 Parking Review and Justification Study

Salvini Consulting prepared a Parking Review and Justification Study to examine if the

proposed reduction to 1.05 spaces per unit for residents and 0.15 spaces per unit for

visitors is parking is adequate. The Study notes that the current City of Kitchener Zoning

By-law requires 1.5 parking spaces per unit including 20% for visitors and the proposed

Zoning By-law requires 1.0 spaces per unit for residents and 0.1 spaces per unit for

visitors.

Parking data collected by Salvini Consulting for five suburban townhome developments

in Kitchener was used to estimate parking demand for the Proposed Development. The

townhomes have similar transportation contexts. The data revealed an average parking

demand of 1.04 spaces per unit during the week and 1.00 spaces per unit during the

weekend. The maximum observed parking demand was 1.12 spaces per unit during the

week and 1.13 spaces per unit during the weekend. These rates include visitor parking.

The parking data supports the City’s proposed parking reduction in the new Zoning By-

law and supports a reduction to 1.2 spaces / unit, inclusive of visitor parking.

The Study assessed public transit and active transportation options in proximity to the

Site. There is a bus stop at the intersection of Fairway Road and Old Zeller Drive / Wolner

Trail approximately 300 metres from the Site that access Grand River Transit Route 23

that provides access to the LRT. Fairway Road has bicycle lanes and sidewalks on both

sides and connections to the Walter Bean Trail.

The Review concludes that the proposed reduction in parking is justified based on

comparable parking data, active transit opportunities, proximity to public transit, and the

City’s recently reduced parking standards in the new Zoning By-law.



6. Planning Overview and Analysis

The following section sets out the relevant planning policy framework to assess the

appropriateness of the applications considering Provincial, Regional, and City policies.

6.1 Planning Act

6.1.1 Matters of Provincial Interest

The Planning Act R.S.O. 1990, c. P.13 (“Planning Act”) establishes the policy-led land use

planning system for Ontario that outlines matters of provincial interest as part of municipal

planning decisions and provides for statutory planning processes in Ontario. Section 2 of

the Planning Act identifies those matters of provincial interest which a municipality must

“have regard to” in carrying out its responsibility under the Planning Act. These matters

are general in nature and broad in range. These matters are addressed in more detail

through the policy statements and provincial plans issued under the Section 3 of the

Planning Act and through the official plans of the Region of Waterloo and City of Kitchener,

as outlined in the following sections.

6.1.2 Policy Statements and Plans

Section 3(5) of the Planning Act requires that the decisions of municipal councils regarding

the exercise of authority concerning planning matters “shall be consistent with the policy

statements issued under subsection (1) that are in effect on the date of the decision” and

“shall conform with the provincial plans that are in effect on that date, or shall not conflict

with them, as the case may be". For the subject site and proposed applications:

o The 2020 Provincial Policy Statement, 2017 Growth Plan for the Greater Golden

Horseshoe and the Grand River Source Water Protection Plan are applicable and

relevant to the consideration of the proposed applications per Section 3(5) of the

Planning Act. These are addressed in Sections 6.2, 6.3 and 6.4, respectively, of

this Report.

o The 2017 Greenbelt Plan, 2017 Oak Ridges Moraine Conservation Plan, and 2017

Niagara Escarpment Plan are provincial plans per Section 3(5) of the Planning Act;

however, Waterloo Region is outside the geographic extent of these plans.

o “The Big Move” is a policy statement issued under section 31.1 of the Metrolinx

Act, 2006 per Section 3(5) of the Planning Act; however, Waterloo Region is

outside of the geographic extent of this plan.

o There have been no policy statements issued under Section 11 of the Resource

Recovery and Circular Economy Act, 2016, per Section 3(8) of the Planning Act.



6.1.3 Criteria for Subdivisions

Section 51(24) of the Planning Act identifies a municipality’s consideration of a draft plan

of subdivision shall have regard to “the health, safety, convenience, accessibility for

persons with disabilities and welfare of the present and future inhabitants”, as well more

specific criteria. These matters are captured in more detail through the policy statements

and provincial plans issued under the Section 3 of the Planning Act and through the official

plans of the Region of Waterloo and City of Kitchener, which are reflected in Sections 6.2

through 6.5 below of this Planning Justification Report.

6.2 Provincial Policy Statement

The Provincial Policy Statement (“PPS”) provides land use planning policy on matters of

provincial interest. The 2020 PPS has received royal assent and will be in effect on May

1, 2020. The overriding vision of the PPS states that “the long-term prosperity and social

well-being of Ontario depends upon planning for strong, sustainable and resilient

communities for people of all ages, a clean and healthy environment, and a strong and

competitive economy”. The below sub-sections address the relevant PPS policies

concerning the site and the proposed applications and assess the consistency of the latter

with these policies.

6.2.1 Community Design

Section 1.1.1 of the PPS seeks the establishment of “healthy, livable, and safe

communities” through:

a) promoting efficient development and land use patterns which sustain the financial

well-being of the Province and municipalities over the long term;

b) accommodating an appropriate, affordable and market-based range and mix of

residential types (including single-detached, additional residential units, multi-unit

housing, affordable housing and housing for older persons), employment

(including industrial and commercial), institutional (including places of worship,

cemeteries and long-term care homes), recreation, park and open space, and

other uses to meet long-term needs;

c) avoiding development and land use patterns which may cause environmental or

public health and safety concerns; …

e) promoting the integration of land use planning, growth management, transit-

supportive development, intensification and infrastructure planning to achieve

cost-effective development patterns, optimization of transit investments, and

standards to minimize land consumption and servicing costs; …

h) promoting development and land use patterns that conserve biodiversity and

consider the impacts of a changing climate.



Consistency: The proposed applications are consistent with Section 1.1.1 of the PPS in

that the proposed development would assist in establishing a healthy, livable and safe

community as part of the Grand River South neighbourhood and the broader Kitchener

context. In respect to the above policies, the proposed development:

1. Has an efficient, compact layout and that can be serviced efficiently.

2. Provides a mix of housing types and densities to meet housing needs.

3. Includes a private children’s play area and connections to the surrounding public

recreation infrastructure including parks and trails.

4. All buildings and the park are positioned outside of the floodplain, which was

recently surveyed to consider the impacts of changing topography and a changing

climate on the flood elevation.

6.2.2 Settlement Area Land Use Patterns

Section 1.1.3.2a) of the PPS directs that land use patterns in settlement areas are to be

based on densities and a mix of land uses which:

a) efficiently use land and resources;

b) are appropriate for, and efficiently use, the infrastructure and public service

facilities which are planned or available, and avoid the need for their unjustified

and/or uneconomical expansion;

c) minimize negative impacts to air quality and climate change, and promote energy

efficiency; …

e) support active transportation;

f) are transit-supportive, where transit is planned, exists or may be developed; …

Consistency: The proposed applications are consistent with Section 1.1.3.2 a) of the

PPS as the proposed development promotes a compact addition to the surrounding

neighbourhood. In respect to the above policies, the proposed development:

1. Is compact and efficiently utilizes the site.

2. Will be served by municipal services which can accommodate the proposed

development per WalterFedy’s Functional Servicing Report.

3. Proximity to transit and connections to active transportation routes lessen the need

for travel by automobile, thereby reducing air quality impacts.

4. Includes sidewalks on both sides of all new public streets and connections to the

Walter Bean Trail to support active transportation through the phase.

5. Is served by a bus route on Zeller Drive that will support the use of public transit

by residents, employees and visitors, lessening the needs for travel by automobile.



6.2.3 Intensification and Compact Form

Section 1.1.3.4 of the PPS directs the promotion of appropriate development standards

“which facilitate intensification, redevelopment and compact form, while avoiding or

mitigating risks to public health and safety”. Further, Section 1.1.3.6 identifies that new

development in designated growth areas “should occur adjacent to the existing built-up

area and shall have a compact form, mix of uses and densities that allow for the efficient

use of land, infrastructure and public service facilities”.

Consistency: The proposed applications are consistent with Sections 1.1.3.4 and 1.1.3.6

of the PPS in that the development:

1. Will be of compact form and is of an appropriate density to efficiently utilize land,

infrastructure, and public services.

2. All buildings and the park are positioned outside of the floodplain, protecting public

health and safety.

6.2.4 Housing Mix and Densities

Section 1.4.3 of the PPS directs that planning authorities are to provide for an appropriate

range and mix of housing types and densities to meet projected requirements by:

b) permitting and facilitating:

1. all housing options required to meet the social, health and wellbeing

requirements of current and future residents, including special needs

requirements; and

2. all forms of residential intensification, including second units, and

redevelopment in accordance with policy 1.1.3.3;

c) directing the development of new housing towards locations where appropriate

levels of infrastructure and public service facilities are or will be available to

support current and projected needs;

d) promoting densities for new housing which efficiently use land, resources,

infrastructure and public service facilities, and support the use of active

transportation and transit in areas where it exists or is to be developed; and

e) establishing development standards for residential intensification, redevelopment

and new residential development which minimize the cost of housing and facilitate

compact form, while maintaining appropriate levels of public health and safety.

Consistency: The proposed applications are consistent with Section 1.4.3 of the PPS as

the proposed development would contribute to the provision of a mix of housing stock. In

respect to the above policies, the proposed development:



1. Includes a mix of townhomes and apartment-style condominium units in a variety

of sizes.

2. Will be serviced through municipal infrastructure and has several public schools

and community facilities within the surrounding neighbourhood. Public and active

transit is available.

3. Provides a total net residential density of 43.6 units per hectare between Stage 5

and Block 214 of Stage 3.

4. Promotes active transportation through connections to the surrounding sidewalk

network.

5. Includes appropriate zoning regulations that facilitate a compact urban form.

6.2.5 Recreation and Open Spaces

Section 1.5.1 of the PPS directs that healthy, active communities should be promoted by,

among other matters, “planning for safe public streets and spaces that meet the needs of

pedestrians, foster social interaction and facilitate active transportation and community

connectivity” as well as “planning and providing for a full range and equitable distribution

of publicly-accessible built and natural settings for recreation, including parks, open

spaces, and trails”.

Consistency: The proposed applications are consistent with Section 1.5.1. of the PPS.

As discussed in the Urban Design Brief, the proposed development is well connected to

the surrounding active transportation network and the height, scale, and orientation of the

buildings foster a pedestrian-friendly streetscape along Fairway Road. Public parks have

been provided within the Grand River Flats subdivision in previous stages and an

additional 2.05 hectare park is planned in the Stage 5 lands.

6.2.6 Stormwater Management

Section 1.6.6.7 of the PPS identifies that stormwater management planning shall:

a) minimize, or, where possible, prevent increases in contaminant loads;

b) minimize changes in water balance and erosion;

c) not increase risks to human health and safety and property damage;

d) maximize the extent and function of vegetative and pervious surfaces; and

e) promote stormwater management best practices, including stormwater

attenuation and re-use, and low impact development.

Consistency: The proposed applications are consistent with Section 1.6.6.7 of the PPS

in that the proposed development incorporates a series of stormwater management

strategies and retention measures that maximize infiltration and minimize run-off. The



Functional Servicing Report by WalterFedy determined that the existing storm sewer stub

is sufficient to convey runoff from the block towards the existing storm sewer on Rivertrail

Avenue, which outlets into the existing stormwater management pond to the east of the

block.

6.2.7 Transportation

Section 1.6.7.1 of the PPS seeks transportation systems that are “safe, energy efficient,

facilitate the movement of people and goods, and are appropriate to address projected

needs”. Section 1.6.7.4 promotes land use patterns, densities and mixes of uses that

“minimize the length and number of vehicle trips and support current and future use of

transit and active transportation”.

Consistency: The proposed applications are consistent with Sections 1.6.7.1 and 1.6.7.4

of the PPS in that the proposed development is within walking distance of a bus route and

has a street pattern that provides safe and efficient travel. The block’s connections to the

surrounding sidewalk and active transportation network, as well as proximity to schools

and recreation, will provide an opportunity for reduced dependence on travel by

automobile.

6.2.8 Sustainability

Section 1.8.1 of the PPS provides direction for environmental sustainability through land

use and development patterns which:

a) promote compact form and a structure of nodes and corridors;

b) promote the use of active transportation and transit in and between residential,

employment (including commercial and industrial) and institutional uses and other

areas; …

e) improve the mix of employment and housing uses to shorten commute journeys

and decrease transportation congestion;

f) promote design and orientation which:

1. maximizes energy efficiency and conservation, and considers the mitigating

effects of vegetation; and

2. maximizes opportunities for the use of renewable energy systems and

alternative energy systems; and

g) maximize vegetation within settlement areas, where feasible.

Consistency: The proposed applications are consistent with Section 1.8.1 of the PPS.

The phase is located within the Urban Boundary of the City of Kitchener and is connected

to the local road, active transportation, and transit system, providing access to

surrounding land uses and shortening commutes. The block is compact in form and

designed to maximize sustainability.



6.2.9 Airports

The Grand River Flats subdivision is partially affected by the Noise Exposure Forecast

(“NEF”) associated with the Region of Waterloo International Airport. The NEF contours

forecast noise generated by aircraft associated with the airport. Section 1.6.9 of the PPS

requires the long-term operation and economic role of airports to be protected from

incompatible land uses by prohibiting sensitive land uses in areas near airports above 30

NEF.

Consistency: The proposed applications are consistent with Section 1.6.9 of the PPS.

The block is beyond the 30 NEF contour, protecting the long term operation of the airport

while ensuring residents are protected from excessive noise. As required in the conditions

of draft plan approval, all leases and agreements of purchase and sale for lots/units within

the subdivision will have a notice advising renters/purchasers of noise associated with the

airport, and all units will have air conditioning to assist with noise management during the

summer.

6.3 Growth Plan for the Greater Golden Horseshoe

The Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”) is the Province’s

growth strategy for the Greater Golden Horseshoe region. The Growth Plan builds on the

PPS’s foundation with more specific land use planning policies as “a framework for

implementing the Government of Ontario’s vision for building stronger, more prosperous

communities by managing growth in the region to 2031”. The Growth Plan came into effect

on May 16, 2019, replacing the previous 2017 Growth Plan. The below sub-sections

address the relevant Growth Plan policies concerning the site and the proposed

applications and assess the conformity of the latter with these policies.

6.3.1 Growth Management

Section 2.2.1 of the Growth Plan outlines the growth management policies for Ontario.

Section 2.2.1.2a) directs that most growth will be directed to settlement areas that have

delineated boundaries, have existing or planned water and wastewater systems, and can

support achieving complete communities. Within Settlement Areas, Section 2.2.1.2c)

directs that growth will be focused in delineated built-up areas, strategic growth areas,

locations with existing or planned transit (prioritizing those existing or planned “higher

order transit”), and areas with existing or planned public service facilities. Section 2.2.1.4

identifies the Growth Plan policies are meant to support the achievement of complete

communities that:

a) feature a diverse mix of land uses, including residential and employment uses,

and convenient access to local stores, services, and public service facilities;



b) improve social equity and overall quality of life, including human health, for people

of all ages, abilities, and incomes;

c) provide a diverse range and mix of housing options, including second units and

affordable housing, to accommodate people at all stages of life, and to

accommodate the needs of all household sizes and incomes;

d) expand convenient access to:

i. a range of transportation options, including options for the safe,

comfortable and convenient use of active transportation;

ii. public service facilities, co-located and integrated in community hubs;

iii. an appropriate supply of safe, publicly-accessible open spaces, parks,

trails, and other recreational facilities; and

iv. healthy, local, and affordable food options, including through urban

agriculture; provide for a more compact built form and a vibrant public

realm, including public open spaces;

e) mitigate and adapt to climate change impacts, improve resilience and reduce

greenhouse gas emissions, and contribute to environmental sustainability; and

f) integrate green infrastructure and appropriate low impact development.

Conformity: The proposed applications conform to Section 2.2.1 of the Growth Plan. The

site is within the Urban Designated Greenfield Area of Kitchener, an area within the

Settlement Boundary that is designated for growth. The Grand River Flats subdivision is

well connected to the surrounding active and public transit networks and is within walking

distance of recreation and schools, contributing to a complete community. A variety of

housing sizes and types are provided in the new design for Block 214.

6.3.2 Housing

Section 2.2.6 of the Growth Plan establishes policies for the provision of housing as part

of the community. Housing choice is to be supported by achieving minimum intensification

and density targets, including second units and affordable housing.

Conformity: The proposed applications conform to Section 2.2.6 of the Growth Plan as

the development plan will provide options for a variety of housing types and sizes in the

form of townhouses and apartment-style units.

6.3.3 Designated Greenfield Areas

The Grand River Flats subdivision is within a Designated Greenfield Area. Such areas are

intended to support the achievement of complete communities, active transportation, and

transit. Section 2.2.7.2(a) states that the minimum density target for the Region of



Waterloo is 50 residents and jobs per hectare, to be measured across the entire

Designated Greenfield Area.

Conformity: The proposed applications conform to Section 2.2.7 of the Growth Plan.

Block 214 is currently approved for 162 units, yielding a density of 68.6 units per hectare

(“UPH”). The proposed applications, as well as the concurrent applications for Stage 5,

would transfer density from Stage 5 to Block 214. Once approved, this change would

increase the density in Block 214 from 68.6 UPH to 149.2 UPH. Overall, the combined

density of the two Stages would change from 36.1 UPH to 43.6 UPH, representing an

increase in density that contributes to the Designated Greenfield Area density targets.

Density Calculations (Phase 3 and 5)

Draft Approved Proposed

Block 214,

Stage 3 Stage 5

Block 214,

Stage 3 Stage 5

Residential Area 2.36 9.64 2.36 9.54

# of Units 162 units 271 units 352 units 167 units

Total # of Units 433 units 519 units

Stage Density 68.6 UPH 28.1 UPH 149.2 UPH 17.5 UPH

Overall Density

(both Stages) 36.1 UPH 43.6 UPH

6.4 Grand River Source Water Protection Plan

The Grand River Source Protection Plan (GRSWP) was approved in November 2015 and

came into effect on July 1, 2016. It contains policies to protect sources of municipal

drinking water against existing and future drinking water threats prescribed in the Clean

Water Act, 2006 within the Grand River watershed. Per the Clean Water Act,

municipalities are to bring their official plans into conformity with the GRSWP’s significant

threat policies within five years of the Plan coming into effect and zoning by-laws into

conformity with the amended official plans within two years from its amendment. The

Clean Water Act requires that decisions under the Planning Act must “conform with”

significant threat/condition policies for those threats that are identified as significant

drinking water threats and are to “have regard to” for threats that have been designated

moderate or low.

Conformity: The site is within Wellhead Protection Area with a vulnerability score of 8

and 10 on Schedule J of the GRSWP. Vulnerability level 10 generally corresponds with

the portion of the Phase nearest Grand Flats Trail while vulnerability level 8 corresponds

with the northwestern portion of the Phase. Significant drinking water threats within the



level 10 area include waste disposal, sewage systems, the application of pesticide and

commercial fertilizer, livestock, and the application of road salt. Within the level 8 area,

significant threats are waste disposal, sewage systems, and the use of specific chemicals

(DNAPLs).

As part of a complete application, a Notice of Source Protection Plan Compliance has

been completed (Appendix 4).

6.5 Region of Waterloo Official Plan

The Region of Waterloo Official Plan (referenced as the “Regional Official Plan” or “ROP”)

was passed by Regional Council in June 2009, replacing the previously 1995 plan, and

was approved by the Ministry of Municipal Affairs and Housing in December 2010. The

Regional Official Plan came into effect in June 2015 further to OMB orders regarding

appeals, except for certain sections and policies that remain deferred. The Planning Act

requires that all local official plans, local land use related by-laws, and all future

development must conform to the Regional Official Plan. The below sub-sections address

the relevant Regional Official Plan policies concerning the site and the proposed

applications and assess the conformity of the latter with these policies.

6.5.1 Community Structure and Reurbanization

The site is part of the Urban Area on Map 3a of the Regional Official Plan (Figure 5),

which per Section 2.B.2 is meant to accommodate most of the Region’s growth over the

Regional Official Plan’s horizon. Map 3a further denotes the Grand River Flats subdivision

as being within an Urban Designated Greenfield Area, which is planned to achieve a

density target of 55 residents and jobs combined per hectare. Section 2.D.17 further

states that Greenfield Areas are to have continuous active transportation links, efficient

road networks, and accessibility to public transit.

Conformity: The proposed applications conform to the Community Structure and

Greenfield policies of the Regional Official Plan. The site is within Kitchener’s Urban Area

and the proposed development supports achievement of the minimum residential target

through a proposed density transfer that will increase the overall density of the remaining

portions of the Grand River Flats subdivision as discussed in Section 6.4 of this Report.

H

HWY 7

TO GUELP

H

HWY 401 TO TORONTO G

rand

River

Speed River

BRIDGE ST

BLEAMS RD

OXFORD-WATERLOO RD QUEEN ST

HWY 401

WY 7/8

NEW DUNDEE RD

SP

RA

GU

ES

R

D

ROSEVILLE RD

R’S RD EAST

CEDAR CREEK RD

SHANTZ STATIO

N RD

TRU

SSLER R

D

VICTORIA ST

MAIN ST

BLEAMS RD

FOUNTAIN

ST

CLYDE RD

D

BRAN

CH

TON

RD

RIVER RD

BRIDGEST

WATE

R S

T

KATH

ER

INE

ST

SAWM

ILL RD

HE

SP

E LER

RD

OLD BEVERLY RD

TOW

NLIN

E RD

MAPLE GROVE RD

ST CHARLES ST

ARTH

UR

ST

HIGHLAND RD

FO UNTAINST

NO

RTH

UM

BERLAN

D ST

HWY 85

ERBSVILLE RD

VICTORIA ST

FAIRWAYR D

ERB ST

KING ST

NORTHFIELD DR

WEBER

ST

HWY 401

DU

MFR

IES

RD

LOBSINGER LINE

FISCH

ER-H

ALLMA

NR

D

EAGLE ST

CAN-AMER A

PKY

KING ST

KING ST

HOMERW

ATSON

BLVD

WESTM

OU

NT

RD

UNIVERSITY AVE

COURTLANDAVE

FRAN

KLINBLVD

IRANEEDLES

BLVD

BISHOP ST

MYERS RD

OTTAWA ST

LACKNB

LV D

FISCHER-HALLMAN

RD

BR IDGEPORT RD

CORONATION BLVD

PINEBUSH RD

CHARLES ST

CONCESSION ST

OTTAWA ST

HWY 7

BLOOMINGDALE RD N EBYCREST RD

KOSSUTH RD

BLAIR RD

DUNDAS ST

PLANNED HWY 7

Township of LEGEND Woolwich

ER

Urban Area Built-Up Area*

Urban Designated Greenfield Areas Prime Industrial/Strategic Reserve (Serviced) Urban Growth Centres GReurbanization Corridors **

Major Transit Station Areas ** Central Transit Corridor Environmental Assessment Study Area

Planned Highway 7

Region of Waterloo County of International Airport Wellington Urban Area Boundary

Key Map Township of

North Dumfries Township of

Township of Woolwich Wellesley

City of Waterloo

Township of Wilmot

City of City of Cambridge Kitchener

Township of North Dumfries

N.T.S.

R

C

MAP 3a URBAN AREA

LEGEND Provincial Highway Regional Road

River Region of Waterloo International Airport

Municipal Boundary

Railway

0 1 20.5 Km

Sources: Region of Waterloo, Ministry of Energy and Infrastructure

2015

* Built-Up Area includes all lands within the built boundary, as established by the Province.

** Map 3a will be amended to designate ReurbanizationCorridors and Major Transit Station Areas following the completion of the Rapid Transit Environmental Assessment.

Note: This map forms part of the Official Plan of the Regional Municipality of Waterloo and must be read in conjunction with the policies of this Plan.

H

HWY 7

TO GUELP

H

HWY 401 TO TORONTO

Grand

River

Speed River

BRIDGE ST

BLEAMS RD

OXFORD-WATERLOO RD

QUEEN ST

HWY 401

WY 7/8

NEW DUNDEE RD

SP

RA

GU

ES

R

D

ROSEVILLE RD

R’S RD EAST

CEDAR CREEK RD

SHANTZ STATIO

N RD

TRU

SSLER R

D

VICTORIA ST

MAIN ST

BLEAMS RD

FOUNTAIN

ST

CLYDE RD

D

BRAN

CH

TON

RD

RIVER RD

BRIDGEST

WATE

R S

T

KATH

ER

INE

ST

SAWM

ILL RD

HE

SP

E LER

RD

OLD BEVERLY RD

TOW

NLIN

E RD

MAPLE GROVE RD

ST CHARLES ST

ARTH

UR

ST

HIGHLAND RD

FO UNTAINST

NO

RTH

UM

BERLAN

D ST

HWY 85

ERBSVILLE RD

VICTORIA ST

FAIRWAYR D

ERB ST

KING ST

NORTHFIELD DR

WEBER

ST

HWY 401

DU

MFR

IES

RD

LOBSINGER LINE

FISCH

ER-H

ALLMA

NR

D

EAGLE ST

CAN-AMER A

PKY

KING ST

KING ST

HOMERW

ATSON

BLVD

WESTM

OU

NT

RD

UNIVERSITY AVE

COURTLANDAVE

FRAN

KLINBLVD

IRANEEDLES

BLVD

BISHOP ST

MYERS RD

OTTAWA ST

LACKNB

LV D

FISCHER-HALLMAN

RD

BR IDGEPORT RD

CORONATION BLVD

PINEBUSH RD

CHARLES ST

CONCESSION ST

OTTAWA ST

HWY 7


KOSSUTH RD

BLAIR RD

DUNDAS ST

PLANNED HWY 7


ER




Planned Highway 7


Key Map Township of



City of Waterloo

Township of Wilmot



N.T.S.

R

C

MAP 3a URBAN AREA



Municipal Boundary

Railway

0 1 20.5 Km


2015




H

HWY 7

TO GUELP

H

HWY 401 TO TORONTO

Grand

River

Speed River

BRIDGE ST

BLEAMS RD

OXFORD-WATERLOO RD

QUEEN ST

HWY 401

WY 7/8

NEW DUNDEE RD

SP

RA

GU

ES

R

D

ROSEVILLE RD

R’S RD EAST

CEDAR CREEK RD

SHANTZ STATIO

N RD

TRU

SSLER R

D

VICTORIA ST

MAIN ST

BLEAMS RD

FOUNTAIN

ST

CLYDE RD

D

BRAN

CH

TON

RD

RIVER RD

BRIDGEST

WATE

R S

T

KATH

ER

INE

ST

SAWM

ILL RD

HE

SP

E LER

RD

OLD BEVERLY RD

TOW

NLIN

E RD

MAPLE GROVE RD

ST CHARLES ST

ARTH

UR

ST

HIGHLAND RD

FO UNTAINST

NO

RTH

UM

BERLAN

D ST

HWY 85

ERBSVILLE RD

VICTORIA ST

FAIRWAYR D

ERB ST

KING ST

NORTHFIELD DR

WEBER

ST

HWY 401

DU

MFR

IES

RD

LOBSINGER LINE

FISCH

ER-H

ALLMA

NR

D

EAGLE ST

CAN-AMER A

PKY

KING ST

KING ST

HOMERW

ATSON

BLVD

WESTM

OU

NT

RD

UNIVERSITY AVE

COURTLANDAVE

FRAN

KLINBLVD

IRANEEDLES

BLVD

BISHOP ST

MYERS RD

OTTAWA ST

LACKNB

LV D

FISCHER-HALLMAN

RD

BR IDGEPORT RD

CORONATION BLVD

PINEBUSH RD

CHARLES ST

CONCESSION ST

OTTAWA ST

HWY 7


KOSSUTH RD

BLAIR RD

DUNDAS ST

PLANNED HWY 7


ER




Planned Highway 7


Key Map Township of



City of Waterloo

Township of Wilmot



N.T.S.

R

C

MAP 3a URBAN AREA



Municipal Boundary

Railway

0 1 20.5 Km


2015




H

HWY 7

TO GUELP

H

HWY 401 TO TORONTO

Grand

River

Speed River

BRIDGE ST

BLEAMS RD

OXFORD-WATERLOO RD

QUEEN ST

HWY 401

WY 7/8

NEW DUNDEE RD

SP

RA

GU

ES

R

D

ROSEVILLE RD

R’S RD EAST

CEDAR CREEK RD

SHANTZ STATIO

N RD

TRU

SSLER R

D

VICTORIA ST

MAIN ST

BLEAMS RD

FOUNTAIN

ST

CLYDE RD

D

BRAN

CH

TON

RD

RIVER RD

BRIDGEST

WATE

R S

T

KATH

ER

INE

ST

SAWM

ILL RD

HE

SP

E LER

RD

OLD BEVERLY RD

TOW

NLIN

E RD

MAPLE GROVE RD

ST CHARLES ST

ARTH

UR

ST

HIGHLAND RD

FO UNTAINST

NO

RTH

UM

BERLAN

D ST

HWY 85

ERBSVILLE RD

VICTORIA ST

FAIRWAYR D

ERB ST

KING ST

NORTHFIELD DR

WEBER

ST

HWY 401

DU

MFR

IES

RD

LOBSINGER LINE

FISCH

ER-H

ALLMA

NR

D

EAGLE ST

CAN-AMER A

PKY

KING ST

KING ST

HOMERW

ATSON

BLVD

WESTM

OU

NT

RD

UNIVERSITY AVE

COURTLANDAVE

FRAN

KLINBLVD

IRANEEDLES

BLVD

BISHOP ST

MYERS RD

OTTAWA ST

LACKNB

LV D

FISCHER-HALLMAN

RD

BR IDGEPORT RD

CORONATION BLVD

PINEBUSH RD

CHARLES ST

CONCESSION ST

OTTAWA ST

HWY 7


KOSSUTH RD

BLAIR RD

DUNDAS ST

PLANNED HWY 7


ER




Planned Highway 7


Key Map Township of



City of Waterloo

Township of Wilmot



N.T.S.

R

C

MAP 3a URBAN AREA



Municipal Boundary

Railway

0 1 20.5 Km


2015




Site

Regional Official Plan - Urban AreaSource: Region of Waterloo Official Plan, Urban Area, Map 3a (2015)


Figure

5



6.5.2 General Development Policies

Section 2.D.1 identifies general development policies for the review of development

planning applications. These policies seek to ensure that development in the Urban Area

is “planned and developed in a manner that:

(a) supports the Planned Community Structure described in this Plan;

(b) is serviced by a municipal drinking-water supply system and a municipal

wastewater system;

(c) contributes to the creation of complete communities with development patterns,

densities and an appropriate mix of land uses that supports walking, cycling and

the use of transit;

(d) protects the natural environment, and surface water and groundwater resources;

(e) conserves cultural heritage resources and supports the adaptive reuse of historic

buildings;

(f) respects the scale, physical character and context of established neighbourhoods

in areas where reurbanization is planned to occur;

(g) facilitates residents’ access to locally grown and other healthy foods in

neighbourhoods; and

(h) promotes building designs and orientations that incorporate energy conservation

features and the use of alternative and/or renewable energy systems.”

Conformity: The proposed applications conform to Section 2.D.1 as the proposed

development:

(a) Supports the Regional Official Plan’s Urban Area policies for a compact and

transit-supportive form of development.

(b) Will be serviced by water and wastewater infrastructure.

(c) Contributes to the creation of complete communities as outlined above for the PPS

and Growth Plan considerations.

(d) Supports active transportation through the inclusion of sidewalks and walkways.

(e) Protects drinking water. No prohibited uses are proposed and geothermal wells

and no underground parking is proposed.

(f) Implements the recommendations of the Heritage Impact Assessment for the

Grand River.

6.5.2 Source Water Protection

Stage 3 is in proximity to GUDI wells, which provides municipal drinking water.

Accordingly, Map 6a of the ROP identifies Stage 3 as being within Wellhead Protection

Areas 2 and 5, while Map 6f adds the High Microbial Risk Management overlay to Stage

3 (Figure 6).

HWY 7

TO G

UELPH

HWY 401 TO TORONTO

Grand

River

Gra

ndR

i ver

Speed River

hip ofot

Township ofNorth

DumfriesBRIDGE ST

BLEAMS RD

OXFORD-WATERLOO RDQUEEN ST

HWY 401

HWY 7/8

NEW DUNDEE RD

ROSEVILLE RD

B L A I RR D

CEDAR CREEK RD

SHANTZ STATION RD

TRU

SSLER R

D

VICTORIA ST

MAIN ST

BLEAMS RD

FOUNTAIN

ST

CLYDE RD

DU

ND A S S T

BRAN

CH

TON

RD

RIVER RD

BRIDGEST

WATE

R ST

SAWM

ILL RD

HE

SP

ELE

RR

D

OLD BEVERLY RD

TOW

NLIN

E RD

MAPLE GROVE RD

ST CHARLES ST

ARTH

UR

ST

HIGHLAND RD

FO UNTAINST

NO

RTHU

MBER

LAND

ST

KRE

SSL

ER

RD

HWY 85

ERBSVILLE RD

VICTORIA ST

FAIRWAYR D

ERB ST

KING ST

NORTHFIELD DR

WEBER

ST

HWY 401

DUMFR

IESR

D

LOBSINGER LINE

FISCH

ER-H

ALLMAN

RD

EAGLE ST

CAN-AMERA

PKY

KING ST

KING ST

HOMERW

ATSONBLVD

WEST M

OU

NT

RD

UNIVERSITY AVE

COURTLANDAVE

BR

ANT FO

RD

HW

Y(H

WY

24)

FRAN

KLINBLVD

IRANEEDLES

BLVD

BISHOP ST

MYERS RD

OTTAWA ST

LACKNE

RB

LV D

FISCHER-HALLMAN

RD

BRIDGEPORT RD

CORONATION BLVD

PINEBUSH RD

CHARLES ST

CONCESSION ST

OTTAWA ST

HWY 7

BLOOMINGDALE RD NEBYCREST RD

KOSSTH RD

Township ofWilmot

Township ofWoolwichTownship of

Wellesley

City ofKitchener

Township ofNorth Dumfries

City ofCambridge

City ofWaterloo

Key Map

N.T.S.

LEGEND

Wellhead Protection AreasWPSA-1WPSA-2

WPSA-3

WPSA-4

WPSA-5

WPSA-6

WPSA-7

WPSA-8

Municipal WellheadMunicipal WellheadsGroundwater Under Direct Influence (GUDI)

m

MAP 6aURBAN AREA

SOURCE WATERPROTECTION

AREAS


2015

Sources: Region of Waterloo

LEGEND

0 1 20.5Km

Railway

Municipal Boundary

Provincial Highway

River

Regional Road

Region of WaterlooInternational Airport

HWY 7

TO G

UELPH

HWY 401 TO TORONTO

Grand

River

Gra

ndR

i ver

Speed River

hip ofot

Township ofNorth

DumfriesBRIDGE ST

BLEAMS RD

OXFORD-WATERLOO RD

QUEEN ST

HWY 401

HWY 7/8

NEW DUNDEE RD

ROSEVILLE RD

B L A I RR D

CEDAR CREEK RD

SHANTZ STATION RD

TRU

SSLER R

D

VICTORIA ST

MAIN ST

BLEAMS RD

FOUNTAIN

ST

CLYDE RD

DU

ND A S S T

BRAN

CH

TON

RD

RIVER RD

BRIDGEST

WATE

R ST

SAWM

ILL RD

HE

SP

ELE

RR

D

OLD BEVERLY RD

TOW

NLIN

E RD

MAPLE GROVE RD

ST CHARLES ST

ARTH

UR

ST

HIGHLAND RD

FO UNTAINST

NO

RTHU

MBER

LAND

ST

KRE

SSL

ER

RD

HWY 85

ERBSVILLE RD

VICTORIA ST

FAIRWAYR D

ERB ST

KING ST

NORTHFIELD DR

WEBER

ST

HWY 401

DUMFR

IESR

D

LOBSINGER LINE

FISCH

ER-H

ALLMAN

RD

EAGLE ST

CAN-AMERA

PKY

KING ST

KING ST

HOMERW

ATSONBLVD

WEST M

OU

NT

RD

UNIVERSITY AVE

COURTLANDAVE

BR

ANT FO

RD

HW

Y(H

WY

24)

FRAN

KLINBLVD

IRANEEDLES

BLVD

BISHOP ST

MYERS RD

OTTAWA ST

LACKNE

RB

LV D

FISCHER-HALLMAN

RD

BRIDGEPORT RD

CORONATION BLVD

PINEBUSH RD

CHARLES ST

CONCESSION ST

OTTAWA ST

HWY 7

BLOOMINGDALE RD NEBYCREST RD

KOSSTH RD

Township ofWilmot

Township ofWoolwichTownship of

Wellesley

City ofKitchener

Township ofNorth Dumfries

City ofCambridge

City ofWaterloo

Key Map

N.T.S.

LEGEND

Wellhead Protection AreasWPSA-1WPSA-2

WPSA-3

WPSA-4

WPSA-5

WPSA-6

WPSA-7

WPSA-8

Municipal WellheadMunicipal WellheadsGroundwater Under Direct Influence (GUDI)

m

MAP 6aURBAN AREA

SOURCE WATERPROTECTION

AREAS


2015

Sources: Region of Waterloo

LEGEND

0 1 20.5Km

Railway

Municipal Boundary

Provincial Highway

River

Regional Road

Region of WaterlooInternational Airport

Site

Regional Official Plan Urban Area Source Water Protection Areas

Source: Region of Waterloo Official Plan, Urban Area Source Water Protection Areas, Map 6a (2015)


Figure

6



Wellhead Protection Sensitivity Areas (“WPSA”) are classified according to vulnerability,

which different activities permitted depending on risk. Stage 3 falls within a WPSA 2 and

WPSA 5, which delineates a high sensitivity area with a two to ten year time of travel to a

municipal well. Policy 8.A.12 states that certain uses are prohibited within such areas,

including waste treatment facilities, salvage yards, bulk storage of hazardous chemicals,

geothermal wells, underground parking garages, and individual wastewater treatment

systems and wells.

Policy 8.A.19 states that individual wastewater treatment systems and/or private wells are

not permitted within High Microbial Risk Management Zones.

Conformity: The proposed applications conform to the Source Water Protection policies

of the ROP. No prohibited uses are proposed, and the Zoning By-law for the Grand River

Flats subdivision prohibits geothermal wells and underground parking garages. These

provisions are not requested to be altered as part of the proposed applications.

In recognition of the High Microbial Risk Management policy and in accordance with the

PPS and ROP, the Grand River Flats subdivision will be serviced by municipal water and

wastewater.

6.6 City of Kitchener Official Plan

The new City of Kitchener Official Plan (the “OP”) was adopted by Kitchener City Council

in 2014 and was approved with modifications by the Region in November 2014. It will

replace the previous 1994 Kitchener Official Plan once it is in force and effect. Portions of

the 2014 Official Plan were appealed to the OMB (LPAT) while the remaining un-appealed

policies came into effect on September 23, 2015. The LPAT Order dated March 21, 2019

approved settled revisions for most of the outstanding appeals concerning Official Plan

Amendment No. 103, with one site-specific appeal remaining.

The below sub-sections address the relevant 2014 Kitchener Official Plan policies

concerning the site and the proposed applications and assess the conformity of the latter

with these policies.

6.6.1 Urban Structure

The site is part of the “Designated Greenfield Area” on Map 1 of the OP (Figure 7). Further

to the Regional Official Plan, the Greenfield Area has a minimum density target of 55

residents and jobs combined per hectare.

Map 1

DISCLAIMER: This document is subject to copyright and may only be used for your personal, non-commercial use, provided you keep intact the copyright notice. © 2019 Some portions of this publication are produced using information under licensed use from: Teranet © 1998, Region of Waterloo © 2010, Grand River Conservation Authority (GRCA) © 2010, and OntarioMinistry of Natural Resources © 2005 Queen’s Printer Ontario and may not be reproduced without Permission. THIS IS NOT A PLAN OF SURVEY - PROJECTION: UTM NAD 83 zone 17 PRINTED: AUGUST 2019 PRODUCED BY: TIS Department - GIS for Development Services Department - Planning

Note:1. This map forms part of the Official Plan of the City ofKitchener and must be read in conjunction with the policiesof this Plan.

Adopted by City Council - June 30, 2014Approved by Regional Council - November 19, 2014Modified by Regional Council - January 18, 2017Effective Date - September 23, 2015Last Revised - January 18, 2017Revised by Amendments -

City Urban Area andCountryside

City of KitchenerO f f i c i a l P l a n

A complete and healthy Kitchener

WATERLOO

OTTAWA ST S

FISCHER HALLMAN RD

QUEENS BLVD

WEBER ST E

WELLINGTON ST N

KING ST E

EDNA ST

VICTORIA ST NBIN GEMANS CENTRE DR

RIVE

R RD E

BLVD

VICTORIA ST S

CONESTOGA PKY

WESTM

OU

NT

RD

W

QUEEN S

T S

HWY401

Grand River

L AN

CAS

T ERS

TW

BRIDGE ST E

WOOLWICH

WILMOT

GLASGOW ST

WEBER ST W

BLVD

LACK

NER

B

LVD

C.N.R.

HWY 8

FAIRWAY RD N

MILL ST

FREDERICK ST

HURON RD

HOMER

SHIRLEY AVE

HIGHLAND RD W

BELMO

NT AVE W

BLOCK LINE RD

FISCH

ER H

ALLMAN

RD

BLOOMINGDALE RD

NEW DUNDEE RD

STRASBUR

GR

D

NORTHDUMFRIES

C.P.R.

KING ST E

CAMBRIDGE

WESTM

OUNT

RDE

KING ST W

BLEAMS RD

COURTLAND AVE E

BRIDGEPORT RD

WATSO

N

FAIRWAY RD S

IRANEEDLES

C.N.R.

TRUSSLER RD

CHARLES ST E

CONESTOGAPKY

MAN

ITOU

DR

OTTAWA ST

N

WABANAKI DR

°LegendCity Urban Area

Built Up Area

Designated Greenfield Area

Urban Growth Centre(Downtown)

Urban Area Boundary

CountrysideProtected Countryside

Area subject to Policy 3.C.1.22

Southwest Kitchener PolicyArea

Countryside Line

Exact location of CountrysideLine yet to be determined

Major RoadsExistingPlanned

Railway

Grand River

Municipal Boundary

0 1 2km

Map 1

DISCLAIMER: This document is subject to copyright and may only be used for your personal, non-commercial use, provided you keep intact the copyright notice. © 2019 Some portions of this publication are produced using information under licensed use from: Teranet © 1998, Region of Waterloo © 2010, Grand River Conservation Authority (GRCA) © 2010, and OntarioMinistry of Natural Resources © 2005 Queen’s Printer Ontario and may not be reproduced without Permission. THIS IS NOT A PLAN OF SURVEY - PROJECTION: UTM NAD 83 zone 17 PRINTED: AUGUST 2019 PRODUCED BY: TIS Department - GIS for Development Services Department - Planning

Note:1. This map forms part of the Official Plan of the City ofKitchener and must be read in conjunction with the policiesof this Plan.

Adopted by City Council - June 30, 2014Approved by Regional Council - November 19, 2014Modified by Regional Council - January 18, 2017Effective Date - September 23, 2015Last Revised - January 18, 2017Revised by Amendments -

City Urban Area andCountryside

City of KitchenerO f f i c i a l P l a n

A complete and healthy Kitchener

WATERLOO

OTTAWA ST S

FISCHER HALLMAN RD

QUEENS BLVD

WEBER ST E

WELLINGTON ST N

KING ST E

EDNA ST

VICTORIA ST NBIN GEMANS CENTRE DR

RIVER RD E

BLVD

VICTORIA ST S

CONESTOGA PKY

WESTM

OU

NT

RD

W

QUEEN S

T S

HWY401

Grand River

L AN

CAS

T ERS

TW

BRIDGE ST E

WOOLWICH

WILMOT

GLASGOW ST

WEBER ST W

BLVD

LACK

NER

B

LVD

C.N.R.

HWY 8

FAIRWAY RD N

MILL ST

FREDERICK ST

HURON RD

HOMER

SHIRLEY AVE

HIGHLAND RD W

BELMO

NT AVE W

BLOCK LINE RD

FISCH

ER H

ALLMAN

RD

BLOOMINGDALE RD

NEW DUNDEE RD

STRASBUR

GR

D

NORTHDUMFRIES

C.P.R.

KING ST E

CAMBRIDGE

WESTM

OUNT

RDE

KING ST W

BLEAMS RD

COURTLAND AVE E

BRIDGEPORT RD

WATSO

N

FAIRWAY RD S

IRANEEDLES

C.N.R.

TRUSSLER RD

CHARLES ST E

CONESTOGAPKY

MAN

ITOU

DR

OTTAWA ST

N

WABANAKI DR

°LegendCity Urban Area

Built Up Area

Designated Greenfield Area

Urban Growth Centre(Downtown)

Urban Area Boundary

CountrysideProtected Countryside

Area subject to Policy 3.C.1.22

Southwest Kitchener PolicyArea

Countryside Line

Exact location of CountrysideLine yet to be determined

Major RoadsExistingPlanned

Railway

Grand River

Municipal Boundary

0 1 2km

Site

Kitchener Official Plan City Urban Area and Countryside

Source: City of Kitchener Official Plan, City Urban Area and Countryside, Map 1 (revised January 18, 2017)


Figure

7



The residential portion of Phase 5 is within the “Community Areas” on Map 2 of the OP.

Section 3.C.2.50 states that the objective of Community Areas is to provide for residential

uses and related non-residential uses that support residential areas. Intensification is

limited to compatible development that is sensitive to the surrounding context.

Conformity: The proposed applications conform to the Urban Structure policies of the

OP. As discussed, the applications propose to transfer density from Stage 5 to Block 214

in Stage 3. The result would be and increase in the overall density over the two areas

from 36.1 UPH to 43.6 UPH, meeting the density targets for Greenfield Areas of the OP.

The proposed applications conform to the Community Area policies of the OP. The

proposed development continues the approved residential use of the lands, while

relocating density to increase compatibility with the surrounding neighbourhood.

6.6.2 Land Use

Stage 5 is identified as “Low Rise Residential” and “Open Space” on Map 3 of the OP

(Figure 8).

The Low Rise Residential designation permits single detached, semi-detached, street

townhouses, townhouse clusters, low-rise multiple dwellings, special needs housing, and

other forms of low-rise housing at a maximum net residential density of 30 units per

hectare (“UPH”). Policy 15.D.3.7 states that all residential designations within the

Designated Greenfield Area, which applies to the Grand River Flats subdivision, are to be

planned to achieve an overall minimum density target of 55 residents and jobs per hectare.

A maximum Floor Space Ratio of 0.6 applies, and the maximum building height of 3

storeys or 11 metres.

Conformity: The proposed applications exceed the height and density policies of the Low

Density Residential designation, necessitating an Official Plan Amendment.

An amendment to the Medium Rise Residential designation is requested. The Medium

Rise Residential designation permits a variety of housing types including townhouse

dwellings and multiple dwellings at a net residential density from 30 units per hectare to

200 units per hectare. A floor space ratio between 0.6 and 2.0 is permitted, and the height

must be below 8 storeys or 25 metres. Policy 15.D.3.21 states that new Medium Rise

Residential will:

Map 3 Land UseCity of Kitchener

O f f i c i a l P l a nA complete and healthy Kitchener

COUN

TRYS

TONE DR

DR

IFTWOO

D

DR

OPRIN

GTO

N

DR

ROSENBERG WAY

UNION

BLVD

ACTIVA

AVE

GRE

ENST

CO

MM

ON

WEALTH

AMANDDR SEABROOK DR

TUERR DR

EDNA ST

FALCONR I DGE

DR

DR

OLD

HURON RD

MAN

ITOU

DR

TRAYNORAVE

EIG

HTH

AVE

NIN

TH A

VE

DO

ON

VILLAGERD

HERITAGE

DR

DOON MILLSDR

WABAN

AKID

R

HOMER

WATSONBLVD

DO

ON

SOUTH

DR

PIONEER TOWER RD

FISCHER HALLMAN RD

FOR ESTHI

LLDR

MOOREAVE

WEST OAK TRAIL DR

PLEASANTAVE

CHARLES ST W

SEABROOK

DR

BENTON

ST

UNIONST

QUE

ENST

N

GUELPH ST

BRIDGE ST W

ALPI NE RD

FREDERICK ST

GR

A N DR I V E R

NEWCASTLE

ROCKCLIFFE

DR

BORD

EN

AVE N

EAST AVE

BRUCE

ST

HOMERW

ATSONBLVD

SHEL

LEY

DR

MAN

CH

ESTE

RR

D

BECHTEL DR

WABANAKI DR

TREMAINE DR

EDENO

AKTRAIL

IRA

NE

EDLE

S BL

VD

TRUSSLERRD

HIGHLAND RD W

HAZELGLENDR

DO

NN

ENW

ERTH

DR

WILDERN E S S DR

WILLIAMSBURG

RD

PATRICIA AVEW

ESTAVE

CHERRYST

ER

INBROO

KD

R

OTTAWA ST S

QUEEN

STS

BREITHAUPT ST

LUD

OLPH

ST

BLEAMSRD

LAU

RE

NTIAND

R

MILL ST

CEDAR

STN

RIVER BEND

DR

HAWKSWOOD

CARWOOD AVE

C.N.R.

BATTLERRD

FALLOWFIELD

DR

WEBER

STE

HEARTHWOO

DD

R

CONNAUGHT ST

VICTORIA ST N

BLACKWALNUTDR

SOUTH

CREEKD

R

C ONWAY DR

NEW DUNDEE RD

ROBERT FERRIE DR

FERGUS AVE

SHIRLEY DR

BRIARMEADOWDR

THOMAS SLEED

R

HWY 8

HIG

HGAT

E

RD

YELLOWBIRCH DR

BANKSID

E

D R

KARN STBRYBECK CRES

LAWRENCE AVE

AMAN

D D

R

MAX BECKER DR

MARGARETAVE

ST LEGER ST

FISCH

ER H

ALLMAN

RD

SELKIRK

DR

CHARLES ST E

KING ST E

DIX

ON

ST

FRAN

KLIN

ST

S

WILSON AVE

BRA DL EY DR

LORRAINEAVE

RIVER

RDE

IND

IAN

RD

G R A N D R I V E R

SIMSESTA

TEDR

BRAMBLE-

WOOD

ST

WES

TFOREST TRAIL

WEST WO

OD

DR

MCGARRY DR

GRE

ENBROOKDR

STONYBROOK

DR

GAGE AVE

KING ST W

TILLSLEYDR

HOW

LAND

DR

JOSEPH ST

DU

KE ST W

BLACKHO RNED

R

LANC

ASTER

ST W

HURON

RD

TRILLIUM DR

KINGSWOOD DR

LANC

A STER

STE

BRIDGE ST E

CO

UR

TLANDAVE

E

SHELDON AV E N

VANIERDR

BINGEMANS CENTRE DR

C.P.R

FAIRWAY RD S

MO

NT

CA

LM

DR

HURON RD

KINZIE

AVE

OLD

FIELD

D

R

HIDDEN VALLEY RD

PIN

NAC

LE D

R

OLD MILL RD

SPOR

TSW

ORL

D

DR

KING ST E

GATEWAY PARK DR

EAST F OREST TRAIL

S TOK EDR

CONESTOGA PARKWAY

WESTM

OUNT

RDW

QUEENS BLVD

VICTORIAST

S

STRAN

GE

STPARK

ST

HURON RDW

ESTMOUNT

RDE

SPADINARD E

WELLINGTON ST N

T HE COUNTRY WAY

LUCERN E DR

DUKE ST E

DR

CAR

YND

ALED

R

FRANKLIN

STN

CARSON

DRNATCHEZ

RD

PIONEER DR

EDENBRIDGE DR

DODGE DR

WINDRU

S

H TRAIL

FAIRWAY RD N

ID LE CREEK DR

NEW

DUN

DEE

RD

C.N.R

WESTMEADOWDR

BLACKWELL DR

HAZELGLEN DR

GLASGOW ST

GEO

RG

E

ISRAEL ST

WINDFLOWER

DR

CHOPI

N

DR

BELMO

NTAVE

W

ABR

AMCLEM

ENS

ST

ROCKWOODRD

WEBER ST W

RITTENHOUSE RD

STIRLINGAVE

S

BRIDGEPORT

RD

LOUISA ST

C.N.R

SPRI

NG

VALLEY

RD

SEREDA

RD

CENTURY HILL DR

COUN TRY HILL DR

KRUGST

SHIRLEY AVE

BIE

HN

DR

SHE

LLE

Y D

R

HOLBO RNDR

GIBSON DR

OLDCHICOPEE

DR

KEEWATINAVE

THOMAS SLEEDR

DOON VILLAGE RD

MILL PARK DR

DAIMLE R

DR

LACKNER BLVDFO

RES T

EDGE

TRAIL

MORRISON

RD

FAIR

WAY

CRES

DOONVALLEY

DR

RIVERBANK

DR

GRAND

RIVERBLVD

PEBBLEC

REE

K

DRO

LD

ZELLER DR

WATERVALE

DR

HIGHV IEWDR

RESURRECTIO

NDR

WESTHEIGHTS DR

FOXGLOVE CRES

ELMRIDGE

DR

ISAIAH D

R

ACTIVA AVE

DAVIDBERGEY

DR

ST

DUN SMERE DR

JUBILEE DR

BLOCK LINE RD

WO

OD

BINE

AVE

PARKVALE

DR

HIGHLAND RD E

MAD

ISON

AVE

SCE

DAR

STS

MCINTY RE

DR

STRASBU

RG

RD

BORDENAV

ES

BLOOMINGDALE RD

HAYWARD AVE

M A RL

MEADOW DR

WALTON

AVE

SIEBERT

AVE

KINGSWAY DR

OTTAWA ST N

KINGSW

AYDR

MID

LAND

DR

APPLE RIDGE

DR

BLAIRCREEK DR

MORGANAVE

ZELLER DR

CON

ESTO

GA

COLL

EGE

BLVD

DEERRIDGE D R

DEFERRALNO. 9

Notes:1. This map forms part of the Official Plan of the City of Kitchener and must be read in conjunction with the policies of this Plan.

2. Land use boundaries on this map are general only.

3. Road locations on this map are only to assist in locating land use. For road status refer to Map 11 - Integrated Transportation System.

4. The Secondary Plans are deferred and do not form part of this Official Plan. The land use policies and land use designations in the Secondary Plans contained in Part 3, Section 13 of the 1994 City of Kitchener Official Plan, as amended, continue to apply until such time as the Secondary Plans are reviewed and adopted as part of this Official Plan.

Adopted by City Council - June 30, 2014Approved by Regional Council - November 19, 2014Effective Date - September 23, 2015Last Revised - June 24, 2019Revised by Amendments - OPA 3, PL150200, OPA 2, OPA 5

DISCLAIMER: This document is subject to copyright and may only be used for your personal, non-commercial use, provided you keep intact the copyright notice. © 2019 Some portions of this publication are produced usinginformation under licensed use from: Teranet © 1998, Region of Waterloo © 2010, Grand River Conservation Authority (GRCA) © 2010, and Ontario Ministry of Natural Resources © 2005 Queen’s Printer Ontario and may not bereproduced without Permission. THIS IS NOT A PLAN OF SURVEY - PROJECTION: UTM NAD 83 zone 17 PRINTED: AUGUST 2019 PRODUCED BY: TIS Department - GIS for Development Services Department - Planning

Railway

Major and Minor RoadsExisting

Planned

Municipal Boundary

Grand River

°Scale 1:24,000

0 1km

Legend

Refer to Secondary Plan For Detail

Urban Growth Centre (Downtown)Refer to Map 4

Area Under Deferral

Low Rise Residential

Medium Rise Residential

High Rise Residential

Mixed Use

Commercial Campus

Commercial

Heavy Industrial Employment

General Industrial Employment

Business Park Employment

Institutional

Prime Agriculture

Rural

Natural Heritage Conservation

Open Space

Major Infrastructure and Utilities



COUN

TRYS

TONE DR

DR

IFTWOO

D

DR

OPRIN

GTO

N

DR

ROSENBERG WAY

UNION

BLVD

ACTIVA

AVE

GRE

ENST

CO

MM

ON

WEALTH

AMANDDR SEABROOK DR

TUERR DR

EDNA ST

FALCONR I DGE

DR

DR

OLD

HURON RD

MAN

ITOU

DR

TRAYNORAVE

EIG

HTH

AVE

NIN

TH A

VE

DO

ON

VILLAGERD

HERITAGE

DR

DOON MILLSDR

WABAN

AKID

R

HOMER

WATSONBLVD

DO

ON

SOUTH

DR

PIONEER TOWER RD

FISCHER HALLMAN RD

FOR ESTHI

LLDR

MOOREAVE

WEST OAK TRAIL DR

PLEASANTAVE

CHARLES ST W

SEABROOK

DR

BENTON

ST

UNIONST

QUE

ENST

N

GUELPH ST

BRIDGE ST W

ALPI NE RD

FREDERICK ST

GR

A N DR I V E R

NEWCASTLE

ROCKCLIFFE

DR

BORD

EN

AVE N

EAST AVE

BRUCE

ST

HOMERW

ATSONBLVD

SHEL

LEY

DR

MAN

CH

ESTE

RR

D

BECHTEL DR

WABANAKI DR

TREMAINE DR

EDENO

AKTRAIL

IRA

NE

EDLE

S BL

VD

TRUSSLERRD

HIGHLAND RD W

HAZELGLENDR

DO

NN

ENW

ERTH

DR

WILDERN E S S DR

WILLIAMSBURG

RD

PATRICIA AVEW

ESTAVE

CHERRYST

ER

INBROO

KD

R

OTTAWA ST S

QUEEN

STS

BREITHAUPT ST

LUD

OLPH

ST

BLEAMSRD

LAU

RE

NTIAND

R

MILL ST

CEDAR

STN

RIVER BEND

DR

HAWKSWOOD

CARWOOD AVE

C.N.R.

BATTLERRD

FALLOWFIELD

DR

WEBER

STE

HEARTHWOO

DD

R

CONNAUGHT ST

VICTORIA ST N

BLACKWALNUTDR

SOUTH

CREEKD

R

C ONWAY DR

NEW DUNDEE RD

ROBERT FERRIE DR

FERGUS AVE

SHIRLEY DR

BRIARMEADOWDR

THOMAS SLEED

R

HWY 8

HIG

HGAT

E

RD

YELLOWBIRCH DR

BANKSID

E

D R

KARN STBRYBECK CRES

LAWRENCE AVE

AMAN

D D

R

MAX BECKER DR

MARGARETAVE

ST LEGER ST

FISCH

ER H

ALLMAN

RD

SELKIRK

DR

CHARLES ST E

KING ST E

DIX

ON

ST

FRAN

KLIN

ST

S

WILSON AVE

BRA DL EY DR

LORRAINEAVE

RIVER

RDE

IND

IAN

RD

G R A N D R I V E R

SIMSESTA

TEDR

BRAMBLE-

WOOD

ST

WES

TFOREST TRAIL

WEST WO

OD

DR

MCGARRY DR

GRE

ENBROOKDR

STONYBROOK

DR

GAGE AVE

KING ST W

TILLSLEYDR

HOW

LAND

DR

JOSEPH ST

DU

KE ST W

BLACKHO RNED

R

LANC

ASTER

ST W

HURON

RD

TRILLIUM DR

KINGSWOOD DR

LANC

A STER

STE

BRIDGE ST E

CO

UR

TLANDAVE

E

SHELDON AV E N

VANIERDR

BINGEMANS CENTRE DR

C.P.R

FAIRWAY RD S

MO

NT

CA

LM

DR

HURON RD

KINZIE

AVE

OLD

FIELD

D

R

HIDDEN VALLEY RD

PIN

NAC

LE D

R

OLD MILL RD

SPOR

TSW

ORL

D

DR

KING ST E

GATEWAY PARK DR

EAST F OREST TRAIL

S TOK EDR

CONESTOGA PARKWAY

WESTM

OUNT

RDW

QUEENS BLVD

VICTORIAST

S

STRAN

GE

STPARK

ST

HURON RD

WESTM

OUNTRD

E

SPADINARD E

WELLINGTON ST N

T HE COUNTRY WAY

LUCERN E DR

DUKE ST E

DR

CAR

YND

ALED

R

FRANKLIN

STN

CARSON

DRNATCHEZ

RD

PIONEER DR

EDENBRIDGE DR

DODGE DR

WINDRU

S

H TRAIL

FAIRWAY RD N

ID LE CREEK DR

NEW

DUN

DEE

RD

C.N.R

WESTMEADOWDR

BLACKWELL DR

HAZELGLEN DR

GLASGOW ST

GEO

RG

E

ISRAEL ST

WINDFLOWER

DR

CHOPI

N

DR

BELMO

NTAVE

W

ABR

AMCLEM

ENS

ST

ROCKWOODRD

WEBER ST W

RITTENHOUSE RD

STIRLINGAVE

S

BRIDGEPORT

RD

LOUISA ST

C.N.R

SPRI

NG

VALLEY

RD

SEREDA

RD

CENTURY HILL DR

COUN TRY HILL DR

KRUGST

SHIRLEY AVE

BIE

HN

DR

SHE

LLE

Y D

R

HOLBO RNDR

GIBSON DR

OLDCHICOPEE

DR

KEEWATINAVE

THOMAS SLEEDR

DOON VILLAGE RD

MILL PARK DR

DAIMLE R

DR

LACKNER BLVDFO

RES T

EDGE

TRAIL

MORRISON

RD

FAIR

WAY

CRES

DOONVALLEY

DR

RIVERBANK

DR

GRAND

RIVERBLVD

PEBBLEC

REE

K

DR

OLD

ZELLER DR

WATERVALE

DR

HIGHV IEWDR

RESURRECTIO

NDR

WESTHEIGHTS DR

FOXGLOVE CRES

ELMRIDGE

DR

ISAIAH D

R

ACTIVA AVE

DAVIDBERGEY

DR

ST

DUN SMERE DR

JUBILEE DR

BLOCK LINE RD

WO

OD

BINE

AVE

PARKVALE

DR

HIGHLAND RD E

MAD

ISON

AVE

SCE

DAR

STS

MCINTY RE

DR

STRASBU

RG

RD

BORDENAV

ES

BLOOMINGDALE RD

HAYWARD AVE

M A RL

MEADOW DR

WALTON

AVE

SIEBERT

AVE

KINGSWAY DR

OTTAWA ST N

KINGSW

AYDR

MID

LAND

DR

APPLE RIDGE

DR

BLAIRCREEK DR

MORGANAVE

ZELLER DR

CON

ESTO

GA

COLL

EGE

BLVD

DEERRIDGE D R

DEFERRALNO. 9







Railway


Planned

Municipal Boundary

Grand River

°Scale 1:24,000

0 1km

Legend



Area Under Deferral




Mixed Use

Commercial Campus

Commercial




Institutional

Prime Agriculture

Rural


Open Space

Major Infrastructure and Utilities

Site

Kitchener Official Plan - Land UseSource: City of Kitchener Official Plan, Land Use, Map 3 (revised June 24, 2019)


Figure

8



a) result in the preservation of features of the natural environment which may

otherwise be compromised with more dispersed low density development;

b) take advantage of vistas;

c) constitute neighbourhood landmarks or reference points;

d) be located within walking distance of nodes, corridors and public transit stops and

non-residential uses; and,

e) have a strong focus placed on the creation of links for pedestrians and cyclists

with surrounding non-residential uses.

The proposed applications conform to the Medium Rise Residential policies. The

development has a floor space ratio of 1.31 and a maximum height of 5 storeys and 12.4

metres. The development utilizes the vista identified in the Heritage Impact Study for the

Grand River, providing views of the Grand River and associated basin. Natural heritage

features are protected from development and no development is proposed within the

floodplain of the Grand River. Block 214 is an appropriate location for Medium Rise density

and is within walking distance of transit and public parks. Chicopee Hills Public School is

approximately 1.5 km from the block, an approximate 19 minute walk. The block is

connected to the surrounding active transportation network.

6.6.3 Housing

The OP encourages a range and mix of housing types, densities, and tenures and

promotes intensification that is sensitive to compatibility. Designated Greenfield Areas are

subject to the City’s Growth Management Program, which ensures residential growth

occurs in tandem with infrastructure and services. The Growth Management Strategy was

last updated in 2009 and notes that greenfield development will require higher density

housing than traditional single detached subdivisions in order to meet density targets.

Policy 4.C.1.12 states that the City favours a land use pattern that “… mixes and disperses

a full range of housing types and styles both across the city as a whole and within

neighbourhoods”. Policy 4.C.1.16 states that the City requires that large residential

developments have a minimum of 30% of new residential units to be in forms other than

single detached and semi-detached dwellings.

Conformity: The proposed applications conform to the relevant housing policies of the

2014 Kitchener Official Plan. The proposed development provides 353 units, of which 36

are townhomes and 316 are apartment style condominium units, contributing to the

provision of residential dwellings that are not single detached or semi-detached dwellings.

As discussed in WalterFedy’s Servicing Report, the development will be adequately

serviced by municipal water and wastewater, and stormwater management is provided.



6.6.4 Community Design and Neighbourhood Policies

Section 11 of the OP contains urban design policies that promote healthy, attractive, and

safe communities. The most applicable to the proposed applications are addressed in the

community and neighbourhood policies and supplement the Urban Design Manual.

The community design policies encourage a sense of place, integrated street networks,

walkable neighbourhoods, and integrated natural and cultural heritage resources. An

accessible and linked parks and open space system is promoted.

The neighbourhood design policies state that in suburban neighbourhoods, the focus is

“… to create diverse, attractive, walkable neighbourhoods that contribute to complete and

healthy communities”.

Conformity: The proposed applications conform to the community and neighbourhood

design policies of the OP. The proposed development is well integrated with the

surrounding street and active transportation networks and provides access to the

surrounding trails. Views and access to the Grand River are retained and enhanced,

contributing to a sense of place while preserving cultural and natural heritage. Proximity

to recreation and schools, as well as the mix of housing types, contributes to a complete

community.

6.6.5 Parkland

Section 8.C of the OP provides the policy direction for parkland within Kitchener. Per

Sections 8.C.1.13 and 8.C.1.15, the Parks Strategic Plan is meant to provide the direction

for the requirements for open space and public parks in each neighbourhood including

where future parkland is required.

Conformity: The proposed applications conform to the parkland policies of the OP. While

all public parkland required for the Grand River Flats subdivision has been provided, the

proposed development incorporates a private children’s playground and outdoor amenity

areas for residents of the condominiums.

6.6.6 Source Water Protection

Map 8 of the OP identifies Stage 3 as being within Wellhead Protection Sensitivity Areas

2 and 5 and within a Zone 2 Surface Water Intake Protection Zone. The OP refers to the

Regional Official Plan policies.



Conformity: The proposed applications conform to the Source Water Protection policies

are discussed in Section 6.6.2 of this Report.

6.6.7 Sustainability

Section 7.C.4. of the 2014 Kitchener Official Plan provides the policy direction for

sustainable development. Section 7.C.4.1 provides the general direction indicating that

the City “will ensure that development and redevelopment strives to be increasingly

sustainable by encouraging, supporting and, where appropriate, requiring:

a) compact development and efficient built form;

b) environmentally responsible design (from community design to building design)

and construction practices;

c) the integration, protection and enhancement of natural features and landscapes

into building and site design;

d) the reduction of resource consumption associated with development; and,

e) transit-supportive development and redevelopment and the greater use of other

active modes of transportation such as cycling and walking.

As well, Section 7.C contains a series of other sections and policies related to promoting

and encouraging supporting sustainable development matters, including water

conservation, energy conservation and efficiency, alternative energy systems, waste

reduction and management, and air quality.

Conformity: The proposed development supports the general sustainable development

policies of the OP. Specifically, the proposed development:

a) Will be compact in form to provide sufficient servicing and reduce the consumption

of greenfields to meet residential demand;

b) Is transit-supportive and provides opportunities for active transportation;

c) Is in proximity to recreation and education facilities to reduce reliance on vehicular

travel and shorten vehicular trips; and,

d) Will incorporate sustainability into building and site design.

6.7 Grand River South Community Plan

The lands are within the Grand River South Community Plan (“GRSCP”), which was

approved in 2000 and most recently amended in 2015. The GRSCP designates Stage 3

as “Low Rise Residential” (Figure 9).

Site

Grand River South Community Plan Land Use

Source: Grand River South Community Plan, Land Use Plan, Schedule 1 (March 9, 2015)


Figure

9



An amendment is requested to the GRSCP to change the designation to “Medium Rise

Multiple Residential (200 uha)”. Section 4.5 of the GRSCP states that the Medium Rise

Multiple Residential (200 uha) designation permits street townhouse and multiple

dwellings at a net residential density range of 60 to 200 units per hectare.

Conformity: The GRSCP was created to guide the development of the Grand River South

community, which is now developed, with Stage 5 and Block 214 in Stage 3 comprising

two of the few undeveloped parcels remaining in the Plan area. The proposed applications

conform to the intent of the GRSCP, which is to provide residential uses in this area.

The proposed change to the Medium Rise Multiple Residential designation implements

the requested Official Plan Amendment and aligns the use of the block with more current

Provincial. Regional, and municipal planning policies that focus on the creation of compact

developments with a variety of housing types and densities.

6.8 Kitchener Urban Design Manual

The City of Kitchener Urban Design Manual includes policies for Community and Site

design that apply to the site. These policies are briefly summarized in Section 6.7.4 of this

Report and are further addressed in the Urban Design Brief provided as part of a complete

application. The Brief is summarized in Section 5.3 of this Report.

6.9 Kitchener Zoning By-law 85-1

Block 214 is zoned Residential Six with Special Provisions 1, 596, and 597 and Special

Use Provision 419 (R-6, 1R, 596R, 597R, 419U) in Zoning By-law 85-1 (Figure 10). The

special provisions are as follows:

Special Regulation 1 requires a Grand River Conservation Authority permit prior

to development or site alteration.

Special Regulation 596:

o Permits a maximum height of 12 metres for multiple dwellings,

o Does not require private patio areas for ground floor units abutting Fairway

Road,

o Establishes a minimum setback of 7.5 metres to Fairway Road and a

maximum setback of 12.0 metres to Fairway Road. If a multiple dwelling is

less than 12 metres from Fairway Road central air condition, double glazed

windows, and EW1 exterior wall type is required.

Special Regulation 597 prohibits geothermal wells.

PART 16

PAR

T 8

58R-15941

PAR

T 9

PART 13

PART 1

PAR

T 4

PART 53

PART 12

PART 12

PART

1

PART

3

PAR

T 153

PAR

T 154

PART 15

PAR

T 155

PAR

T 59

58R-15435

PART 62

PART 67

PART 64

PART 68

58R-15941

PART 4

PART 2

PART 5

PART 5

58R-14647

PAR

T 9

58R-15961

PART 14

PART 8

PART 5

PART 13

PART 4

PART 25

PART 59

PART 50

PART 46

PART 26

PART

50

PAR

T 12

PART 23

PART 28

PART 47

PART 46

PART 48

PART 22

PART 42

PART 41

PART 40

PART 17

58R-1719

1PART 5

PART 12

PAR

T 34

PART 1

PART 9

PART 11

PART 4

PART 9

PART 17

PAR

T 1

PAR

T 3

PAR

T 4

PAR

T 87

PAR

T 51

PAR

T 6PA

RT 7

PAR

T 3

PAR

T 19

PAR

T 82

PAR

T 2

2

58R-15709

PART

13

PART 9

PART 11

PART 9

PART 14

PART 2

PART 14

PART 7

PART 66

PART 2

PART

3

PART 5

PART 16

PART 14

PART

7PART 40

PART 10

PART 10

PART 62

PART 61

PART 2

PART 7

PART 20

PART 65

PART 10

PART 16

PART 14

PART 3

PART 10

PART 2

PART 22

PART 46

PART 19

PART 29

PART 62

PART 45

PART 47

PART

51

PAR

T 10

PAR

T 47

PART 31

PART 30

PART 25

PART 24

PART 37

PART 49

PAR

T 29

PART 23

PART 38

PART 18

PART 20

58R-18030

PAR

T 33

58R-180

36

PART 24

PART 25

PART 3

6

PART 10

PAR

T 4

PAR

T 49

PART 4

PAR

T 5

PAR

T 8

PAR

T 50

PART 14

PAR

T 2

PAR

T 6 PA

RT

14 PAR

T 16

PAR

T 17

PART 2

PART 4PA

RT 8

PAR

T 152

58R-15709

PART 16

PART 13

PART 74

PAR

T 15

6

PART

1

PART 8

PART 20

PART 65

PART 157

PART

1

PART

4PA

RT 7

PART 1

PART 158

PART 15

PART 6

PART 64

PART 1

PART 2

PART 1

PART 41

58R-14737

PART 11

PART 67

PART 16

PART 63

PART 11

PART 9

PART 66

PART 20

PART 57

PART 17

PART 43

PART 6

PART 61

PART 54

PART 49

PART 21

PAR

T 54

PAR

T 53

PART 20

PART 21

PART 31

PART 43

PART 27PA

RT 2

4

PART 29

PART 43

PART 17

58R-1719

1

PART 15

PART 26

58R-17541

PART 1

58R-16593

PAR

T 3

PAR

T 88

PAR

T 12

PART 2

PART 5

PART 11

PART 8

PAR

T 83

PAR

T 20

PAR

T 80

PART 55

PART

2

PART 5

58R-17063

PART 11

PART 16

PART

2

PART 61

PART 3

58R-18030

PART 15

PART 17

PART 11

PART 8

PART 17

PART 1

PART 10

PART 42

PART 21

PART 52

PART 18

PART 19PART 7

PART 15

PART 18

PART 5

PART 56

PAR

T 23

PART 22

PART 17

PART 30

PART 41

PART 71

PART 29

PART 24

PART 36

PART 26

PART 27

PART 26

PART 34

PART 35

PART 30

PART 44

PART

14

PART 24

PART 8

PART 3

PART 37

PART 20

PART 2

PART 2

PART 14

PAR

T 5

PAR

T 9

PAR

T 86

PAR

T 10

PAR

T 84

PART 13

58R-16642

PAR

T 13

PAR

T 15

PAR

T 81

PART 1

PART 10

PART 6

PART 8

58R-16895

PAR

T 6

PART 7

PART 8

58R

-170

63

PAR

T 56

PART 17

PART 18

PART 1

PART 7

58R-17217

PART 12

PART 9

PART 72

PART 3

PART 63

PART

6

PART 3

58R-14737

PART 4

58R-16070

PART 4

PART 1

PART 16

PART 12

PART 12

PART 13

58R-17254

PART 18

PART 8

PART 7

PART 6

PART 11

PART 9

PART 13

PART 15

PART 27

PART 2

PART 1

PART 58

PART 55

PAR

T 55

PART 3

PART 23

PART 18

PART 20

PART 28

PART 63

PART 28

PART 35

58R-

5654

PART 39

PART 36

PART 69

PART 39

PART 65

PART 19

PART 14

PART 39

PART 23

PART 1

58R-16824

PAR

T 2

PAR

T 85

PAR

T 8

PART 1

PART 3

PART 4 PART 12PART 13

PAR

T 14

PART 6

PART 54

PART 3

PART 10

PART 13

PART 16

PAR

T 9

PAR

T 78

PAR

T 77

PAR

T 151

PAR

T 57

PART 6

PART 9

PART 17

PAR

T 18

58R

-157

09

PART 12

PART 71

PART

2

PART

6

PART 2

PART 6

PAR

T 8

PART 15

PART 12

58R-18030

PART 19

PART 58PART 6

PART 2

PART 2

58R-18111

PART 9

PART 26

PART 33

PART 32

PART 60

58R-17254

PART 56

PART 57

PART 16

PART 44

PART 70

PART 25

PAR

T 52

PART 25

PAR

T 26

PART 22

PART 25

PART 31

PART 16

PART

13

PART 38

PART 34

PART 37

PART 36

PART 35

PART 18

PAR

T 32

PART 2

PART 3

PART 13PART 10

PAR

T 7

PART 3

58R-16973

PAR

T 1

PAR

T 2

58R-16899

PAR

T 52

PART 12

PAR

T 4

PAR

T 5

PART 11PART 14

PAR

T 21

PART 11

PART 7

PAR

T 11

PART 15

PAR

T 18

PART 4

PART 4

PART

76

PAR

T 58

PART 10

58R-17434

PART

4

PART

5

PART 1

PART 2

PART 7

PART 1

PART 3

PART 13

PART 9

PART 60

PART 12

PART 24

PART 22

PART 23

PART 4

PART 59PART 5

PART 45

PART 11

PART 8

PART 1

PART 3

PART 72

PART 73

PART 53

PART 48

PART 51

PAR

T 9

PART 21

58R-18030

58R-15412

PART 14

PART 64

PART 40

PART 33

PART 32

58R-18111

PART 27

58R-17149

PART 16

PART 19

58R-18030

PART 6

PART 2

PART 21

58R-16593

PART 11

PART 15

PAR

T 7

PAR

T 11

58R-16973

58R-17143

PART 12

PAR

T 1

PAR

T 13

PAR

T 12

PART 5

PAR

T 7PA

RT 10

PART 10

PAR

T 79

PART 15

PART 19

PART 11

PAR

T 19

PART 5

PART 6

PART 8

PART 10

PART

75

PART 73

PART

3

PART 70

PART 69

PART 60

PART

5

58R-15707

PART 14

58R-17257

PART 4

PART 44

PART 12

PART 7

PART 8

PART 19

PART 42

58R-17254

PAR

T 11

PART 34

PART 33

PART 32

PART 68

PART 45

PART

15

PAR

T 27

PAR

T 28

PART 21

PART 1

PAR

T 30

PAR

T 31

PART 4

PART 7

PART 38

PART

35

PART 5

PART 22

PART 3

PART 2

BLOCK 62

BLOC

K 60

12

6

7

8

9

10

11

1213

1415

1617

1819

20

2223

2425

27

28

29

30

31

32

33

34

3

4

5

35

36

37

38

BLOCK 61

REG PLAN 58M-397REG PLAN 58M-397

REG P

LAN

58M

-397

REG PLAN 58M-397

BLK 18

2

3

4

5

67

8

910

1112

1314

1516

16

9

84

85

86

87

88

89

90

91

92

93

9495

9697

1718

1920

2122

2324

2627

28

3031

REG PLAN 58M-449

REG PLAN 58M

-449

BLOCK 37

1

98

99

100

101

102

103

104

105

106

144

145

146147

149

151

152

23

45

6

89

1011

1213

1415

1617

1819

2021

22

23

153

154

156

157

158

159

160

REG PLAN 58M-331

REG PLAN 58M-331

REG PLAN 58M

-331

BLOCK 180

(0.300 RESERVE) BLOCK 181

24

25

26

28

29

30

31

32

33

34

35

36

37

38

39

40

41

42

43

4445

(0.300 RESERVE)

BLOCK 179

1

23

4

56

7

8

9

10

11

12

14

15

16

17

18

46

47

48

50

51

52

53

54

5556

57

58

5960

6162

63

64

65

66

67

19

20

21

23

24

25

26

27

28

2935

36

37

38

39

40

41

68 69

71

72

73

74

BLK 76

BLK

75

REG PLAN 58M

-448

REG

PLA

N 58

M-4

48

REG PLAN 58M

-448

REG

PLA

N 58

M-4

48

REG

PLA

N 58

M-4

48

REG PLAN 58M-448

REG

PLA

N 58

M-4

48

REG

PLA

N 58

M-5

08

20

21

22

23

42

43

44

45

BLO

CK

46 (6

.0 W

ALKW

AY)

REG PLAN 58M-336

REG PLAN 58M

-336

REG PLAN 58M

-336

REG PLAN 58M

-336

BLK 6

BLK 7

BLK 8

BLK 9

BLK 10

BLK 12

24

25

26

27

28

29

30

18

17

31

32

1

2

3

4

5

6

7

8

9

10

BLK 22

BLK

23


REG PLAN 58M-365

BLK 6

11

12

13

14

15

16

BLO

CK

36

150

(0.300 RESERVE)

BLK 1

21

1

25

155

22

BLK 12

26

BLK 3

BLK 4

BLK 5

BLK 8

BLK 9BLK 10

BLK

11

BLK 12

BLK 13

REG PLAN 58M-367

REG PLAN 58M-367

REG PLAN 58M-367

BLK 5

BLK 6

BLK 1

7

2749

70

19

13

BLK 11

29

REG PLAN

58M-369 BLK 3

BLK 4

BLK 2

BLK 10

BLK 1

BLK 2BLK 3

BLK 4

BLK 5

BLK 6

BLK 7

BLK 8

BLK 9

BLK 11

BLK 13

BLK 14

BLK 15

BLK 16

BLK 17BLK 18

BLK 19

BLK 20

BLK 21

BLK 22

BLK 23

BLK 24

BLK 25

BLK 26

BLK 27

BLK 28

REG PLAN 58M-370

REG PLAN 58M-370

REG PLAN 58M-370

REG PLAN 58M-370

REG PLAN 58M-370

REG PLAN 58M-370

BLK 1

BLK 2BLK 3 BLK 4

BLK 5

BLK 6

BLK 7

BLK 8

REG PLAN 58M-371

BLK 3

BLK 4

BLK 5

BLK

8

BLK 2

REG PLAN 58M-372

REG PLAN 58M-372

BLK 7

REG PLAN 58M-37

2

REG PLAN 58M-373

BLK 1

BLK 2

ZELLER CRES

PEBBLECREEK DR

ZELLER D

R

FEENSTRA ST

STILLWATER ST

WATERVALE CRES

SANDYBAY AVE

RIVERTRAIL AVE

COLTON CIR

AMELIA ST

COLTO

N CIR

CRO

SSBRID

GE

AVE

RIVERTRAIL CRT

VENTURIN ST

APPLEROCK CRT

RIV

ER

RID

GE

EDEN OAK TRAIL

RIVERTRAIL AVEWATERVALE DR

WILLO

WRUN DR

CR

T

RIVER RID

GE ST

GRAND FLATS TRAIL

CROSSW

INDS DR

OLD ZELLER DR CR

EEK

ST

OLD ZELLER DR

EDEN OAK CRT

EDEN OAK TRAIL

VALLEYBROOK DR

PEBBLECREEK CRT

SPR

ING

WATER

BOW

TRAIL

")37

")36

P-3(116)

P-1(1806)

R-4597R(1806)

R-31R, 597R

(1806)

R-3326R(268)

R-6597R(1806)

R-4(2004)

R-4(1554)

R-3326R(268)

R-41R, 639R

(2004)P-2

(268)

R-4597R(2204)

R-4(1697) I-2

597R(2644)

R-4597R(1806)

P-2(2004)

P-2(2004)

R-61R, 596R

597R, 419U(2204)

R-4327R(268)

R-3326R(2004)

R-3326R(2004)

P-1(1806)

R-6597R(1806)

R-4597R(2204)

P-11R

(1806)

R-6327R, 231U

(268)

R-4327R(2004)

R-6597R(1806)

I-1(268)

P-227H(268)

P-227H(268)

R-6596R

597R, 419U(1806)

R-6596R597R419U(1806)

R-6596R

597R, 419U(1806)

R-4640R(2004)

P-2(268)

P-3(2004)

R-4597R(1806)

R-41R

597R(2204)

R-4327R(268)

I-2429U;597R(2644)

R-3326R(268)

P-1(1806)

R-4597R(2204)

P-3(1806)

P-1(3484)

METRIC SCALE 1:4000

266

271 292267

268

272

270

291

293

0 25 50 75 10012.5

Metres´Date: June 1, 2015

")7 Property Detail Schedule Number

(134) Zoning By-law Index Number

Schedule 271

Schedule 271

PART

33

PART

28

PAR T 62

PAR T 42

PART

9

PART

7

PAR T 6

0

PART 22

PAR T 47

PART 5

58R-14968

58R-15435

PART 105

PART 89

PART 10

PART

5

PAR

T4

PART

6

PART

7

PART 1

10

PART 40

PART 11

PART

49

PART

55

PART 19

PART 4

PART 5

PAR

T8

PART 65

PART 74

PART 75

PART 82

PART 132

PART 124

PLAN 58R-16364

PART 9

PART 1

0

58R-14930

PAR

T 11

PAR

T 12

PART 5

PART 2

PART 31

PAR

T 66

PAR

T 76

PAR

T 27

PAR

T 28

PART 44

PART 5

PART 15

PART 32

PLAN 58R-17376

PAR T 41

PART 1

PLAN 58R-14664

PART 26

PART 11

PART 14

PA

RT

5

8

PART 2

PART 83

PART 3

PART 13

PART 102

PART 1

PART 11

PART 3

PAR

T1

PART

112

PART 39

PART 99

PART 6

PART 2

PAR

T5

PART

115

PART

12

0

PART 26

PART 18

PART 24

PART 12

PLAN 58R

-14737

PAR

T9

PART 122

PART 66

PART 64PART 129

PART 126

PART 134PART 11

PART 12

PAR

T 2

PAR

T 4

PART 19

PART 5

PART 7

PART 6

PART 18

PLAN 58R-15412

PAR

T 48

58R-16364

PART 1

PLAN 58R-16364

PLAN

58R

-565

4

PAR

T 44

PART 24

PART 8

PAR

T 64

PART 2

PART 7

PART 8

PAR

T 67

PAR

T 74

PLAN 58R-17033

PART 9

PART 3

PART 6 PART 43

PART 45

PART 30PART 34

PART 17

PART 7

PAR

T 11

PART 14

PART 8

PART 6

PART 1

PART

37

PAR T 4

PART

34

PLAN 58R-14428

PART 11

PART 16

PAR T 6

1

PAR

T 49

PART 4PART 13

PART 38

PART 19

PAR

T 5

7

PART 1

58R-12917

PART 8

PART

1

PART 6

PART 8

PART 9

PART 88

PART 7

PART 9

PART

4

PART 5

58R-15242

PART

48

PART 5

4

PART

58

PART 23

PART 96

PART 7

PART11

PART

119

PART 153

PART 130

PART 70

PART 76

PART 7

PART 123

PART 20

PART 141

PART 139

PART 3

PART 9

PART 1

PART 17

PAR

T 50

PAR

T 52

PART 9

PAR

T 47

PAR

T 56

PART 7

PAR

T 4

PART 6

PART 5

PAR

T 18

PAR

T 40

PART 5

PAR

T 22

PAR

T 39

PAR

T 80

PAR

T 35

PAR

T 34

PAR

T 33

PAR

T 70

PART 4

PART 33

PART 30

PART 6

PART 4

PART 9

PART 12

PART 18

58R-15382

PART

32

PAR T 39

PART

29

PART

10

PAR T 44

PART 15

PAR

T 52

PAR

T 54

PART 9

PART 18

PART 86

PART 7

PART 2

PART 3

PART 5PART 14

PART

3

PART 103

PART 5

PART 5

3

PART 98

PART15

PAR

T 4

6

PART

113

PART

118

PART

56

PART 27PART 97

PART 21

PART 14

58R-15374

PLAN 58R-14647

PART 59

PART 69

PART 72

PART 80PART 149

PAR

T 3

PART 5

PART 127

PART 135

PAR

T 6

PART 14

PART 13

PART 12

PART 11

PART 1

PART 6

PART 2

PAR

T 42

PAR

T 60

PART 3

PAR

T 24

PART 42

PART 1

PART 7

PLAN 58R-5654PAR

T 42

PART 31

PART1

PLAN

PART 2

PAR

T 10

PART 5

PART 13

PART 11

PLAN 58R-14724

PART 1

PART

31

PART 38

PAR T 43

PART

6

PART 2

PART 24

PAR T 46

PART

4

PART

3 PART

2

PART 4

PA

RT

5

9

PART 84 PART 4

PART 7

PART 1

PART 11

PART 4

PART 12

PART 101

PART 6

PAR

T3

PART 108

PART 41

PART

42

PART

44

PART

45

PART 33

PART 30

PART 13

PART 15PART 93

PART 1PLAN 58R-17452

PART 1PART 9

PART16

PLAN 58R-14737PAR

T6

PART

117

PART 94

PART 13

PART 6

PART 1

PART 61

PART 71

PART 79

PART 77

PART 6

PART12

PART 2

PART 136

PART 147

PART 148

PLAN 58R-15730

PART 2

PART 13

PART 11

PART 3

PAR

T 15

PART 8

PART 14

PAR

T 43

PAR

T 62

PART 1

58R-17452

PAR

T 23

PAR

T 37

PAR

T 65 PA

RT

68

PAR

T 26

PAR

T 72

PART 8

PART 7

PART 5

PAR

T 31

PART 2

PART 38

PART

1

PART 5

PART 1

PART 2

PLAN 58

R-12917

PLAN 58R-6733

PART

35

PART

30

PAR T 40

PART 13

PART 14

PAR T 45

PART 23

PAR

T 55

PAR

T 48

PAR

T 50

PAR

T 51

58R-14942

PART 12

PAR T 5

6

PART 9

PART 10

PART 107

PART 38

PART 87

PART 2

PART 12

PART

43

PART 90

PART 29

PART 16

PART 4

PART 7

PART 13

PART 10

PART14

PART

47

PART 1

21

PART

57

PART 150

PART 17

PART 22

PART 11

PART10

PART 62

PART 68PART 133

PART 2

PART 5

58R-15641

PART 7

PART 3

PART 131

PART 144

PART 10

PART 8

PART 2

PART 7

PART 16

PAR

T 13

PART 10

58R-15345

PAR

T 14

PART 3

PLAN 58R

-17452

PAR

T 19

58R-15530

PAR

T 61

PART 9

PAR

T 21

PAR

T 38

PAR

T 78

PAR

T 77 PA

RT

75

PART 6

PAR

T 25

PAR

T 73

58R-17541PART 4

58R-

1764

6

PART 3

PAR

T 23

58R-17542

PART 3

PLAN 58

R-13564

PART

36

PAR T 3

PART 12

PART

5

PART 17

PAR

T 53

PART 2

PART 3

PART 6

PART 106

PART 34

PART 35

PART 37

PART 7

PART 10

PART 8

PART 1

11

PART 5

2

PART 32

PART 31PART 91

PART 12

PART 14

PART

50

PLAN 58R-16271

PART 20

PART 95

PART 8

PART 9

PLAN 58R-17147

PART

51

PART 125

PART 81

PART 10

PART 3

PART 4

PART 14

PART 8

PART 4

PLAN 58R-14717

PART 5

PART2

PART 15

PART4

PAR

T 53

PAR

T 54

PLAN 58R-17452

PAR

T 16

PAR

T 45

PAR

T 55

PAR

T 57

PAR

T 58

PART 4

PAR

T 10

PAR

T 20

58R-15530

PAR

T 63

PAR

T 81

PLAN 58R

-17452

58R-17541

PART 3

PAR

T 71

PART 1

PAR

T 30

58R-16576

PLAN

58R-1

3486

PLAN WDR-123

PART 19

PART 8

PART 20

58R-16973

PLAN 58R-16832

PART

8

PART 25

PART 21

PART 27

PART

1

PART 1

PART 10

PART 3

PART 20

PART 85

PART

2

PART 104

PART 36

PAR

T2

PART 1

09

PART 100

PART 92

PART 14

PART 8

PAR

T7

PART

114

PART

116

PART 28

PART 151

PART 152

PART 25

PART 3

PART 1

PLAN 58R-16750

PART 63

PART 60

PART 67

PART 73

PART 137

PART 78

PART 146

PART 145

PART 13

PART 1

PAR

T 1 PA

RT

5

PART 128

PART 138

PART 142

PART 140

PART 143

PART 1

PART 1

PART 4

PLAN 58R-14683

CREEK CENTRE LINE

PART 4

PART 8

PAR

T 49

PAR

T 51

PAR

T 17

PAR

T 46

PAR

T 59

58R-15944

PART 3

PAR

T 41

PAR

T 36

PAR

T 69

PAR

T 79

PAR

T 32

PAR

T 29

PART 6

PART 3

67R-24

98PART 3

PART 6

5

6

7

8

9

10

11

121314

1517 18

19

20

21

22

23

24

25

2627

28

29

30

31

32

33

3435

3637

394041

42

4445 46 47

48

15

REG

PLAN

591

REG PLAN 591

1

2

4

REG PLAN 58M-393

REG PLAN 58M-393

REG PLA

N 58M-39

3

REG PLAN 58M-392

BLOCK 29

1

2

3

4

5

6

7

8

9

10

11

12131415161718

19

20

21

23

24

25

26

27

REG PLA

N 58M

-392

REG PLAN 58M-392

REG PLAN 58M-392BLOCK 30

10 11 12 13 14 15

16

17

18

19

2021

22

24

25

BLK 1

BLK 9

BLK 32

BLK

33

BLK 39

BLK 40

REG PLAN 58M-394

REG PLAN 58M-394

REG PLAN 58M-394

REG PLAN 58M-394

REG PLAN 58M-394

2

3

4

5

6

78

9

26

BLO

CK 2

98

27 28 2931

3233

34

35

36

37

38

39

40

41

BLOCK 2

92

42

4344

45

54

REG PLAN 58M-398

REG PLAN 58M-398

46

47

49

50

BLOCK

289

BLOCK 296

BLOCK 55

BLOCK 56

BLOCK 58

BLK 31

BLK 10

BLK 11

BLK 12

BLK 14BLK 15

BLK 16BLK 17

BLK 18

BLK 19

BLK 20

BLK 21

BLK 22

BLK 23

BLK 24

BLK 25

BLK 26

BLK 27

BLK 28

BLK 29

BLK 30

BLK 8

BLK 7

BLK 5

BLK 35

BLK 37

BLK 38

BLK 36

BLK 4

BLK 3

BLK 2

BLK 41

35

141

REG P

LAN 5

8M-3

93

3

107

108110

111

112

113

114

115

11611

7

118

119

120

12112

212312

412512

6

127

128

16

38

57

74

23

30

48

109

BLOCK 28

BLK 13

164

129

130

131

132

133

134

22

BLK 34

BLK 6

153

154

155156

157

158

162

163

164

49

50

5253

5455

56

5859

60

61

62

63

64

65

66

67

6869

70

71

72

73

75

76

77

7879

8081

82

110

111

112

113

114

115

116

117

118

119

120

121

122

123

124

125

126

127

128

129

130

131

13213

3

134

135

136

137

138

139

140

142

REG PLAN 58M

-331

REG PLAN 58M-331

REG PLAN 58M-331REG

PLAN 58M-331

REG PLAN 58M

-331

REG PLAN 58M-331

REG PLAN 58M-331

REG PLAN 58M

-331

REG PLAN 58M

-331

REG PLAN 58M-331

REG PLAN 58M-331

REG PLAN 58M-331

REG PLAN 58M-331

BLOCK 170

BLOCK 169

BLOCK 168

BLOCK 167

BLOCK 166

BLOCK 165

BLOCK 2

95

BLOCK 293

BLOCK 29

7

BLOCK 175

(0.300 RESERVE)

BLOCK 176

(0.300 RESERVE)

BLOCK 177

(0.300 RESERVE)

BLOCK 183(0.300 RESERVE)

BLOCK 174

(6.00 WALKWAY)

BLOCK 172

BLOCK 182

(0.300 RESERVE)

31

REG P

LAN 5

8M-3

93

REG P

LAN 5

8M-3

93

REG P

LAN 5

8M-3

93

REG PLAN 58M-393

REG PLAN 58M-393

REG PLAN 58M-393

BLOC

K 60

BLOCK 58

12

6

7

8

9

10

11

1213

14

15

1617

1819

20

2223

2425

31

32

33

34

3

4

5

35

36

37

38

394041

42

50

51

52

53

54

55

56

57


REG P

LAN 5

8M-3

97

REG PLAN 58M-397

REG PLAN 58M-397

REG PLAN 58M-397

2

3

4 910

1112

1314

1516

51

84

85

86

87

88

89

90

91

92

93

94

95

96

97

1718

1920

2122

2324

2627

28

3031

3233

34

REG PLA

N 58M-449

BLOC

K 37

98

99

100

101

102

103

104

105

106

107

108

109143

144

145

146

147

148

149

151

152

153

154

156

157

158

159

160

161

162

163

REG PLAN 58M-331

REG PLAN 58M-331


REG PLA

N 58M-331

BLO

CK

17

8(0

.300

RE

SE

RV

E)

BLOCK 180

(0.300 RESERVE) BLOCK 181

(0.300 RESERVE)

BLOCK 173 (6.00 WALKWAY)

BLOCK 179

1

2

34

56

7

8

9

10

11

12

14

15

16

17

18

19

20

21

23

24

25

26

27

28

29

30

32

33

34

35

36

37

38

39

40

41

42

43

44

45

BLO

CK

46 (6

.0 W

ALK

WAY

)

REG PLAN 58M-336

REG PLA

N 58M-336

REG PLA

N 58M-336

REG PLA

N 58M-336

32

150

(0.300 RESERVE)

BLOCK 47 (6.0 WALKWAY)

21

1

25

83

155

22

13

43

29

JANIN

E ST

JANINE ST

UPPER MERCER ST

PEBBLECREEK DR

FAIRWAY RD N

COUNTRY

CLAIR ST

EDGEW

ATER C

RES

EDGEWATER CRES

WILLO

WR

UN D

R

LOWER MERCER ST

RIVERTRAIL AVE

PEBB

LECREE

K DR

COLTON CIR

AMELIA ST

TREMAINE DR

COUNTRY CLAIR ST

FUNG PL

COLTO

N CIR

CROSSBRIDG

E

AVE

VENTURIN ST

AMELIA CRT

APPLEROCK CRT

WO

OLNER TRAIL

FAIRWAY RD N

COLTON CIR

SANDYH

OO

K AVE

CROSSW

INDS DR

LANDGREN CRTO

LD ZELLER D

R

EDEN OAK TRAIL

VALLEYBROOK DR

R-6322U(1599)

P-2(268)

R-41R,

327R(1884)

R-3438R(1655)R-3

(1599)

R-6324U(1599)

R-6(1599)

R-4327R(1884)

R-4327R(1884)

P-3(1599)

R-6(1599)

R-6327R,231U(1884)

R-41R,

327R,603R(1884)

R-3438R

(1655)

R-3438R(1655)

R-3438R(1655)

R-6322U(1599)

P-3(1615)

R-6(1599)

R-6(1599)

R-6322U(1599)

P-1(1806)

P-1(1806)

R-6597R(1806) R-6

597R(1806)

R-3175R,437R(1655)

R-3175R(1637)

R-6381R(1615)

R-6324U(1599)

R-6327R,231U(1561)

P-2(1846)

R-6596R,597R,419U(1806)

A-1(116)

P-11R

(2204)

R-3175R(1637)

R-3175R,437R(1655)

P-3(1599)

P-227H(268)

P-3(1599)

P-1(1599)

R-4327R(1561)

R-31R,

597R(2204) P-3

(1806)

P-3(1806)

R-3(1599)

R-3(1599)

E-1401R(1555)

E-1(1777)

P-3(1777)

A-1(116)

A-11R

(116)

R-4597R(1806)

R-4597R(1806)

R-4597R(1806)R-4

597R(1806)

C-6(116)

P-3(116)

P-2(1777)

P-2(1777)

I-1(268)

R-6323R(1554)

R-61R,

381R(1615) P-3

(1615)

P-2(1599)

R-3(1561)

R-6381R(1599) P-3

(1615)

A-169U,107R(1561)

P-2(1554)

P-2(268)

R-4597R(2204)

R-4597R(2204)

P-3(2204)

R-3175R(1637)

P-3(1599)

R-6(1777)

R-4323R(1554)

R-4(1554)

P-3(1615)

R-61R,

596R,597R,419U(2204)

R-41R,

597R(2204)

271 292

265291266

273

267272´Date: September 16, 2013

")7 Property Detail Schedule Number

(134) Zoning By-law Index Number

Schedule 272

Schedule 272

Site

Kitchener Zoning By-law 85-1Source: City of Kitchener Zoning By-law 85-1, Schedules 271 & 272 (2013)


Figure

10



Special Use Provision 419 permits convenience retail and personal services

(except dry cleaning) within multiple dwellings or a residential care facility to a

maximum total gross leasable commercial space that does not exceed 20% of the

gross floor area. Such uses are only permitted on the ground floor and cannot

exceed 225 square metres in size.

The Residential Six zone permits coach dwelling units, duplexes, home businesses,

hospices, lodging houses, multiple dwellings, private home day cares, residential care

facilities, semi-detached duplexes, semi-detached dwellings, single detached dwellings,

and street townhouse dwellings. The maximum building height is 10.5 metres and the

maximum floor space ratio is 0.6.

Minor Variance A2016-103 applies to the block and was requested to facilitate a previous

development proposal. The variance was subject to site plan approval and permitted a

floor space ratio of 0.88, balconies that are supported by columns on the ground instead

of cantilevered balconies, a reduced setback to Fairway Road of 4.5 metres, and a

reduction in parking. The development proposal that necessitated the variance has since

been abandoned.

Amendment:

A Zoning By-law Amendment to change the zone to Residential Eight (R-8, 597R, 419U)

is requested. Special Regulation 596 is proposed to be removed from the Site. The R-8

zone permits coach house dwelling units, day care facilities, duplexes, home businesses,

lodging houses, multiple dwellings, private home day cares, residential care facilities,

street townhouse dwellings, and semi-detached and single detached dwellings that

existed when the R-8 zone was applied to the land. The R-8 zone implements the Medium

Rise Residential designation of the Official Plan and permits a floor space ratio between

0.6 and 2.0 and a maximum building height of 24.0 metres.

In accordance with the Pre-submission consultation, the following site-specific

amendments to the R-8 zone are requested:


Cap the overall Floor Space Ratio to 1.5; and,


parking.

The requested amendment is appropriate. The proposed zones implement the proposed

Medium Rise Residential designation of the Official Plan and facilitates a density transfer

from Stage 5 of the subdivision, improving compatibility within the neighbourhood while



conforming to the Designated Greenfield Area targets. The site-specific amendments

ensure the scale of the development will be compatible with the surrounding

neighbourhood, which includes a mix of three storey townhomes and single detached

dwellings.

Removing Special Regulation 596 is appropriate. An updated concept plan and

corresponding Noise Feasibility Study will ensure noise is addressed, and Site Plan

Approval will address patio areas and building siting. The removal of Special Regulation

1 is requested as the Block is not within the Regulated Area of the GRCA.

The proposed reduction in parking is justified as set out in Section 5.5 of this Report.

6.10 Kitchener Zoning By-law 2019-051 Draft Residential Zones

Draft zoning provisions for residential uses in Ward 2 were released for public review in

January 2020 as part of the City of Kitchener’s ongoing comprehensive update of the

zoning by-law (comprising “Stage 2b” of the updated by-law). The draft mapping proposes

to zone the Block 214 in Stage 3 RES-5 (Figure 11) and continues the current Special

Regulation and Special Use provisions.

The table below provides a comparison of the current zoning in By-law 85-1, the proposed

zone in Stage 2b, and the zoning requested by this Zoning By-law Amendment.

City Base Zone Requested Amendment

Multiple Dwelling Current: R-6 Stage 2b: RES-5

85-1: R-8 Would be: RES-6

Minimum Lot Area 495

Minimum Lot Width 15.0 19.0 15.0 15.0

Minimum Front Yard Setback or Exterior Yard Setback

4.5 4.5 4.5 3.0

Minimum Interior Side Yard Setback

2.5 3.0 6 4.5

Minimum Rear Yard Setback

7.5 7.5 7.5 7.5

Minimum Landscaped Area

20% 20% 20% 20%

Minimum FSR 0.6 0.6

Maximum FSR 0.6 0.6 2.0 2.0

Minimum # of Storeys

2



City Base Zone Requested Amendment

Maximum Building Height

10.5 11.0 24 25.0

Maximum # of Storeys

3 8

Minimum # of Dwelling Units

5

Private Patio Area For each dwelling unit

located at ground floor

level, an exclusive use

patio area adjacent to the unit with direct access to such

unit shall be provided.

Ground floor units must

have adjacent exclusive use

patio with direct access

to unit

For each dwelling unit

located at ground floor

level, an exclusive use

patio area adjacent to the unit with direct access to such unit

shall be provided.

Ground floor units must

have adjacent exclusive use

patio with direct access

to unit

Maximum GFA of Individual Non-Res Use

600

Parking Minimum of 1.5 spaces per dwelling unit, 20% of required parking allocated to visitors

Minimum of 1.0 per dwelling unit plus 0.1 visitor spaces per dwelling unit. Maximum of 1.4

spaces per dwelling unit, inclusive of visitor parking.

#

#

#

#

#

##

###

##

###

#

#

## #

#

#

#

#

#

#

#

#

# #

#

#

### #

#

#

#

##

# #

#

#

#

#

#

# #

#

#

#

##

#

## #

#

#

#

#

KING ST BYPASS(HWY 8) CAM BND

KING ST BYPASS(HWY 8) KIT BND

KING ST E

FAIRWAY RD S

FAIRWAY

RDS

WEBER ST E

WEBERST E

OTTAWA ST N

OTTAWA ST N

OTTA

WA

STN

KING ST E

KING ST E

KING

ST E

RIVER RD E

RIVER RD E

RIVERRD

E

RIVER RD E

RIVER RD E

RIVER RD E

KRU

G S

T

VICTORIA ST N

KRUG ST

FAIR

WAY

RDN

FAIRWAY RD N

FAIRWAY RD N

FRED

ERIC

K ST

BLOCK

LINE

RD

COURTLANDAVE

E

MO

NTG

OM

ERY

RD

LACKNER

BLVD

LACKNER BLVD

LACKNER BLVD

MANITOU

DR

FAIRWAY RD N

BELLEVIEW AVE

VERONICA DR

VERONICADR

COR

FIELD DR

LORRAINE AVE

SHUH AVE

DALEWOOD DR

OSW

EGO

CRT

ETON DR

OLD

FIELD D

R

OLDFIELD DR

VALEBROOK ST

MO

NTCALM DR

GLENWOOD DR

ARCHER PL

FAIR

LAW

NRD

SMITHSON ST

FRANKLIN ST N

FRANKLIN

ST

N

CARS

ON

DR

FORFAR

CRT

TEC

UM

SE

HCR

ES

KRAFT AVE

WILSON AVE

WILSON AVE

RIV

ERR

IDG

EC

RT

DENLOW ST

KINZIE AVE

GLENW

OOD

DR

VANIER DR

ZELLERCRT

CHAMPLAIN

CRE

S

WENDY

CRT

THALER AVE

OTTERBEIN RD

OTTERBEIN RD

BRIARMEADOW PL

SHE

LLEY

DR

BRO

ADVI

EW A

VE

GRAND RIVER BLVD

GRANDRIVER

BLVD

CROSBY DR

ROCKWAY DR

BRENTWOOD AVE

S H U

H

AVE

TUPPER

CRT

KEEWATIN AVE

YULE PL

APPLETREE

CRT

IDLEWO

ODDR

HOLBORN DR

DEER CREEK PL

HUD

SO

N

CRT

CASEY DR

GIBSON DR

DO

ON

RD

WRE

NWO

OD

PL

VERONICA

CRT

K EEWATIN

PL

DEAN

SGAT

ECR

T

FERGUS AVE

NIPIGON PLSTONEGATE DR

KN

OLLWOOD CRT

FAIRLAWN RD

QU

AISER

CRT

MAYFAIR

CRT

LAMBERT

PL

CHARTWELL CRT

QUEENSTON

DR

CAMDEN PL

DONALD ST

WIL

FRE

DAV

E

CHA

RLESTON PL

FRAN

KLIN

ST

S

BRIARMEADOW

DR

SHAFTSBURY DR

EDENBRIDGE DR

RIVERBANK DR

BURBANK RD

WE

STC

HES

TER

DR

ZELL

ERDR

ZELLERDR

LIN

TON

PL

FLORAL CRES

BROOKVIEW

CRT

ROSS

AVE

SHERWOOD AVE

BRIARFIELD

CRT

GRAND FLATS TRAIL

HILLMOUNT ST

BRADLEY DR

CLIFFORD RD

OLD CHICOPEE DR

OLD

CHICO

PEE

DR

CH

AND

OS

CRT

NINT

H A

VE

CARNABY PL

BERWICK PL

DEER CREEK

CRT

AMELIA CRT

ARD

WOO

DPL

JANSEN AVE

GRAND FLATS TRAIL

EDEN OAK TRAIL

KINZIE AVE

SIMS ESTATE DR

SIMS

ESTA

TEDR

CHICOPEE

TERR

CRAY CRES

GEORG

IANST

BRYANC

RT

BRO

OKM

EAD ST

HIC

KSO

NDR

BROADVIEWCRT

TWEE

DSM

UIR

CRT

KENORA DR

MATTHEW

CRT

WO

OD

VIEW

CRE

S

IDLE CREEK DR

FIFT

H A

VE

MC

GIB

BON

CR

T

QUAISER ST

PEBBLECREEKDR

DUNNIGANDR

AVON RD

HAL

LIW

ELL

DR

NOTCHWO

ODCRT

VIEWMONT CLOSE

BANBURY ST

TREMAINE DR

DALEW

OOD DR

BREMBE

LST

TRAYNOR AVE

TRAY

NOR

AVE

WIL

LIA

MLE

WIS

ST

WEDGEWOOD DR

BLACKFRIARS PL

WATERVALE DR

THALERAVE

DELL

ROY

AVE

FOXWOODPL

RIVERRIDGE

ST

BEAUMONT CRES

QUINTE CRT

BRIERDALE PL

MIDLAND

DR

ROEHAMPTON CRT

HAROLDAVE

PROSPECT AVE

VALLEYBROOK DR

CO

UNTRY

CLAIR

PL

CHEROKEE CRT

DE

SM

ON

D S

T

MANOR DR

TILLEY CRT

WO

OLNER TRAIL

CONNAUGHT ST

JACKSON AVE

RIVERTRAIL AVE

RIVERTRAIL AVE

MORGAN AVE

MAYWOOD RD

KEEWATIN AVE

GREENFIELD AVE

GREENFIELD AVE

DIN

EEN

CR

T

MA

SSE

YAV

E

ONEIDA

PL

WILLOWRUN DR

BET T I N

APL

CONFEDERATION DR

BRID

GE

MIL

LCR

T

CROSSW

INDSD

R

EDGEW

AT

ER CRES

DARLINGTO

NPL

BAIRD AVE

SPRING

MO

UNTDR

CHA

M

PLAIN

CR

T

STANMO

RE

AVE

BRIERDALE DR

DAIMLER DR

WOLFES CRT

F O RW

ELLCR

T

BURLINGTO

N DR

QUINTE CRES

FALESY AVE

HERITAGE DR

HERITAGE DR

ROLLING ACRES DR

HUDSON CRES

MATTH

EW

ST

AMBER DR

INLET AVE

MA

NCH

EST

ERR

D

COLTON CIRAM

ELIA ST

HARBER

AVE

LANDGREN CRT

CARNABY CRES

HUNTINGDALEPL

PENROSE AVE

NIPIGON ST

CLA

RKAVE

ROSEMOUNT DR

FUNG PL

MISTY ST

WATERBEND CRES

BRO

ADVI

EWAV

E

SANDW

ELLCRT

CAMBRIDGE AVE

TECUMSEH CRES

KENSINGTO

NAVE

VENTURIN ST

KINGSWAY DR

KINGSWAY DR

KINGSWAY

DR

KINGSW

AY D

R

CHELSEA RD

HOFSTETTER

AVE

FLORENCE AVE

MICHENER

CRES

PEACHWOOD AVE

WALKER ST

GUERIN AVE

K

R I ST

IPL

HUBER ST

PEBBLECREEK CRT

CO

R

F IEL

DPL

WOODHAVEN RD

WO

OD

HAV

EN R

D

GLOUCESTER CRT

BON

IFAC

E A

VE

MONTEREY RD

SUFFOLK AVE

EBYDALE DR

TRAFALGAR AVE

KING ST E

LYNNCRT

LYNDHURST DR

SHERWOOD AVE

FAIRWAY CRES

MUSKOKACRT

FRAN

KLIN

STN

EASTWO

OD

DR

STRATHCONA CRES

CONWAY DR

MOR

GAN AVE

ZEF F ER

PL

DEER CREEK ST

NORTH H I LLPL

EVEL

YN

CRE

S

KENWOOD DR

WO

RDS

WO

RTH

PL

ISLINGTON AVE

ERIEAVE

ADA ST

WENDY CRES

CHRISTINECRES

NOEL CRES

WIL

FRE

DAV

E

NOTTINGHAM AVE

HOLBO

RN CRT

KENNETH AVE

JANINE ST

OSWEGO CRT

HERITAGE DR

VALE

BROOK

CRT

CHICOPEE PARK CRT

STRATHCONA CRES

MICHENER CRT

BISHOP CRT

DREGER AVE

EDMUND RD

CROSSBRIDGE

AVE

HIGHPARK AVE SIEBERT AVE

BRAD

LEY PL

WILD

MEADO

WST

LICHTY C

RES

EDEN OAK CRT

LYLE PL

EDENO

AKTRA

IL

HUNTINGD

ALE

DR

SUSAN CRT

ROSE

WOOD

DR

ED

EN

BR

IDG

EPL

DIX

ON

ST

KINZ

IE A

VE

FAIRMOUNT RD

APPLEROCK CRT

WATER

BOW

TRAIL

RIVER RD E

DRUM

OA K PL

MISTY CRT

BRECKW OOD PL

ANTHONY PL

PEACHWOOD CRT

WAYNE DR

PLYMOUTH RD

IDLERIDGE CRT

MELVER

N CRT

PLA

ZACR

T

HALIFAX DR

GIBSON

CRT

NOEL

CRES

MORRISON RD

MORRISON

RD

MO

RRIS

ON

RD

SANDYBAY AVE

TAMI CRT

VOLTA AVE

EIG

HTH

AVE

ROLLING

AC

RESCRT

SHELDON AVE N

SPR

ING

CRE

EKST

RUTHERFORD DR

WIN

DOM

RD

HAMPTON PL

CHANDOS DR

STJE

ROM

EAV

E

SCE

NIC

DR

NATCHEZ RD

WYAN

DO

T TEC

RT

TISDALE

CRT

FAIRWAY CRT

ROSS AVE

COLTO

N CIR

BIRKSHIRECRT

OLD ZELLER DR

FEEN

STRA

ST

EBYDALE DR

CRAIG DR

FERG

US

AVE

ROSEMOUNT DR

COVENTRY DR

INDIAN RD

OWEN AVE

MO

NTG

OM

ER

Y R

D

BYRON AVE

JEAN AVE

SUSAN CRES

GRAY ST

CLIVE RD

EULE

R A

VE

EMER

ALD

AVE

CAIT AVE

ASKIN PL

BURGETZAVE

WAN

DSW

ORTH PL

WREN PL

BURNTEMBER

CRT

ECKERT ST

GEORGIAN CRES

APPLEWOOD AVE

GREGGCR

T

BOUND

BRO

OK

CRT

KINGSBURY DR

CENTREVILLE ST

AP

P LE TREE DR

SPRINGMOUNT PL

TIN

ATAW

ACR

T

TUPPER CRES

ELKINGTON DR

JANE

T CRT

BREMBE L CRE

S

WREN

CRES

SIMS ESTATE P L

DERBY LANE

PERKELL PL

DOO

LEYDR

GR

AS

SW

OO

DST

EBYDALE DR

SIMPSON AVE

UPPER MERCER ST

BANCROFT ST

BRANDYCRES

JADE

STONE

CRT

CON

NAU

GH

T PL

DAVIDEL

SEYST

BEAUMONT CRES

GLEN

CLIFFE

CRT

WABAN

AKI DR

RANDERSON AVE

ARLI

NGTO

N BL

VD

CHAR

TWE

LLC

RT

TURNER AVE

DEERFIELD AVE

COUNTRY CLAIR ST

CEDARWOODS CRES

MUN

ROE

ST

CAR

RO

L ST

SIXT

H AV

E

GERARDAVE

OLD YORK CRES

FIR

ST A

VEBRO

ADMOOR

AVE

BRIARFIELD ST

MCGEE AVE

PINE

CR

EST

DR

ROSE GARDEN

ST

TEMPLETON DR

CAMEO DR

LOW

ERMER CE R ST

FORFAR AVE

PARKVIEWC RES

BETTLEY CRES

TANGLEWOOD

AVE

CHICOPEE HILLS DR

RENNIE DR

NIA

GA

RARD

FOU

RTH

AVE

REYBURN AVE

OBERMEYER DR

LEWIS CRES

LACKNER PL

BRIARMEADOW CRES

BALFOUR CRES

KIPLING AVE

CHARLOTTE CRES

ZELLER CRES

BRIDGEMILL CRES

SCENICWOODCRES

WILSO

N AVE

QUEENSTONCRES

BALZER RD

TREMAI

NECR

ES

MANITOULIN CRES

GRULKEST

CO

RN

ELL

AVE

SEC

OND

AVE

SOUT

HILL

DR

UNDERHILL CRES

WATERVALE

CRES

THIR

D A

VE

STILLW

ATERST

GRABER PL

KINGSTO

NC

RE

S

BELWOOD CRES

MAN

CH

ESTE

R R

D

MAN

CH

ESTE

R R

D

SECORD AVE

ONEIDA PL

CEDA

RWOO

DSCRES

GRE

ENDA

LECR

ES

MISTY CRES

OAKHURST CRES

WIMBLETON CRES

ST JEROME CRESPEPPERW

OO

DCRES

GAY CRES

BRECKENRIDGE DR

OLD CHICOPEE TRAIL

HIDDEN VALLEY RD

HIDDEN VALLEY RD

HIDDEN

VALLEY

RD

MISTY

C

R T

ASKIN

P L

LYLE

P L

LINTON

P L

BR

ADLEY

P L

FAIRWAY

CRT

CAMDEN

P L

COVENTRY

DR

KENNETH

AV E

MONTEREY

CRES

RES-4171R(M)

RES-5

RES-4

RES-2

RES-4

INS-2

RES-5

NHC-1

NHC-1

RES-6

RES-4

RES-5

RES-710HSR(M)

RES-5

RES-4 RES-4

RES-3

NHC-1

RES-3

RES-3

RES-4

RES-6

RES-3

NHC-1

NHC-1

RES-5

RES-5

RES-2

RES-2

A-1

RES-1470R(M)

RES-5

RES-2

RES-5597R(M)

NHC-1

A-11R

RES-1

P-3

RES-5597R(M)

RES-4597R(M)

RES-5

RES-4

RES-5

RES-5

RES-4

RES-5

NHC-1(M)

RES-5

RES-5411R(M)

RES-5

RES-7169R(M)

RES-5

RES-5

RES-3

RES-5

RES-4

RES-5

RES-4

RES-5

RES-3

RES-4

RES-4

NHC-1

RES-4

NHC-1169R(M)

RES-2200R(M)

RES-5

RES-2

NHC-1

RES-5

NHC-1

RES-5

MIU-1

RES-3

NHC-1

A-1

P-3

P-3

RES-2472R(M)

RES-5

RES-2322R(M)

RES-4640R(M)

A-11R

RES-5RES-4

RES-7

NHC-1

RES-5(M)

RES-4

NHC-1

RES-2

RES-4

RES-4

RES-4

RES-5

RES-4

RES-4RES-5

RES-4

RES-1

RES-5399R(M)

RES-2

RES-2

RES-5

RES-2

RES-6

RES-1469R(M)

RES-5

RES-4

RES-4597R(M)

RES-4

RES-2

RES-5

RES-2

RES-7 RES-6

RES-3

RES-4

RES-5

RES-3

RES-3

RES-3

RES-5

RES-4

RES-2

RES-2

RES-4

RES-2

RES-4

A-1

OSR-2

NHC-1472R(M)

RES-2

RES-4603R(M)

RES-4

RES-4597R(M)

EUF-1

RES-4 RES-4

OSR-2

RES-5

NHC-1

RES-6

RES-5

RES-5

RES-4

RES-5

RES-5RES-4

RES-3RES-3

RES-2

NHC-1

RES-2

RES-4

RES-4

NHC-1(M)

NHC-1

RES-2

RES-4

NHC-1

OSR-2

RES-4

P-3

RES-2

RES-1471R(M)

RES-5

RES-5

RES-4639R(M)

RES-2

RES-2

EUF-1

RES-4

RES-5

RES-2

RES-2

RES-4178U(M)

RES-3

RES-5470U(M), 744R(M)

RES-5

RES-3

RES-3

RES-4

RES-4

RES-2

RES-4

A-11R

P-227H(M)

RES-5

RES-3

RES-4

A-169U(M),107R(M)

RES-5596R(M), 597R(M),

419U(M)

P-3

RES-4597R(M)

RES-4

RES-2

RES-4

RES-5

RES-5

RES-5745R(M),472U(M)

RES-4

RES-3

RES-3

RES-4

RES-2386R(M)

RES-5

RES-5

RES-2

NHC-1RES-5

RES-3

RES-5

RES-4

RES-4597R(M)

RES-3597R(M)

RES-5

RES-4

RES-4

RES-7

RES-4

RES-4

RES-5RES-3

RES-5

RES-3

RES-3

RES-4

RES-4

RES-5

RES-4

RES-2

RES-4

NHC-1

RES-5

P-3

RES-2167R(M)

RES-2 MIU-1

RES-5597R(M)

RES-2597R(M)

FOUNTAINST N

FAIRWAY

RDN

City of Kitchener - Ward 2City of Kitchener - Ward 2Proposed Residential ZoningProposed Residential Zoning

Disclaimer: This document is subject to copyright and may only be used for your personal, non-commercial use, provided you keep intact the copyright notice. The City of Kitchener assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kitchener does not make any representations or warranty, express or implied, concerning theaccuracy, quality, likely results or reliability of the use of the information contained in this document. © 2020 The Corporation of the City of Kitchener Some portions of this publication are produced using information under licensed use from Teranet ©1998 Protected by Copyright - May not be reproduced without Permission THIS IS NOT A PLAN OF SURVEY - PROJECTION: UTM NAD 83 zone 17

°

Corporate ServicesTechnology Innovation and Services - Geospatial Data and AnalyticsPrinted: 1/30/2020

0 0.5 1

Kilometres

LegendRail Line

RailwayHydro

# Hydro TowerHydro Corridor

Ward Boundary

CROZBY Proposed Residential Zoning Stage 2RES-1RES-2RES-3RES-4RES-5RES-6RES-7EUF-1OSR-2NHC-1MIU-1INS-2A-1P-3P-2

CROZBY Zoning Stage 1

QUEEN S

T S

BLOOMINGDALE RD

HWY 401HWY 401 LONDON BOUND

IRANEED

LESBL VD

HIGHLAND RD W

OTTAWA ST S

BLEAMS RD

COURTLAND AVE E

HURON RD

OTTAWA ST N

BLVD

HWY

401

TO

RO

NTO

BO

UN

D

KING ST BYPASS

CONESTOGA PKY

CONESTOGA PKY(HWY7/8) STRA BND

FISCHER HALLMAN RD

CHARLES ST E

STRASBU

RG

RD

CONESTO

GA PKY(HWY 7) W

AT BND

BRIDGE ST E



HWY 401 TORONTO BOUND

KITCHENER BOUND

VICTORIAST

S

CONESTOGA PKY(HWY 7/8) WAT BND

WESTM

OU

NT

RD

W

KING ST W

BLOCK LINE RD

FISCH

ER H

ALLMAN

RD

MAN

ITOU

DR

LAC

KNER

BLVD

CAMBRIDGE BOUND

HOMER

SHIRLEY AVE

WATSO

N

VICTORIA ST N

TRUSSLER RD

WESTM

OU

NT

RD

E

KING ST E

CONESTOGAPKY

FAIRWAY RD S

RIV

ERRD

E

HWY 8

HWY

401

LO

ND

ON

BO

UND

GLASGOW STWEBER ST E

CON

ESTO

GA PK

Y(HW

Y 86) STRA B

ND

NEW DUNDEE RD

NEW DUNDEE RD

KING ST E

KING ST BYPASS

WEBER

STW

FREDERICK ST

LANC

ASTER

ST

W

FAIRWAY RD N2

N O R T H D U M F R I E S

W I L M O T

C A M B R I D G E

W A T E R L O O

W O O L W I C H

3

4

6

7

1

98

10

5

#

#

#

#

#

##

###

##

###

#

#

## #

#

#

#

#

#

#

#

#

# #

#

#

### #

#

#

#

##

# #

#

#

#

#

#

# #

#

#

#

##

#

## #

#

#

#

#



KING ST E

FAIRWAY RD S

FAIRWAY

RDS

WEBER ST E

WEBERST E

OTTAWA ST N

OTTAWA ST N

OTTA

WA

STN

KING ST E

KING ST E

KING

ST E

RIVER RD E

RIVER RD E

RIVERRD

E

RIVER RD E

RIVER RD E

RIVER RD E

KRU

G S

T

VICTORIA ST N

KRUG ST

FAIR

WAY

RDN

FAIRWAY RD N

FAIRWAY RD N

FRED

ERIC

K ST

BLOCK

LINE

RD

COURTLANDAVE

E

MO

NTG

OM

ERY

RD

LACKNER

BLVD

LACKNER BLVD

LACKNER BLVD

MANITOU

DR

FAIRWAY RD N

BELLEVIEW AVE

VERONICA DR

VERONICADR

COR

FIELD DR

LORRAINE AVE

SHUH AVE

DALEWOOD DR

OSW

EGO

CRT

ETON DR

OLD

FIELD D

R

OLDFIELD DR

VALEBROOK ST

MO

NTCALM DR

GLENWOOD DR

ARCHER PL

FAIR

LAW

NRD

SMITHSON ST

FRANKLIN ST N

FRANKLIN

ST

N

CARS

ON

DR

FORFAR

CRT

TEC

UM

SE

HCR

ES

KRAFT AVE

WILSON AVE

WILSON AVE

RIV

ERR

IDG

EC

RT

DENLOW ST

KINZIE AVE

GLENW

OOD

DR

VANIER DR

ZELLERCRT

CHAMPLAIN

CRE

S

WENDY

CRT

THALER AVE

OTTERBEIN RD

OTTERBEIN RD

BRIARMEADOW PL

SHE

LLEY

DR

BRO

ADVI

EW A

VE

GRAND RIVER BLVD

GRANDRIVER

BLVD

CROSBY DR

ROCKWAY DR

BRENTWOOD AVE

S H U

H

AVE

TUPPER

CRT

KEEWATIN AVE

YULE PL

APPLETREE

CRT

IDLEWO

ODDR

HOLBORN DR

DEER CREEK PL

HUD

SO

N

CRT

CASEY DR

GIBSON DR

DO

ON

RD

WRE

NWO

OD

PL

VERONICA

CRT

K EEWATIN

PL

DEAN

SGAT

ECR

T

FERGUS AVE

NIPIGON PL

STONEGATE DR

KN

OLLWOOD CRT

FAIRLAWN RD

QU

AISER

CRT

MAYFAIR

CRT

LAMBERT

PL

CHARTWELL CRT

QUEENSTON

DR

CAMDEN PL

DONALD ST

WIL

FRE

DAV

E

CHA

RLESTON PL

FRAN

KLIN

ST

S

BRIARMEADOW

DR

SHAFTSBURY DR

EDENBRIDGE DR

RIVERBANK DR

BURBANK RD

WE

STC

HES

TER

DR

ZELL

ERDR

ZELLERDR

LIN

TON

PL

FLORAL CRES

BROOKVIEW

CRT

ROSS

AVE

SHERWOOD AVE

BRIARFIELD

CRT

GRAND FLATS TRAIL

HILLMOUNT ST

BRADLEY DR

CLIFFORD RD

OLD CHICOPEE DR

OLD

CHICO

PEE

DR

CH

AND

OS

CRT

NINT

H A

VE

CARNABY PL

BERWICK PL

DEER CREEK

CRT

AMELIA CRT

ARD

WOO

DPL

JANSEN AVE

GRAND FLATS TRAIL

EDEN OAK TRAIL

KINZIE AVE

SIMS ESTATE DR

SIMS

ESTA

TEDR

CHICOPEE

TERR

CRAY CRES

GEORG

IANST

BRYANC

RT

BRO

OKM

EAD ST

HIC

KSO

NDR

BROADVIEWCRT

TWEE

DSM

UIR

CRT

KENORA DR

MATTHEW

CRT

WO

OD

VIEW

CRE

S

IDLE CREEK DR

FIFT

H A

VE

MC

GIB

BON

CR

T

QUAISER ST

PEBBLECREEKDR

DUNNIGANDR

AVON RD

HAL

LIW

ELL

DR

NOTCHWO

ODCRT

VIEWMONT CLOSE

BANBURY ST

TREMAINE DR

DALEW

OOD DR

BREMBE

LST

TRAYNOR AVE

TRAY

NOR

AVE

WIL

LIA

MLE

WIS

ST

WEDGEWOOD DR

BLACKFRIARS PL

WATERVALE DR

THALERAVE

DELL

ROY

AVE

FOXWOODPL

RIVERRIDGE

ST

BEAUMONT CRES

QUINTE CRT

BRIERDALE PL

MIDLAND

DR

ROEHAMPTON CRT

HAROLDAVE

PROSPECT AVE

VALLEYBROOK DR

CO

UNTRY

CLAIR

PL

CHEROKEE CRT

DE

SM

ON

D S

T

MANOR DR

TILLEY CRT

WO

OLNER TRAIL

CONNAUGHT ST

JACKSON AVE

RIVERTRAIL AVE

RIVERTRAIL AVE

MORGAN AVE

MAYWOOD RD

KEEWATIN AVE

GREENFIELD AVE

GREENFIELD AVE

DIN

EEN

CR

T

MA

SSE

YAV

E

ONEIDA

PL

WILLOWRUN DR

BET T I N

APL

CONFEDERATION DR

BRID

GE

MIL

LCR

T

CROSSW

INDSD

R

EDGEW

AT

ER CRES

DARLINGTO

NPL

BAIRD AVE

SPRING

MO

UNTDR

CHA

M

PLAIN

CR

T

STANMO

RE

AVE

BRIERDALE DR

DAIMLER DR

WOLFES CRT

F O RW

ELLCR

T

BURLINGTO

N DR

QUINTE CRES

FALESY AVE

HERITAGE DR

HERITAGE DR

ROLLING ACRES DR

HUDSON CRES

MATTH

EW

ST

AMBER DR

INLET AVE

MA

NCH

EST

ERR

D

COLTON CIR

AMELIA ST

HARB

ERAV

E

LANDGREN CRT

CARNABY CRES

HUNTINGDALEPL

PENROSE AVE

NIPIGON ST

CLA

RKAVE

ROSEMOUNT DR

FUNG PL

MISTY ST

WATERBEND CRES

BRO

ADVI

EWAV

E

SANDW

ELLCRT

CAMBRIDGE AVE

TECUMSEH CRES

KENSINGTO

NAVE

VENTURIN ST

KINGSWAY DR

KINGSWAY DR

KINGSWAY

DR

KINGSW

AY D

R

CHELSEA RD

HOFSTETTER

AVE

FLORENCE AVE

MICHENER

CRES

PEACHWOOD AVE

WALKER ST

GUERIN AVE

K

R I ST

IPL

HUBER ST

PEBBLECREEK CRT

CO

R

F IEL

DPL

WOODHAVEN RD

WO

OD

HAV

EN R

D

GLOUCESTER CRT

BON

IFAC

E A

VE

MONTEREY RD

SUFFOLK AVE

EBYDALE DR

TRAFALGAR AVE

KING ST E

LYNNCRT

LYNDHURST DR

SHERWOOD AVE

FAIRWAY CRES

MUSKOKACRT

FRAN

KLIN

STN

EASTWO

OD

DR

STRATHCONA CRES

CONWAY DR

MOR

GAN AVE

ZEF F ER

PL

DEER CREEK ST

NORTH H I LLPL

EVEL

YN

CRE

S

KENWOOD DR

WO

RDS

WO

RTH

PL

ISLINGTON AVE

ERIEAVE

ADA ST

WENDY CRES

CHRISTINECRES

NOEL CRES

WIL

FRE

DAV

E

NOTTINGHAM AVE

HOLBO

RN CRT

KENNETH AVE

JANINE ST

OSWEGO CRT

HERITAGE DR

VALE

BROOK

CRT

CHICOPEE PARK CRT

STRATHCONA CRES

MICHENER CRT

BISHOP CRT

DREGER AVE

EDMUND RD

CROSSBRIDGE

AVE

HIGHPARK AVE SIEBERT AVE

BRAD

LEY PL

WILD

MEADO

WST

LICHTY C

RES

EDEN OAK CRT

LYLE PL

EDENO

AKTRA

IL

HUNTINGD

ALE

DR

SUSAN CRT

ROSE

WOOD

DR

ED

EN

BR

IDG

EPL

DIX

ON

ST

KINZ

IE A

VE

FAIRMOUNT RD

APPLEROCK CRT

WATER

BOW

TRAIL

RIVER RD E

DRUM

OA K PL

MISTY CRT

BRECKW OOD PL

ANTHONY PL

PEACHWOOD CRT

WAYNE DR

PLYMOUTH RD

IDLERIDGE CRT

MELVER

N CRT

PLA

ZACR

T

HALIFAX DR

GIBSON

CRT

NOEL

CRES

MORRISON RD

MORRISON

RD

MO

RRIS

ON

RD

SANDYBAY AVE

TAMI CRT

VOLTA AVE

EIG

HTH

AVE

ROLLING

AC

RESCRT

SHELDON AVE N

SPR

ING

CRE

EKST

RUTHERFORD DR

WIN

DOM

RD

HAMPTON PL

CHANDOS DR

STJE

ROM

EAV

E

SCE

NIC

DR

NATCHEZ RD

WYAN

DO

T TEC

RT

TISDALE

CRT

FAIRWAY CRT

ROSS AVE

COLTO

N CIR

BIRKSHIRECRT

OLD ZELLER DR

FEEN

STRA

ST

EBYDALE DR

CRAIG DR

FERG

US

AVE

ROSEMOUNT DR

COVENTRY DR

INDIAN RD

OWEN AVE

MO

NTG

OM

ER

Y R

D

BYRON AVE

JEAN AVE

SUSAN CRES

GRAY ST

CLIVE RD

EULE

R A

VE

EMER

ALD

AVE

CAIT AVE

ASKIN PL

BURGETZAVE

WAN

DSW

ORTH PL

WREN PL

BURNTEMBER

CRT

ECKERT ST

GEORGIAN CRES

APPLEWOOD AVE

GREGGCR

T

BOUND

BRO

OK

CRT

KINGSBURY DR

CENTREVILLE ST

AP

P LE TREE DR

SPRINGMOUNT PL

TIN

ATAW

ACR

T

TUPPER CRES

ELKINGTON DR

JANE

T CRT

BREMBE L CRE

S

WREN

CRES

SIMS ESTATE P L

DERBY LANE

PERKELL PL

DOO

LEYDR

GR

AS

SW

OO

DST

EBYDALE DR

SIMPSON AVE

UPPER MERCER ST

BANCROFT ST

BRANDYCRES

JADE

STONE

CRT

CON

NAU

GH

T PL

DAVIDEL

SEYST

BEAUMONT CRES

GLEN

CLIFFE

CRT

WABAN

AKI DR

RANDERSON AVE

ARLI

NGTO

N BL

VD

CHAR

TWE

LLC

RT

TURNER AVE

DEERFIELD AVE

COUNTRY CLAIR ST

CEDARWOODS CRES

MUN

ROE

ST

CAR

RO

L ST

SIXT

H AV

E

GERARDAVE

OLD YORK CRES

FIR

ST A

VEBRO

ADMOOR

AVE

BRIARFIELD ST

MCGEE AVE

PINE

CR

EST

DR

ROSE GARDEN

ST

TEMPLETON DR

CAMEO DR

LOW

ERMER CE R ST

FORFAR AVE

PARKVIEWC RES

BETTLEY CRES

TANGLEWOOD

AVE

CHICOPEE HILLS DR

RENNIE DR

NIA

GA

RARD

FOU

RTH

AVE

REYBURN AVE

OBERMEYER DR

LEWIS CRES

LACKNER PL

BRIARMEADOW CRES

BALFOUR CRES

KIPLING AVE

CHARLOTTE CRES

ZELLER CRES

BRIDGEMILL CRES

SCENICWOODCRES

WILSO

N AVE

QUEENSTONCRES

BALZER RD

TREMAI

NECR

ES

MANITOULIN CRES

GRULKEST

CO

RN

ELL

AVE

SEC

OND

AVE

SOUT

HILL

DR

UNDERHILL CRES

WATERVALE

CRES

THIR

D A

VE

STILLW

ATERST

GRABER PL

KINGSTO

NC

RE

S

BELWOOD CRES

MAN

CH

ESTE

R R

D

MAN

CH

ESTE

R R

D

SECORD AVE

ONEIDA PL

CEDA

RWOO

DSCRES

GRE

ENDA

LECR

ES

MISTY CRES

OAKHURST CRES

WIMBLETON CRES

ST JEROME CRESPEPPERW

OO

DCRES

GAY CRES

BRECKENRIDGE DR

OLD CHICOPEE TRAIL

HIDDEN VALLEY RD

HIDDEN VALLEY RD

HIDDEN

VALLEY

RD

MISTY

C

R T

ASKIN

P L

LYLE

P L

LINTON

P L

BR

ADLEY

P L

FAIRWAY

CRT

CAMDEN

P L

COVENTRY

DR

KENNETH

AV E

MONTEREY

CRES

RES-4171R(M)

RES-5

RES-4

RES-2

RES-4

INS-2

RES-5

NHC-1

NHC-1

RES-6

RES-4

RES-5

RES-710HSR(M)

RES-5

RES-4 RES-4

RES-3

NHC-1

RES-3

RES-3

RES-4

RES-6

RES-3

NHC-1

NHC-1

RES-5

RES-5

RES-2

RES-2

A-1

RES-1470R(M)

RES-5

RES-2

RES-5597R(M)

NHC-1

A-11R

RES-1

P-3

RES-5597R(M)

RES-4597R(M)

RES-5

RES-4

RES-5

RES-5

RES-4

RES-5

NHC-1(M)

RES-5

RES-5411R(M)

RES-5

RES-7169R(M)

RES-5

RES-5

RES-3

RES-5

RES-4

RES-5

RES-4

RES-5

RES-3

RES-4

RES-4

NHC-1

RES-4

NHC-1169R(M)

RES-2200R(M)

RES-5

RES-2

NHC-1

RES-5

NHC-1

RES-5

MIU-1

RES-3

NHC-1

A-1

P-3

P-3

RES-2472R(M)

RES-5

RES-2322R(M)

RES-4640R(M)

A-11R

RES-5RES-4

RES-7

NHC-1

RES-5(M)

RES-4

NHC-1

RES-2

RES-4

RES-4

RES-4

RES-5

RES-4

RES-4RES-5

RES-4

RES-1

RES-5399R(M)

RES-2

RES-2

RES-5

RES-2

RES-6

RES-1469R(M)

RES-5

RES-4

RES-4597R(M)

RES-4

RES-2

RES-5

RES-2

RES-7 RES-6

RES-3

RES-4

RES-5

RES-3

RES-3

RES-3

RES-5

RES-4

RES-2

RES-2

RES-4

RES-2

RES-4

A-1

OSR-2

NHC-1472R(M)

RES-2

RES-4603R(M)

RES-4

RES-4597R(M)

EUF-1

RES-4 RES-4

OSR-2

RES-5

NHC-1

RES-6

RES-5

RES-5

RES-4

RES-5

RES-5RES-4

RES-3RES-3

RES-2

NHC-1

RES-2

RES-4

RES-4

NHC-1(M)

NHC-1

RES-2

RES-4

NHC-1

OSR-2

RES-4

P-3

RES-2

RES-1471R(M)

RES-5

RES-5

RES-4639R(M)

RES-2

RES-2

EUF-1

RES-4

RES-5

RES-2

RES-2

RES-4178U(M)

RES-3

RES-5470U(M), 744R(M)

RES-5

RES-3

RES-3

RES-4

RES-4

RES-2

RES-4

A-11R

P-227H(M)

RES-5

RES-3

RES-4

A-169U(M),107R(M)

RES-5596R(M), 597R(M),

419U(M)

P-3

RES-4597R(M)

RES-4

RES-2

RES-4

RES-5

RES-5

RES-5745R(M),472U(M)

RES-4

RES-3

RES-3

RES-4

RES-2386R(M)

RES-5

RES-5

RES-2

NHC-1RES-5

RES-3

RES-5

RES-4

RES-4597R(M)

RES-3597R(M)

RES-5

RES-4

RES-4

RES-7

RES-4

RES-4

RES-5RES-3

RES-5

RES-3

RES-3

RES-4

RES-4

RES-5

RES-4

RES-2

RES-4

NHC-1

RES-5

P-3

RES-2167R(M)

RES-2 MIU-1

RES-5597R(M)

RES-2597R(M)

FOUNTAINST N

FAIRWAY

RDN

City of Kitchener - Ward 2City of Kitchener - Ward 2Proposed Residential ZoningProposed Residential Zoning

Disclaimer: This document is subject to copyright and may only be used for your personal, non-commercial use, provided you keep intact the copyright notice. The City of Kitchener assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kitchener does not make any representations or warranty, express or implied, concerning theaccuracy, quality, likely results or reliability of the use of the information contained in this document. © 2020 The Corporation of the City of Kitchener Some portions of this publication are produced using information under licensed use from Teranet ©1998 Protected by Copyright - May not be reproduced without Permission THIS IS NOT A PLAN OF SURVEY - PROJECTION: UTM NAD 83 zone 17

°

Corporate ServicesTechnology Innovation and Services - Geospatial Data and AnalyticsPrinted: 1/30/2020

0 0.5 1

Kilometres

LegendRail Line

RailwayHydro

# Hydro TowerHydro Corridor

Ward Boundary

CROZBY Proposed Residential Zoning Stage 2RES-1RES-2RES-3RES-4RES-5RES-6RES-7EUF-1OSR-2NHC-1MIU-1INS-2A-1P-3P-2

CROZBY Zoning Stage 1

QUEEN S

T S

BLOOMINGDALE RD

HWY 401HWY 401 LONDON BOUND

IRANEED

LESBL VD

HIGHLAND RD W

OTTAWA ST S

BLEAMS RD

COURTLAND AVE E

HURON RD

OTTAWA ST N

BLVD

HWY

401

TO

RO

NTO

BO

UN

D

KING ST BYPASS

CONESTOGA PKY

CONESTOGA PKY(HWY7/8) STRA BND

FISCHER HALLMAN RD

CHARLES ST E

STRASBU

RG

RD

CONESTO

GA PKY(HWY 7) W

AT BND

BRIDGE ST E



HWY 401 TORONTO BOUND

KITCHENER BOUND

VICTORIAST

S

CONESTOGA PKY(HWY 7/8) WAT BND

WESTM

OU

NT

RD

W

KING ST W

BLOCK LINE RD

FISCH

ER H

ALLMAN

RD

MAN

ITOU

DR

LAC

KNER

BLVD

CAMBRIDGE BOUND

HOMER

SHIRLEY AVE

WATSO

N

VICTORIA ST N

TRUSSLER RD

WESTM

OU

NT

RD

E

KING ST E

CONESTOGAPKY

FAIRWAY RD S

RIV

ERRD

E

HWY 8

HWY

401

LO

ND

ON

BO

UND

GLASGOW STWEBER ST E

CON

ESTO

GA PK

Y(HW

Y 86) STRA B

ND

NEW DUNDEE RD

NEW DUNDEE RD

KING ST E

KING ST BYPASS

WEBER

STW

FREDERICK ST

LANC

ASTER

ST

W

FAIRWAY RD N2

N O R T H D U M F R I E S

W I L M O T

C A M B R I D G E

W A T E R L O O

W O O L W I C H

3

4

6

7

1

98

10

5

Site

Proposed Residential Zoning - Ward 2Source: City of Kitchener, CRoZBy, Stage 2b, Ward 2, Proposed

Residential Zoning (January 30, 2020)


Figure

11



7. Summary and Conclusions

Rockway Holdings Ltd. is proposing to transfer density from Stage 5 of the Grand River

Flats subdivision to Block 214 in Stage 3. The transfer is requested to increase

compatibility of Stage 5 with the surrounding neighbourhood and to relocate the density

to a part of the subdivision that has better access and can accommodate multiple

residential buildings. When implemented, the shift in density will result in an overall

increase in yield and density when the two parcels are considered.

Applications for an Official Plan Amendment, Zoning By-law Amendment, and an

amendment to the Grand River South Community Plan are required to permit the

proposed development. The Official Plan Amendment would redesignate the Block to

“Medium Rise Residential”. The Zoning By-law Amendment would rezone the block to the

Residential Eight (R-8) zone with site-specific exceptions to limit the height and density of

the development and reduce the required parking to 1.0 spaces per unit, inclusive of visitor

parking.

In our professional planning opinion, the proposed applications are justified and represent

good planning. They are consistent with the Provincial Policy Statement, conform to the

Growth Plan for the Greater Golden Horseshoe, and conform to the Region of Waterloo

Official Plan and Kitchener Official Plan as outlined in Section 6 of this Report. Per the

applicable Provincial, Regional and City policy direction, the proposed applications and

the resulting development will:

o Facilitate the development of a residential neighbourhood within the Urban

Boundary of Kitchener;

o Increase the density of Block 214 in Stage 3 in accordance with Provincial, Regional

and City growth management policies;

o Assist in providing a complete community that includes residential uses together

with supporting park and outdoor recreation spaces;

o Accommodate a compact development pattern that efficiently uses existing roads

and servicing infrastructure abutting the site and support existing public facilities and

community resources in the surrounding neighbourhood;

o Provide for a diversity of housing options in the form of townhomes and multiple

residential units in a variety of sizes;

o Establish a transportation pattern on the site that will accommodate direct

movements for all travel modes and will particularly support active transportation;

o Implement the Heritage Impact Assessment for the Grand River; and,



o Establish an open space system on the site that meets the Official Plan’s intent of

providing sufficient green spaces and recreation opportunities.



8. Appendix 1 – Proposed Official Plan

Amendment

AMENDMENT NO. ___ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER

SECTION 1 – TITLE AND COMPONENTS

This amendment shall be referred to as Amendment No. ___ to the Official Plan of the City of

Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.

SECTION 2 – PURPOSE OF THE AMENDMENT

The purpose of the Official Plan Amendment is to change the designation on Block 214,

Registered Plan 58M-597, municipally known as 239 Eden Oak Trail. The proposed Amendment

would change the land use designation on the site to Medium Rise Residential. The Amendment

would facilitate a density transfer from Stage 5 of the Grand River Flats Subdivision and would

accommodate the development of four 5 storey apartment buildings and four 1 storey townhome

blocks on the site.

SECTION 3 – BASIS OF THE AMENDMENT

The subject land is 2.36 hectares in size and is within registered plan 58M-597, which together

forms Stage 3 of the Grand River Flats subdivision. The block is currently approved for 162

multiple residential units.

Rockway Holdings Limited is proposing to transfer density from Stage 5 of the Grand River Flats

subdivision (not yet registered) to the subject land in order to increase compatibility of Stage 5

with the surrounding neighbourhood. Stage 5 is located at the rear of the subdivision, furthest

from major roads and is currently draft approved for 243 multiple residential units and 27 single

detached lots. Rockway is proposing to reduce Stage 5 to 167 single detached and townhome

units and to increase the density of the subject lands from 162 units to 352 units.

The proposed Amendment ___ is consistent with the policies of the Provincial Policy Statement

and conforms to the Growth Plan for the Greater Golden Horseshoe. The proposed Amendment

promotes the creation of livable, sustainable and complete communities through efficient

development patterns and an appropriate mix of housing types and densities on the subject land.

It would allow for the development of a serviced block within the Designated Greenfields Area of



Kitchener and would result in a net increase to density, in accordance with the smart growth

principles of the Provincial Policy Statement and Growth Plan for the Greater Golden Horseshoe.

The proposed Amendment ___ conforms to the Region of Waterloo Official Plan. Further to the

above provincial policy considerations, the proposed development meets source water protection

policies and assists with meeting the density targets of the Urban Designated Greenfield Area.

The subject lands are integrated into the surrounding active transportation and road networks

and have access to public transit. The proposed development will be municipally serviced and is

outside the floodplain.

The proposed Amendment ___ conforms to the objectives and policies of the 2014 City of

Kitchener Official Plan. It provides opportunities for a compact development that is supportive of

active transportation and transit use and contributes to the mix of housing types, forms, and

tenures available within the City.

SECTION 4 – THE AMENDMENT

1. The City of Kitchener Official Plan (2014) is hereby amended as follows:

a) Amend Map No. 3 by changing the designations on the subject land, as shown on the

attached Schedule ‘A’, from the “Low Rise Residential” designation to the “Medium Rise

Residential” designation.

Schedule ACity of Kitchener

COMMUNITY SERVICES DEPARTMENTDATE: MARCH 10, 2020

SCALE 1: 3,000

AREA 1

FROM LOW DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL

OFFICIAL PLAN REFERENCEMAP NO. 3 LAND USE

GRAND RIVER FLATS, BLOCK 214ROCKWAY HOLDINGS LTD.

0 10 50 100



COUN

TRYS

TONE DR

DR

IFTWOO

D

DR

OPRIN

GTO

N

DR

ROSENBERG WAY

UNION

BLVD

ACTIVA

AVE

GRE

ENST

CO

MM

ON

WEALTH

AMANDDR SEABROOK DR

TUERR DR

EDNA ST

FALCONR I DGE

DR

DR

OLD

HURON RD

MAN

ITOU

DR

TRAYNORAVE

EIG

HTH

AVE

NINT

H AV

E

DO

ON

VILLAGERD

HERITAGE

DR

DOON MILLSDR

WABAN

AKID

R

HOMER

WATSONBLVD

DO

ON

SOUTH

DR

PIONEER TOWER RD

FISCHER HALLMAN RD

FOR ESTHI

LLDR

MOOREAVE

WEST OAK TRAIL DR

PLEASANTAVE

CHARLES ST W

SEABROOK

DR

BENTON

ST

UNIONST

QUE

ENST

N

GUELPH ST

BRIDGE ST W

ALPI NE RD

FREDERICK ST

GR

A N DR I V E R

NEWCASTLE

ROCKCLIFFE

DR

BORD

EN

AVE N

EAST AVE

BRUCE

ST

HOMERW

ATSONBLVD

SHEL

LEY

DR

MAN

CH

ESTE

RR

D

BECHTEL DR

WABANAKI DR

TREMAINE DR

EDENO

AKTRAIL

IRA

NE

EDLE

S BL

VD

TRUSSLERRD

HIGHLAND RD W

HAZELGLENDR

DO

NN

ENW

ERTH

DR

WILDERN E S S DR

WILLIAMSBURG

RD

PATRICIA AVEW

ESTAVE

CHERRYST

ER

INBROO

KD

R

OTTAWA ST S

QUEEN

STS

BREITHAUPT ST

LUD

OLPH

ST

BLEAMSRD

LAU

RE

NTIAND

R

MILL ST

CEDAR

STN

RIVER BEND

DR

HAWKSWOOD

CARWOOD AVE

C.N.R.

BATTLERRD

FALLOWFIELD

DR

WEBER

STE

HEARTHWOO

DD

R

CONNAUGHT ST

VICTORIA ST N

BLACKWALNUTDR

SOUTH

CREEKD

R

C ONWAY DR

NEW DUNDEE RD

ROBERT FERRIE DR

FERGUS AVE

SHIRLEY DR

BRIARMEADOWDR

THOMAS SLEED

R

HWY 8

HIG

HGAT

E

RD

YELLOWBIRCH DR

BANKSID

E

D R

KARN STBRYBECK CRES

LAWRENCE AVE

AMAN

D D

R

MAX BECKER DR

MARGARETAVE

ST LEGER ST

FISCH

ER H

ALLMAN

RD

SELKIRK

DR

CHARLES ST E

KING ST E

DIX

ON

ST

FRAN

KLIN

ST

S

WILSON AVE

BRA DL EY DR

LORRAINEAVE

RIVER

RDE

IND

IAN

RD

G R A N D R I V E R

SIMSESTA

TEDR

BRAMBLE-

WOOD

ST

WES

TFOREST TRAIL

WEST WO

OD

DR

MCGARRY DR

GRE

ENBROOKDR

STONYBROOK

DR

GAGE AVE

KING ST W

TILLSLEYDR

HOW

LAND

DR

JOSEPH ST

DU

KE ST W

BLACKHO RNED

R

LANC

ASTER

ST WHURON

RD

TRILLIUM DR

KINGSWOOD DR

LANC

A STER

STE

BRIDGE ST E

CO

UR

TLANDAVE

E

SHELDON AV E N

VANIERDR

BINGEMANS CENTRE DR

C.P.R

FAIRWAY RD S

MO

NT

CA

LM

DR

HURON RD

KINZIE

AVE

OLD

FIELD

D

R

HIDDEN VALLEY RD

PIN

NAC

LE D

R

OLD MILL RD

SPOR

TSW

ORL

D

DR

KING ST E

GATEWAY PARK DR

EAS

T F OREST TRAIL

S TOK EDR

CONESTOGA PARKWAY

WESTM

OUNT

RDW

QUEENS BLVD

VICTORIAST

S

STRAN

GE

STPARK

ST

HURON RD

WESTM

OUNTRD

E

SPADINARD E

WELLINGTON ST N

T HE COUNTRY WAY

LUCERN E DR

DUKE ST E

DR

CAR

YND

ALED

R

FRANKLIN

STN

CARSON

DRNATCHEZ

RD

PIONEER DR

EDENBRIDGE DR

DODGE DR

WINDRU

S

H TRAIL

FAIRWAY RD N

ID LE CREEK DR

NEW

DUN

DEE

RD

C.N.R

WESTMEADOWDR

BLACKWELL DR

HAZELGLEN DR

GLASGOW ST

GEO

RG

E

ISRAEL ST

WINDFLOWER

DR

CHOPI

N

DR

BELMO

NTAVE

W

ABR

AMCLEM

ENS

ST

ROCKWOODRD

WEBER ST W

RITTENHOUSE RD

STIRLINGAVE

S

BRIDGEPORT

RD

LOUISA ST

C.N.R

SPRI

NG

VALLEY

RD

SEREDA

RD

CENTURY HILL DR

COUN TRY HILL DR

KRUGST

SHIRLEY AVE

BIE

HN

DR

SHE

LLE

Y D

R

HOLBO RNDR

GIBSON DR

OLDCHICOPEE

DR

KEEWATINAVE

THOMAS SLEEDR

DOON VILLAGE RD

MILL PARK DR

DAIMLE R

DR

LACKNER BLVDFO

RES T

EDGE

TRAIL

MORRISON

RD

FAIR

WAY

CRES

DOONVALLEY

DR

RIVERBANK

DR

GRAND

RIVERBLVD

PEBBLEC

REE

K

DR

OLD

ZELLER DR

WATERVALE

DR

HIGHV IEWDR

RESURRECTIO

NDR

WESTHEIGHTS DR

FOXGLOVE CRES

ELMRIDGE

DR

ISAIAH D

R

ACTIVA AVE

DAVIDBERGEY

DR

ST

DUN SMERE DR

JUBILEE DR

BLOCK LINE RD

WO

OD

BINE

AVE

PARKVALE

DR

HIGHLAND RD E

MAD

ISON

AVE

SCE

DAR

STS

MCINTY RE

DR

STRASBU

RG

RD

BORDENAV

ES

BLOOMINGDALE RD

HAYWARD AVE

M A RL

MEADOW DR

WALTON

AVE

SIEBERT

AVE

KINGSWAY DR

OTTAWA ST N

KINGSW

AYDR

MID

LAND

DR

APPLE RIDGE

DR

BLAIRCREEK DR

MORGANAVE

ZELLER DR

CON

ESTO

GA

COLL

EGE

BLVD

DEERRIDGE D R

DEFERRALNO. 9







Railway


Planned

Municipal Boundary

Grand River

°Scale 1:24,000

0 1km

Legend



Area Under Deferral




Mixed Use

Commercial Campus

Commercial




Institutional

Prime Agriculture

Rural


Open Space

Major Infrastructure and UtilitiesAREA 1



9. Appendix 2 – Proposed Zoning By-law

Amendment

BY-LAW NUMBER ___________________

OF THE

CORPORATION OF THE CITY OF KITCHENER

(Being a by-law to amend By-law No. 85-1, as amended, known as the

Zoning By-law for the City of Kitchener for Stage 5 of the Grand River Flats Subdivision

30T-10202)

WHEREAS it is deemed expedient to amend Zoning By-law 85-1;

NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as

follows:

1. Schedule Numbers 271, 272, 291, and 292 of Appendix “A” to By-law 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, attached hereto, from Residential Six with Special Regulation

Provisions 1R, 596R, and 697R, as well as Special Use Regulation 419U (R-6 1R, 596R,

597R, 419U) to Residential Eight with Special Regulation Provisions 597R and XXXR as

well as Special Use Regulation 419U (R-8, 597R, XXXR, 419U).

2. Appendix “D” to By-law 85-1 is hereby amended by adding Section “XXX”R thereto as

follows:

“XXX”R. Within the land zoned R-8 597R, XXXR, 419U on Schedule Numbers 271, 272,

291, and 292 of Appendix “A”, the following special regulations shall apply:

i) Notwithstanding Section 42.2.1, the maximum Floor Space Ratio shall be

1.5.

ii) Notwithstanding Section 42.2.6, the maximum building height shall be 18.0

metres.

iii) Notwithstanding Section 6.1.2(a), the minimum of-street required parking

for multiple dwellings totalling 61 dwelling units or more shall be 1.2 spaces

for each dwelling unit.



PASSED at the Council Chambers in the City of Kitchener this ___ day of ___________,

2020.

_________________________________________

Mayor

_________________________________________

Clerk

Block 1Open Space/

SWM3.26 ha

Block 217Park

0.14 ha

Blk 218Open

Space/SWM

Blk 2240.3m

Reserve

Block 216Park

0.46 ha

Block 214Multiple Residential

2.36 haMin-Max

±162 Units

Blk 152Walkway

0.03 ha

Block 150Park

0.30 ha

Block 1530.3m Reserve



Blk 2220.3m Reserve

Block 149Multiple

Residential1.50 haMin-Max

± 92 Units


188 196207

203

118

121

5152

5354

71727374757677787980

81828384

858687

88

8990 91 92 93 94 95 96 97 98 99

167166

165

172171

170169168

164

160161

162163

159

173174

175176

177

158157156155

146147

148149

150151

152153

154

178

179

180

181

182

183

184

185 186

187

189

190191192193194

195 197

213

210

212211

209

208

51 49

206205204

198199200201202

100101102

47

103104105106107108109110111112113

114 115

116

117

122

120

119

123124

125126

127128

129130

131

137

112 138139140

132

52 50 48 46 45 44

64

43 1942

65

1817

16

71

15

78

67

7973

91

9897

100102

113114

63

66

68697072

77

808182

8384

8586

8788

8990

929394

9596

101

99

103104105106107108109110111

120

9

10

11

12

1314

41

133


Blk 2250.3m Reserve

Map No. 1City of Kitchener

COMMUNITY SERVICES DEPARTMENTDATE: MARCH 12, 2020

ZONE GRID REFERENCESCHEDULES 272 OF APPENDIX 'A'KITCHENER ZONING BY-LAW 85-1

AREA 1

LANDS TO BE REZONED FROM R-6, 1R, 596R, 597R, 419U ZONETO THE R-8, 597R, XXXR, 419U ZONE

239 EDEN OAK TRAILSCALE 1: 3,000

0 25 75 100

EXISTING ZONE LIMITS

GRAND RIVER FLATS SUBDIVISION

AREA 1



10. Appendix 3 – Proposed Amendment to the

Grand River South Community Plan

That the Grand River South Community Plan is hereby amended as follows:

a. Schedule 1 is amended to change the land use of the subject lands from the “Low

Density Residential” designation to the “Medium Rise Multiple Residential (200

uha)” designation.



11. Appendix 4 – TAPS Notice

Notice of Source Protection Plan Compliance

Issued under Section 59(2) of the Clean Water Act

Based on the information submitted as to the Region of Waterloo as of the date above,

it has been determined that the potential activity(s) associated with the proposed

development or building on the Site/Lands are not subject to either Section 57

(Prohibition) or Section 58 (Risk Management Plan) of the Act.

• This Notice is only effective as it relates to the above-noted Application.

• Any change to the information submitted under this Application nullifies this Notice,

unless otherwise permitted by the Risk Management Official.

• This Notice is valid for 1 year from the date of issuance in respect of the above-noted

Application only.

• This Notice is not valid for any subsequent applications for approvals which the

proposal may require under the Planning Act or for any building permits that may be

required under the Building Code Act.

• This notice only addresses requirements in the Source Protection Plan under Section

57 (Prohibition) and Section 58 (Risk Management Plan) of the Act. Other Source

Protection Plan policies may still apply.

• The applicant acknowledges they provided complete and truthful information to the

Region of Waterloo for the generation of this notice. Schedule 1 is an accurate

summary of this information.

• The applicant acknowledges any potential prohibitions identified in Schedule 2.

239 Eden Oak Trail, Kitchener

Address of Site:Applicant Name:

Application Type:

March 9, 2020 Official Plan Amendment, Zone Change

Date:

GSP Group Inc.

Municipal File Number:

(building permit, site plan, consent, etc.)

Page 1 of 4DOCS 1737472




• This notice does not constitute an approval(s) under the Planning Act or Building Code

Act.

• The applicant acknowledges they are the owner or authorized agent of the owner of the

above-noted property

Signature of Applicant Eric Thuss, Risk Management Official




SCHEDULE 1 – SUMMARY OF ACTIVITIES PROPOSED FOR PROPERTY

The following activities are either not occurring on or proposed for the property, or are not related to this application:

The application is related to the following activities on the property:

Surface type: Paved area equivalent to more than 80 parking spaces

Application of Road Salt

• Application of manure

• Livestock yards or pastures

• Storage of manure

• Aircraft de-icing

• Storage of DNAPLS (dense oils)

• Application of fertilizer

• Storage of fertilizer

• Storage of fertilizer

• Storage of fuel

• Application of non-agricultural source material (eg: compost or biosolids)

• Storage of non-agricultural source material (eg: compost of biosolids)

• Storage of solvents

• Application of pesticides

• Storage of pesticides

• Storage of pesticides

• Storage of road salt

• Storage of snow (from off-site)

• Landfilling of waste

• Storage of hazardous waste

• Storage of PCB waste

Chemical Handling

Farming Activities

Waste Handling

Winter Maintenance

Private Sewage Operations

• Septic system

• Storm water management




The following activities may be prohibited under Section 57 of the Clean Water Act at the location indicated on page 1 of this notice:

SCHEDULE 2 – SUMMARY OF ACTIVITIES PROHIBITED AT PROPERTY

The covered storage of de-icing salt in quantities greater than 1 tonne •

The uncovered storage of de-icing salt in quantities greater than 1 tonne •

Piling of snow from other properties •

Communal septic systems or holding tanks •

Fuel stored above ground in quantities greater than 2500 litres •

Fuel stored below ground in quantities greater than 250 litres •

The handling and storage of dense non-aqueous phase liquids (DNAPLs) •

The below ground handling and storage of an organic solvent in quantities greater than 25 litres

•

The storage of hazardous, liquid industrial, or PCB waste •

The temporary field storage of manure or other agricultural source material •

Planning Justification Report - City of Kitchener

Documents

Transcript of Planning Justification Report - City of Kitchener