PLANNING JUSTIFICATION REPORT August 2019

19, 25, 29, 33, 37, and 41 Mill Street City of Kitchener, Ontario

Official Plan Amendment Zoning By-Law Amendment

Prepared in Collaboration With:

Polocorp Inc. ABA Architects Inc. 379 Queen Street South 101 Randall Drive, Unit B Kitchener, ON N2G 1W6 Waterloo, ON N2V 1C5 519-745-3249 519-884-2711

GM Blueplan Engineering Chung & Vander Doelen Engineering Ltd. 330 Trillium Drive 311 Victoria Street North Kitchener, ON N2E 3J2 Kitchener, ON N2H 5E1 519-748-1440 519-742-8979

RWDI Howe Gastmeier Chapnik Limited 600 Southgate Drive 2000 Argentia Road, Plaza One, Suite 203 Guelph, ON N1G 4P6 Mississauga, ON L5N 1P7 519-823-1311 905-826-4044

Salvini Consulting Inc. CHC Limited 459 Deer Ridge Drive 87 Liverpool Street Kitchener, ON N2P 0A7 Guelph, ON N1H 2L2 519-591-0426 519-824-3210

19-41 Mill Street, Kitchener | 2 TABLE OF CONTENTS

EXECUTIVE SUMMARY ...... 2 1.0 BACKGROUND ...... 3 2.0 SITE CONTEXT ...... 5 3.0 PROPOSED DEVELOPMENT ...... 14 4.0 CONSULTATION STRATEGY ...... 25 5.0 PLANNING CONTROLS ...... 27 6.0 CONCLUSION ...... 47 7.0 APPENDICES ...... 48

EXECUTIVE SUMMARY

Polocorp Inc. is proposing the residential redevelopment of the lands municipally addressed as 19, 25, 29, 33, 37, and 41 Mill Street within the City of Kitchener, Ontario. This Planning Justification Report has been prepared in support of the development application for an Official Plan and Zoning By-Law Amendment to facilitate the development. This development will consist of approximately 176 residential units, in an eight and ten-storey mid-rise building along with three-and-a-half storey townhouse unit podium fronting Mill Street and the Iron Horse Trail.

To facilitate the proposed development, the proponent will be submitting the following development applications:

1. Official Plan Amendment to amend the Mill Courtland Woodside Park Neighbourhood Plan for Land Use Secondary Plan from ‘Low Density Commercial Residential’ to ‘High Density Commercial Residential’; and 2. Zoning By-Law Amendment to amend the City of Kitchener’s Zoning By-Law 85-1 from Commercial Residential (CR-1) to Residential 8 (R-8) with site-specific provisions.

A Planning Justification Report is required as part of the complete Official Plan and Zoning By-Law Amendment applications, as per the Pre-Consultation meetings for the subject lands held on July 17, 2018 and November 20, 2018.

This Planning Justification Report will analyze and discuss the following:

• A description of the site including its existing physical condition, and its context within the surrounding community; • An outline of the requested Official Plan and Zoning By-Law Amendment applications; • A summary of the proposed Public Consultation Strategy with area residents, City Staff, and the local Councillor; • A summary of the technical studies and reports prepared in support of the development applications; • An overview of the relevant planning policy and regulations that affect the proposed development; and • A planning opinion and justification for the proposed development.

The proposed development of the site has been designed to be considerate of the adjacent heritage properties, while providing a residential infill development that provides a variety and diversity of housing types within the Schneider Creek neighbourhood. The redevelopment of the lands has had regard for matters of Provincial Interest, is consistent with the Provincial Policy Statement (2014), and conforms to the Growth Plan for the Greater Golden Horseshoe (2019), Region of Waterloo Official Plan (2015), meets the intent of the City of Kitchener Official Plan (2014) and represents good planning.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 2

1.0 BACKGROUND

The following will provide an introduction to the project, an overview of the Pre- Submission Consultation meetings to date, and a list of the required studies for the Official Plan and Zoning By-Law Amendments.

1.1 INTRODUCTION

On behalf of Polocorp Inc., this Planning Justification Report has been prepared as part of the submission of an Official Plan and Zoning By-Law Amendment for the lands municipally addressed as 19, 25, 29, 33, 37, and 41 Mill Street within the City of Kitchener (‘subject lands’). The proposed development will provide a residential infill of the 0.76- hectare (1.88 acre) lands and will include approximately 176-unit residential units within an 8 and 10-storey multiple residential dwelling building, with a three-and-a-half storey townhouse podium. The proposed development will have frontage onto Mill Street and the Iron Horse Trail.

To facilitate the proposed development, the proponent is submitting the following development applications:

This Planning Justification Report is required as part of the complete Official Plan and Zoning By-Law Amendment applications, as per the Pre-Consultation meetings for the subject lands held on July 17, 2018 and November 20, 2018.

This Planning Justification Report will analyze and discuss the following:

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 3

1.2 PRE-SUBMISSION CONSULTATION

A Pre-Submission Consultation meeting was held on July 17, 2018 to discuss a proposed Official Plan Amendment, Zoning By-Law Amendment, and Site Plan application for a 20- storey building with a podium and wrapped townhouses on the subject lands. At the meeting, staff expressed concerns with the height of the building, indicating a preference for a mid-rise building, consistent with the secondary planning being undertaken for the area. Further, staff presented the proponents with a modified design of the site which included an ‘L-shaped’ building, with the massing located along the north and east boundaries of the site. Following the July 17, 2018 Pre-Submission Consultation meeting, the concept plan for the proposed development was modified to reflect City comments relating to height and design of the site. The proposed development was amended as an ‘L-shaped’ design, and the height was reduced from 20 storeys to 8 and 10-storeys, to align with the City’s comments. As supported by City staff, the podium and wraparound townhouses were maintained to allow for an enhanced streetscape along Mill Street and the Iron Horse Trail.

A further Pre-Submission Consultation Meeting was held on November 20, 2018 for the modified design. The proposal included 196 residential units and 216 parking spaces, with an FSR of 2.7. Attendees included Polocorp (Paul Puopolo, Michael Puopolo, Joseph Puopolo, Amanda Stellings), ABA Architects (Andrew Bousfield, Pam Tolton, Nadine Nandi), Katie Anderl, Brandon Sloan, Adam Clark, John Barton, Leon Bensason, Victoria Grohn.

A copy of the Record of Pre-Submission Consultation record has been included as Appendix A of this report. Following the Pre-Submission Consultation of November 20, 2018, the design of the site was further refined to reflect staff comments, the existing conditions, as well as to incorporate a more refined architectural design. The modifications since the Pre-Submission Consultation include the following:

• A reduction in residential units from 196 to 176; • A reduction in parking spaces from 219 to 200 to reflect the reduction in proposed residential units; and • An increase in Floor Space Ration (FSR) from 2.7 to 3.5 to address the removal of one floor of underground parking due to the hydrogeological conditions on site.

1.3 SUPPORTING STUDIES AND MATERIALS

A list of technical requirements for the submission of a complete Official Plan and Zoning By-Law Amendment was provided by the City of Kitchener and outside agencies to support the applications. The required reports/studies listed below have been completed and are included as part of this submission.

This report and other technical reports will demonstrate that the proposed development has had regard for matters of Provincial Interest, is consistent with the Provincial Policy Statement (2014), and conforms to the Growth Plan for the Greater Golden Horseshoe (2019), the Region of Waterloo Official Plan (2015), meets the intent of the City of

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 4

Kitchener Official Plan (2014), and represents good planning. This report must be read in conjunction with the supplementary plans and reports that support the application, including:

• Site Plan and Building Elevations (prepared by ABA, dated August 8, 2019); • Shadow Studies (prepared by ABA, dated July 12, 2019); • Functional Servicing and Preliminary Stormwater Management Design Report (prepared by GM Blueplan, August 2019); • Existing Conditions and Preliminary Servicing Plans (prepared by GM Blueplan, dated August 2019); • Transportation Assessment (prepared by Salvini Consulting, dated July 17, 2019); • Geotechnical Investigation (prepared by Chung & Vander Doelen Engineering Ltd., dated July 24, 2019); • Scoped Cultural Heritage Impact Assessment (prepared by CHC Ltd., dated August 14, 2019); • Noise and Vibration Feasibility Study (prepared by HGC Engineering, dated June 19, 2019); • Sustainability Report (prepared by ABA, dated July 12, 2019); • Urban Design Brief (prepared by Mat Vaughan, dated August 2019); and • Pedestrian Wind Review (prepared by RWDI, dated June 18, 2019).

2.0 SITE CONTEXT The following section includes an overview of the site description and surrounding land uses. 2.1 SITE DESCRIPTION

The subject lands are municipally addressed as 19, 25, 29, 33, 37, and 41 Mill Street in the City of Kitchener. The lands are located on the west side of Mill Street, south of the intersection of Queen Street South and Mill Street.

The entire site is comprised of approximately 0.76 hectares (1.88 acres) of land and includes multiple properties that have been merged for the purpose of comprehensively redeveloping the lands. Currently the lands include the following properties:

• 19 Mill Street containing five units; • 25 Mill Street containing five units; • 29 Mill Street containing one unit; • 33 Mill Street containing 2 units; • 37 Mill Street containing 2 units; and • 41 Mill Street containing 3 units.

The existing dwellings on the subject lands are shown in Photos 9-14 below. To facilitate the proposed development, the six residential dwellings and the associated ancillary buildings will be demolished.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 5

Located just south of the downtown core, the subject lands are in a transitional area, where a mixture of residential, commericial, and offices uses exist along Queen Street South. Queen Street South has been identified for potential redevelopment through the City’s Official Plan policies as a ‘Mixed-Use’ corridor.

The lands are located within the Schneider Creek neighbourhood. The lands are well situated in terms of the surrounding road network, active transportation route, public transit, and amenities, including the Iron Horse Trail, Mike Wagner Greenway Victoria Park, Woodside Park, Highland Courts Park, and the Mill Courtland Community Centre.

The subject lands are within the Schneider Creek reach, which is designated as a Two- Zone Floodplain Policy Area. A portion of the lands are currently contained within the flood fringe. Following road improvements along Mill Street, the flood fringe was limited to the southern edge of Mill Street. The current conditions are sloped in a south to north manner towards the Mill Street right-of-way. The soils on the site range from gravelly sand to silt with sand and clay-silt.

FIGURE 1: SUBJECT LANDS 2.2 SURROUNDING LAND USES

The subject lands are located south of the intersection of Queen Street South and Mill Street. The area contains a broad mix of land uses, including low and high density residential and commercial uses. Queen Street South acts as an entryway into the

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 6

downtown core for the City and contains both active and public transit infrastructure. More specifically, existing land uses within the vicinity of the subject lands are described below:

North

The subject lands abut Mill Street to the north, with three buildings located on the northern side of Mill Street. These buildings include the Reep House for Sustainable Living located at 20 Mill Street. To the east of the Reep House are two residential buildings, currently under the ownership of the Region of Waterloo. North of these properties is Schneider Creek and open space (a parking lot for Joseph Schneider Haus and community garden under the ownership of the Region of Waterloo) and low and medium density residential uses to the north of Schneider Creek. A six-storey residential building is under construction at 399 Queen Street South.

The lands are located south of the Mike Wagner Green (Mill Courtland Woodside Park), a 7.3-hectare (18 acre) greenway that includes a trail from Mill Street to Stirling Street, with connections to Benton Street to the east.

East

To the east of the subject lands are low-density residential dwellings. Directly adjacent to the subject lands is a single detached dwelling, designated under Part IV of the Ontario Heritage Act. Further east is the Mill Courtland Community Centre located at 216 Mill Street, approximately 700 metres from the subject lands.

South

The subject lands abut the Iron Horse Trail to the south, a paved active transit route that is maintained by the City of Kitchener four-seasons. The Iron Horse Trail abuts a Canadian National (CN) rail line that is leased to Goderich Exeter Railway (GEXR) and is used by both CN and GEXR trains. South of the Iron Horse Trail are two commercial/office buildings located at 585 and 675 Queen Street South, which contains a mixture of businesses such as Queens Pharmacy, Sage Naturopathic clinic, WalterFedy, Woodside Self Storage, Optometrists, and other office uses.

West

The subject lands abut four properties to the west, with a mixture of commercial and residential uses. The commercial uses located along Queen Street South include a chiropractor and beauty salon. Further west of the site is the Iron Horse Towers, a 14-storey residential apartment building located at 560 Queen Street South. Adjacent to the Iron Horse Towers at 588-600 Queen Street South, a redevelopment proposal has been approved by the City of Kitchener for an 11-storey residential building.

The following photos illustrate the surrounding buildings and streetscapes:

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 7

Photo 1: Queen Street Looking Southwest Photo 2: 560 Queen Street

Photo 3: Mill Street Looking Southeast Photo 4: North Side of Mill Street

Photo 5: Iron Hose Trail Looking East Photo 6: Mike Wagner Green North Entrance

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 8

Photo 7: Northeast Corner of Subject Lands Photo 8: Southwest Corner of Subject Lands

Photo 9: 19 Mill Street (Google) Photo 10: 25 Mill Street

Photo 11: 29 Mill Street Photo 12: 33 Mill Street

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 9

Photo 13: 35 Mill Street Photo 14: 41 Mill Street

Photo 15: 533 Queen Street South Photo 16: 541 Queen Street South

Photo 17: 561 Queen Street South Photo 18: 585 Queen Street South

The subject lands are within close proximity to buildings of a similar scale and massing, which provide a variety of housing types and densities to the Schneider Creek neighbourhood. These buildings are located along the mixed-use corridor to provide for a transition from the established neighbourhoods to the areas identified for

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 10

intensification. A summary of the existing medium and high-density developments are included in Table 1 and Figure 2.

Table 1: Existing Multiple Dwelling Units in the Area

Project Height Status 588 & 600 Queen Street South 11 storeys Zone Change Application Approved Iron Horse Towers 14 storeys Constructed Victoria Park Towers 14 storeys Constructed Barra on Queen 6 storeys Under Construction Arrow Lofts Phase I 8 storeys Constructed Arrow Lofts Phase II 15 storeys Under Construction

FIGURE 2: SURROUNDING MEDIUM AND HIGH DENSITY DEVELOPMENTS The site provides access to several community services and amenities located within 800 metres of the site, including the Carizon Family and Community Services, Courtland Senior Public School, Woodside Park, Mill Courtland Community Centre, Cameron Heights Collegiate Institute, Maple Grove School, and St. Mary’s Hospital. The site is also located approximately 800 metres from the downtown core of the City, providing opportunities to access retail, commercial, and public facilities. 2.3 ROAD AND TRANSIT ACCESS

The subject lands are located on Mill Street, which is identified as a ‘Secondary Arterial Road’ by the City. To the west of the subject lands, Queen Street South is identified as a

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 11

‘Mixed-Use Corridor’ and ‘Primary Arterial Road’, under the jurisdiction of the Region of Waterloo.

The lands are identified within the structure element of Major Transit Station Area, being within 800 Metres of the Queen Station.

The lands are located near an existing transit corridor located along Queen Street South. Queen Street South is a transit route with the following bus routes, operated by Grand River Transit (GRT), located in close proximity to the subject lands:

• Bus Route 1 (Queen-River) – which runs from the Fairway Mall Terminal to the Boardwalk Terminal; and • iXpress Route 204 (Highland-Victoria) – which runs from Ottawa/Lackner to the Boardwalk Terminal.

The subject lands are approximately 650 metres from the Charles Street Terminal. Several additional bus routes are located at the Charles Street Terminal, as well as GO buses. The transit options for the subject lands are illustrated in Figure 3.

FIGURE 3: TRANSIT OPTIONS SURROUNDING SUBJECT LANDS

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 12

2.4 PARKS, TRAILS, AND GREENWAYS

The subject lands are located within an area with significant access to existing parks, trails, and greenways. The site is adjacent to the Iron Horse Trail, which abuts the southern property line for the lands. Across the street from the subject lands is the entrance to the Mike Wagner Greenway, a greenway identified for enhancement opportunities within the transit station study for the area. Within 800 metres of the subject lands exist several publicly owned parks, including Victoria Park, Woodside Park, The Queen’s Greens Community Garden and Highland Courts Park (Figure 4).

Direct accesses to the Iron Horse Trail from the proposed development will be incorporated into the site. The Iron Horse Trail connects to the uptown core of the City of Waterloo to the north and extends to Ottawa Street and King Street to the east. Future trail connections alongside the LRT will extend the trail towards Fairview Mall, providing opportunities for future residents of the site to utilize active transportation options to navigate throughout the urban areas of the City of Kitchener and the City of Waterloo.

Woodside Park is City-owned recreational site located at the corner of Highland Road and Queen Street. It contains the Harry Class outdoor pool and two full-sized multi-use sports fields.

The Mill Courtland Community Centre is located at 216 Mill Street and provides a variety of activities for the community including children and adult programs, community events, a coffee house, and a winter ice rink. The centre also provides public access to computers, printing/scanning, and WIFI. In addition, the centre hosts a neighbourhood market in the summer months to provide the community with access to local food.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 13

FIGURE 4: MAP SHOWING SURROUNDING PARKS, TRAILS, AND GREENWAYS

3.0 PROPOSED DEVELOPMENT The following is a review of the proposed development of 19-41 Mill Street in Kitchener, Ontario. 3.1 DEVELOPMENT OVERVIEW

The development proposal includes a residential infill redevelopment of the subject lands that will provide a compact built form, complement existing uses, and enhance the public realm along Mill Street and the Iron Horse Trail. The gross site area consists of 0.76 hectares (1.88 acres) and will include a 0.04-hectare road widening along Mill Street.

The redevelopment of the site includes an 8 and 10-storey L-shaped residential floor plate, atop a podium. Parking will be provided within the podium, which will be wrapped in townhouses along Mill Street and the Iron Horse Trail.

The proposed development will provide the Schneider Creek neighbourhood with approximately 176 new residential units, comprised of the following unit breakdown:

• 15 townhouse units fronting onto Mill Street and the Iron Horse Trail; • 94 one-bedroom units within the multi-unit building; and

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 14

• 67 two-bedroom units within the multi-unit building.

Seven 3-1/2-storey townhouses fronting onto Mill Street will maintain the three-storey context along the street, while enhancing the streetscape through the provision of pedestrian accesses, landscaping, and lighting. The townhouses will have vehicular access from the internal podium, minimizing the visual presence of cars along the street. To maintain the historical character of the houses on Mill Street, the townhouses will be angled in a sawtooth pattern, creating rhythmed dimension and provide a variation in massing.

Eight 3-storey townhouses have been located along the Iron Horse Trail to provide natural surveillance over the trail without creating significant shadow impacts. To enhance safety and the pedestrian realm along the trail, pedestrian access, landscaping, and lighting will be provided.

A rooftop amenity space has been included for both the multiple and townhouse dwellings, which has been designed to receive morning sun while providing afternoon shade. The programming for the rooftop amenity space will be completed as part of the site planning process to ensure that adequate landscaping, lighting, and architectural features are provided for sun and wind relief.

A Floor Space Ratio (FSR) of 3.5 has been proposed, which includes 2.3 for the residential area and 1.2 for the podium.

The proposed development will benefit from convenient access to the Iron Horse Trail, Mike Wagner Greenway, Woodside Park, Highland Courts Park, and the Mill Courtland Community Centre. The site is located within 10 minutes of the downtown core, providing access for the future residents to a variety of land uses including retail, office, commercial, restaurants, services, and City Hall.

At the time of this report, two concepts for architectural design have been proposed. Design Concept A is a combination of a contemporary built form for the tower and entrance, while incorporating a townhouse design provides an additional architectural design of the street fronting townhouses, which incorporates aspects of the historical dwellings in the area, such as brick, cornices, and window design (Figures 5-8). Design Concept B illustrate a contemporary architecture for the tower, entrance, and street fronting townhouses with a contrasting and complimentary design that would juxtapose with the heritage district and established single-detached dwellings (Figures 9-12).

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 15

FIGURE 5: DESIGN CONCEPT A, MILL STREET FRONTAGE

FIGURE 6: DESIGN CONCEPT A, IRON HORSE TRAIL FRONTAGE

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 16

FIGURE 7: DESIGN CONCEPT A, LOOKING SOUTHEAST FROM MILL STREET/QUEEN STREET INTERSECTION

FIGURE 8: DESIGN CONCEPT A, LOOKING NORTHWEST ON MILL STREET

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 17

FIGURE 9: DESIGN CONCEPT B, MILL STREET FRONTAGE

FIGURE 10: DESIGN CONCEPT B, IRON HORSE TRAIL FRONTAGE

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 18

FIGURE 11: DESIGN CONCEPT B, LOOKING SOUTHEAST FROM MILL STREET/QUEEN STREET INTERESECTION

FIGURE 12: DESIGN CONCEPT B, LOOKING NORTHWEST FROM MILL STREET

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 19

3.2 PEDESTRIAN CONNECTIONS AND STREETSCAPING

The proposed development includes a variety of features to enhance the streetscape of Mill Street, as well as to provide pedestrian connections to both Mill Street and the Iron Horse Trail. The development proposal includes 29% of the lands to be landscaped, which enhances the pedestrian connections in the following locations:

• Primary entrance to the proposed development along Mill Street will feature landscaping and a canopy to provide for placemaking and a high-quality architectural design, while providing wind mitigation; • Sidewalk connections along Mill Street will be improved through the integration of street tree plantings and lighting; • Private pedestrian accesses to the townhouses fronting onto Mill Street with associated landscaping and lighting; • Private pedestrian accesses and terraces for the townhouses fronting onto the Iron Horse Trail with associated landscaping and lighting; • Enhanced landscaping along the southern property boundary abutting the existing single-detached dwelling residence at 45 Mill Street; • Enhanced landscaping along the eastern property line; • Opportunities for enhancements to the Mike Wagner Greenway, including landscaping, lighting, and pedestrian connections; and • Enhancements along the Iron Horse Trail including lighting and landscaping.

The above-noted features will provide for a development that encourages pedestrian movement while enhancing the streetscape along Mill Street and the Iron Horse Trail.

In addition to the above, enhanced landscaping and/or fencing will be provided along the southern boundary of the site adjacent to 45 Mill Street. This will assist in providing wind relief to the adjacent residential property, while also allowing for an appropriate buffer between the existing residence and the proposed development. 3.3 PARKING AND TRANSPORTATION DEMAND MANAGEMENT

As part of the development, 200 parking spaces have been provided within a three- storey podium, which includes visitor and barrier-free spaces. The proposed development will provide 1.1 parking spaces per residential unit, which is consistent with the approved Stage 1 Zoning By-Law and Planning Around Rapid Transit Stations (PARTS) plans.

As part of the Transportation Demand Management (TDM) strategy, the proposed development will include 114 bicycle parking spaces, which includes a variety of Class A, Class B, and exterior surface spaces. Storage lockers have also been incorporated into the design to provide opportunities for private bicycle storage. The site has direct access to the Iron Horse Trail which enhances opportunities for active transportation.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 20

3.5 SUPPORTING STUDIES

The following section provides an overview of the supporting studies and reports that have been completed in support of the proposed development.

Servicing, Stormwater, and Grading

A Functional Servicing and Preliminary Stormwater Management Design Report has been prepared by GM Blueplan Engineering Ltd. (August 2019) in support of the development application. In addition to the report, preliminary grading plans have been submitted as part of the application.

Water supply for the proposed development will be provided via an existing 150mm diameter water service lateral terminated at the property line as part of the Mill Street reconstruction, completed in 2012. The report identifies that based on anticipated water demands, the existing water service lateral has sufficient capacity to provide service for the proposed development.

Sanitary services for the proposed development will be provided via an existing 200mm sanitary service lateral, which discharges to the existing 250mm diameter sanitary sewer on Mill Street.

For storm service, an existing 300mm diameter storm sewer along Mill Street will be provided through the extension of one 300mm diameter storm sewer from the existing pipe. Based on the information provided in the Functional Servicing and Preliminary Stormwater Management Design Report and the Geotechnical Report prepared by CVD, infiltration is not feasible for the site. As such, the developer will be required to compensate the City as per the City’s Stormwater Management Criteria.

Under pre-development conditions, a portion of the subject lands is located within the regulatory floodplain of Schneider Creek. A Safe Access Analysis completed by GM Blueplan Engineering Ltd. demonstrates that, under existing conditions, the entire frontage of the lands on Mill Street meet the Grand River Conservation Authority requirements for safe access.

Transportation Assessment

Based on feedback from City staff during the Pre-submission consultation meetings, the proposed development does not warrant a Traffic Impact Study; however, the developer has retained a qualified engineer to complete a Transportation Assessment (prepared by Salvini Consulting dated July 17, 2019) to estimate of the amount of traffic generated by the proposed development and to consider traffic operations at the Queen Street/Mill Street intersection.

To provide an analysis of the in and out traffic forecasts of the site, Salvini Consulting conducted three surveys of comparable buildings including the Iron Horse Towers, Arrow Lofts, and Belmont Trio. The Traffic Assessment determined that the operation of the Mill Street/Queen Street intersection will remain acceptable following the development of the lands with the proposed development.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 21

The current Zoning By-Law provisions for the site requires 1.25 parking spaces/unit (>51m2) and 0.165 parking spaces/unit (<51m2). The City is currently undertaking a review of their Zoning By-Law. Stage 1 of the Zoning By-Law (approved by Council April 2019 and under appeal) does not apply to the subject lands, however, it does include City-wide parking reductions. As the application is brought forward in advance of the new By-Law, a review of the Transportation Demand Management (TDM) for the site was provided to support a reduction in parking to 1.1 parking spaces/unit. The assessment concludes that the requested 1.1 parking spaces/unit can be supported through TDM measures and is in alignment with the parking requirements in the draft Zoning By-Law for the lands.

Geotechnical Report

A Geotechnical Investigation Report has been prepared by Chung & Vander Doelen Engineering Ltd (CVD) (dated July 24, 2019). The purpose of the investigation was to determine the subsurface conditions of the site and make geotechnical recommendations for the design and construction of the foundations, floor slabs and potential excavation shoring.

The report identifies that the existing conditions of the soils and hydrology of the lands will support the proposed development.

Scoped Cultural Heritage Impact Assessment

A scoped Heritage Impact Assessment (HIA) has been prepared by CHC Limited (dated August 14, 2019). This scoped HIA was prepared in accordance with the Scoped Site- Specific Heritage Impact Assessment Terms of Reference provided by municipal heritage staff dated March 13, 2018.

The subject lands are south of the Victoria Park Area Heritage Conservation District (VPAHCD) with two flanking properties separating the subject lands from the Mill Street (front) side. At the rear of the site, three properties in the District abut the subject lands. The subject lands are north of a property designated under Part IV of the Ontario Heritage Act, 45 Mill Street. The HIA identifies that the subject lands do not contain any significant built heritage resources and is not within a significant cultural heritage landscape.

The scoped HIA provides an analysis of the proposed development, its context in relation to the VPAHCD and the designated property at 45 Mill Street, and recommendations for the development. Design features of the building have reflected the comments of the scoped HIA, including:

• Massing and scale that mitigates impacts to the cultural heritage resources through step backs and by moving the 10-storey portion of the building towards Queen Street, providing further separation between the 8 and 10-storey portions of the site and the designated property; • Framing the podium with three-and-a-half storey townhouse dwellings that create an active streetscape and minimize the visual impacts of the podium by providing a sympathetic height along Mill Street that is similar to the existing dwellings;

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 22

• Incorporating materiality that is sympathetic to the surrounding neighbourhood including buff and/or red tones, with a preference for a brick-like aesthetic along the Mill Street frontage; • Angling the townhouse dwellings along Mill Street in a sawtooth pattern to create consistency with the existing dwellings along Mill Street; • Materials, colours, and textures of the buildings will be designed to be compatible with the established neighbourhood, specifically for the street-fronting townhouses that will form the streetscape along Mill Street; and • An angular plane of less than 60 degrees is employed to minimize the visual presence of the tower on the street.

The scoped HIA identifies that the proposed development is expected to have no negative impacts on the heritage attributes of the VPAHCD and the adjacent designated property.

Noise and Vibration Study

A Noise and Vibration Feasibility Study has been prepared by HGC Engineering (dated June 19, 2019) to provide an analysis of road and rail and traffic noise and rail vibration on the proposed residential development.

The sound level predictions demonstrate that the future road and rail traffic levels will exceed the Ministry of Environment, Conservation, and Parks (MECP) guidelines during the daytime and nighttime hours. The report provides recommendations for the development to address the exceedances including:

• Forced air ventilation with ducts sized for future installation of air conditioning by the occupant; • Brick exterior or masonry equivalent wall construction for the 10-storey building portion; and • Warning clauses to inform future occupants of the traffic noise and sound level excesses.

Sustainability Report

A Sustainability Report has been prepared by ABA Architects and attached as Appendix D (dated July 12, 2019). The report aims to highlight the proposed efficiency in design, resource conservation and community wellbeing for the proposed development. Several elements of sustainable design have been incorporated into the proposed development which includes:

• A compact development with an efficient built form that makes use of the existing infrastructure while minimizing energy consumption; • Light coloured surfaces to limit urban heat island effect; • Use of local manufacturers and materials to reduce C02 emissions from shipping/transportation; • Entrance designs to mitigate wind and improve pedestrian comfort; • Direct access to the Iron Horse Trail from the site which encourages the use of active transportation;

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 23

• Access to public transit along Queen Street; • Provision of additional bicycle parking spaces above the By-Law requirement to encourage alternative modes of transportation; • Individual storage lockers have been provided to allow for future residents to store their bicycles; • Suite designs that allow for views onto the terraced areas and existing landscapes; • Use of native landscaping materials with low water requirements; • Stormwater control mechanism to ensure that excess stormwater does not runoff the site; • The provision of an underground infiltration gallery; • Suite designs that include low flow plumbing fixtures and low energy lighting equipment; • Orienting the building to reduce energy consumption; • Inclusion of operable windows within the building to allow for natural ventilation; • Efficient mechanical equipment for the building and units; • In-ground waste/recycling collection with a reduced footprint; and • Precast construction of the building to increase efficiency with limited on-site waste.

Urban Design Brief

An Urban Design Brief has been prepared by Mat Vaughan, (dated August 2019) to provide an analysis of the urban design principles of the site. The Urban Design Brief reviews the proposed development in context with the relevant policies and guidelines contained with the City’s Official Plan, Urban Design Manuals, Planning Around Rapid Transit Stations (PARTS) Central Plan, and the Victoria Park Heritage Conservation District.

The proposed development consists of a high-quality architectural built form that incorporates principles of good urban design, including:

• Provision of a building design that positively contributes to the active streetscape along Mill Street and the Iron Horse Trail; • Introduces an architectural design that is appropriate for the area with complementary height, massing, and orientation to minimize visual impacts of the building; • Respects the existing neighbourhood character through compatible built form; • Provides pedestrian entrances and connections to Mill Street and the Iron Horse Trail to activate the streets and encourage alternative modes of transportation; • An architectural design that is compatible and sympathetic with the adjacent cultural heritage resources (45 Mill Street and the Victoria Park Area Heritage Conservation District); • Provision of outdoor amenity space at grade and on the rooftop terrace with landscaping, lighting, and architectural features to provide shelter from the wind and sun; and • Incorporates elements of sustainable design.

The Brief includes an analysis of the shadow studies (prepared by ABA, dated July 17, 2019) and the empirical wind analysis (prepared by RWDI, dated June 18, 2019). The Brief

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 24

concludes that no negative shadow or wind impacts will occur within, or adjacent, to the site as a result of the proposed development.

Pedestrian Wind Review

A Pedestrian Wind Review has been prepared by RWDI (dated June 18, 2019) to review conditions of the pedestrian wind conditions on and around the project in support of the proposed development. The report identifies key pedestrian areas including the entry plaza and residential lobby entrance on the ground level, the outdoor amenity area located atop the podium, and the sidewalks along Mill Street.

The L-shaped tower design is beneficial from a wind perspective as the design of the building will protect areas to the north and east from the prevailing winds. Down washing impacts are predicted to be localized and are not expected to adversely impact neighbouring properties or sidewalks during most of the year. Increased wind speeds from the proposed development are predicted to be low in the summer and moderate in the winter and are not predicted to be detrimental to pedestrian safety.

The adjacent properties to the west and south are not anticipated to experience negative wind impacts from the proposed development. Mitigation measures are proposed along the southern boundary to minimize the westerly and northwesterly winds along the southern property line.

Recommendations for design of the site include:

• Landscaping or fencing along the southern property line to mitigated westerly and northwesterly winds for adjacent properties; • Townhouse entrances along Mill Street are recommended to have entrances at the inner corners of the saw-toothed façade to shelter from northwesterly winds; • Private terraces for the townhouses along the southern boundary are recommended to contain an over canopy or trellis; • Trees, tall planters, privacy screens, and/or trellises are recommended for the Level 2 outdoor amenity space to provide wind shelter and enhance wind conditions; and • Installation of a canopy above the lobby entrance to lessen wind impacts.

The recommended design solutions to mitigate pedestrian wind impacts have been integrated into the design of building and will be further refined through the site plan process.

4.0 CONSULTATION STRATEGY The following outlines the current and proposed consultation for the proposed development.

To date, the proponent has actively engaged with City staff since 2011 to discuss the design of the lands. In 2018, two Pre-Submission Consultation meetings were held with City staff and commenting agencies to discuss the proposed development and to provide a development proposal that aligned with the City. In addition to meeting with

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 25

City staff, the proponents have met with the local Councillor to provide an overview of the proposed development.

To introduce City Council and the public to the proposed development, an informal meeting of council (Statutory Public Meeting) will be held in accordance with the provisions of the Planning Act. If needed, a neighbourhood information meeting can be coordinated through City staff to introduce the neighbourhood to the development.

In addition to the above, the proponent is open to meeting with the area residents and local Councillors on a one-on-one basis.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 26

5.0 PLANNING CONTROLS

This section of the Planning Justification Report provides an overview of planning controls applicable to the site, including the Planning Act, the Provincial Policy Statement, the Growth Plan, the Region of Waterloo Official Plan, the City of Kitchener Official Plan, the Mill Courtland Woodside Neighbourhood Plan for Land Use, and the City of Kitchener Zoning By-Law. Further planning controls that influence the development of the site have also been reviewed including the Planning Around Rapid Transit Stations (PARTS) Central Plan, the draft secondary plan for the Schneider Creek neighbourhood, and the draft Comprehensive Review of the Zoning By-law (CROZBY). 5.1 PLANNING ACT

The Planning Act, R.S.O. 1990 sets out the legislative framework for land use planning in Ontario and provides the authority for the Minister of Municipal Affairs and Housing to issue policy statements and plans to guide land use planning and development in the province. The Act also sets out the legislative framework for local land use planning tools and plans, including Official Plans, Zoning By-Laws, and Site Plan Control approvals.

Section 2 of the Planning Act sets out various matters of Provincial Interest, which must be considered by local decision-makers as part of the planning process. The matters of provincial interest are identified below, and a summary of the demonstration of regard has been provided. Provincial Interest Demonstration of Regard for Matters Conservation of significant The subject lands do not contain any buildings that are architectural, cultural, historical, designed or listed on a municipal register. A compatible archaeological or scientific and sympathetic design has been provided which interest; considers the Victoria Park Area Heritage Conservation District and the adjacent Part IV designated property. A Heritage Impact Assessment has been completed in support of the development, which identifies that the proposed development will not have any negative impacts on the adjacent designated properties. Supply, efficient use and A Sustainability Statement has been prepared to identify conservation of energy and water methods to conserve energy and water and reduce waste. and minimizing waste; The proposed development will provide a compact built form that allows for an efficient building design, while utilizing existing municipal infrastructure to service the lands. Adequate provision and efficient The functional servicing study prepared in support of the use of communication, application identifies that the municipal services along Mill transportation, sewage and water Street are adequate to service the proposed development. services and waste management Utilities and communication are also available for the systems; proposed development. The orderly development of safe The proposed development is located within an area and healthy communities; identified for growth in the Regional and City Official Plans.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 27

The proposal for the site supports the orderly and safe development of the lands that has been designed to maximize the use and functionality of the site. Accessibility for persons with The proposed development will feature various disabilities to all facilities, services accessibility features including barrier free units (at least and matters; 15%), barrier-free parking, and barrier-free access to all shared spaces and amenity areas. Adequate provision and The subject lands are located close to several facilities, distribution of educational, health, including the Mill Courtland Community Centre, Victoria social, cultural and recreational Park, the Iron Horse Trail, and the Mike Wagner Greenway. facilities; Provision of a full range of The site will feature various types of residential units, housing, including affordable including one-bedroom apartments, two-bedroom housing; apartments, and townhouse units. Protection of public health and Enhancements along the Iron Horse Trail will allow for an safety; increased public health and safety by providing ‘eyes on the street’ and design elements consistent with Crime Prevention Through Environmental Design (CPTED) principles, such as lighting, landscaping, and pedestrian connections. Development that is designed to The site is located along Grand River Transit Routes 1 and be sustainable, support public 204 (iXpress), with the nearest stop located at Queen transit, and pedestrian oriented; Street. These routes provide connections to downtown and Kitchener, Fairview Mall, and the commercial buildings at Boardwalk. A Transportation Assessment has been prepared in support of the proposed development which identifies that the existing road capacities are adequate for the area. Further, the Transportation Assessment provides an evaluation of Transportation Demand Management (TDM) strategies that will be incorporated to reduce dependencies on the single-family vehicle. Built form that is well-designed, The proposed development features a high standard of encourages a sense of place, and urban design, as demonstrated within the Urban Design provides for high-quality, safe, brief. Enhanced design along, and access to, the Iron accessible, attractive, and vibrant Horse Trail is proposed to increase safety and enhance the public spaces. vibrancy of the Trail. Improvements to the Mike Wagner Park have also been considered as part of the proposed development.

5.2 PROVINCIAL POLICY STATEMENT, 2014

The Provincial Policy Statement (PPS), issued under the Planning Act came into effect on April 30, 2014. The PPS provides direction on matters of provincial interest related to land use planning. The Planning Act requires that, “decisions affecting planning matters shall be consistent with” the PPS. The PPS encourages development that will provide long term prosperity, environmental health and social well-being.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 28

The PPS encourages the development of strong, healthy communities while providing efficient and resilient development patterns. Section 1.1 provides direction on managing and directing land use to achieve efficient and resilient development and land use patterns. The PPS states policies for creating healthy, liveable, and safe communities by:

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 range and mix of residential (including second units, 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; d) Avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which area adjacent or close to settlement areas; e) Promoting cost-efficient development patterns and standards to minimize land consumption and servicing costs; f) Improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) Promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate; h) Promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate.

In the context of Section 1.1.1, it is our opinion that the proposed development represents an efficient use of land while providing a cost-effective form of development through the provision of a compact built form, while utilizing existing municipal services with capacity to service the lands. In this regard, the proposed development will intensify six underutilized lots in a residential area adjacent to a Mixed-Use Corridor that supports a variety of housing forms while minimizing land consumption.

The proposed development is transit-supportive and will provide transit options to future residents that can utilize Grand River Transit Routes located along Queen Street South, as well as the Region’s emerging LRT system to travel throughout the Region of Waterloo. The subject lands are located approximately 800 metres from the downtown core of the City of Kitchener, which allows for pedestrian connections to a variety of retail, commercial, and public services for future residents of the site.

Section 1.1.2 states that sufficient land be made available to accommodate an appropriate range and mix of land uses available through intensification and redevelopment. The proposed development will provide a variety of housing units, including two- and one-bedroom multiple units, as well as street and trail-fronting townhouses. This will add a diversity of housing types to the neighbourhood, while also

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 29

allow for an appropriate form of intensification that supports the intensification targets for the Region of Waterloo.

Settlement Areas

Section 1.1.3 of the PPS states that ‘Settlement Areas’ shall be the focus for growth and development within a community, and their vitality and regeneration shall be promoted. The proposed development is located within a site identified for intensification by the Province, the Region and the City.

The PPS states that land shall be planned within appropriate locations to accommodate opportunities for intensification and further, that land use patterns shall:

• Efficiently use land and resources; • Appropriately and efficiently use the public infrastructure and services available; • Reduce negative impacts on the environment and promote energy efficiency; and • Support active transit.

The subject lands are located within an identified settlement area and within the built-up area for the City of Kitchener. The proposed development will result in a residential redevelopment of an existing site on a municipal road with available municipal services with capacity to service the proposed development. Further, there are several available transit stops located along Queen Street South, with connections to future LRT stations in downtown Kitchener. The site is also located within 800 metres of the Queen Street LRT Station, identified as a Major Transit Station. The proposed development will result in an efficient use of land, resources, and municipal services. Future residents of the development will have access to the existing transit routes, which provides broad access within the Region of Waterloo.

Housing

Section 1.4 of the PPS states that an appropriate range and mix of housing types and densities shall be provided to meet projected requirements of current and future residents of the regional market area. This should be achieved by permitting and facilitating all forms of housing and all forms of residential intensification, which includes redevelopment. New housing is directed to areas with appropriate levels of infrastructure and public service facilities are available. Further, densities that promote efficient use of land, resources, infrastructure and public services should be encouraged.

The subject lands are located within the Schneider Creek neighbourhood, an established low-density neighbourhood. Further, the lands to the north of the site are designated under Part V of the Ontario Heritage Act, minimizing the potential for intensification. The proposed development will diversify the neighbourhood by providing housing options, including one- and two-bedroom multiple units, as well as street and trail-fronting townhouses. These types of units will provide for a diversity of housing options within the area, while contributing to the intensification targets for the Region.

Public Spaces, Recreation, Parks, Trails, and Open Space

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 30

Section 1.5 of the PPS states that healthy and active communities should be promoted through the planning of public streets, spaces, and facilities to be safe while meeting the needs of pedestrians, fostering social interaction, and facilitating active transportation and community connectivity. This policy also promotes for the provision of a full range and equitable distribution of publicly accessible built and natural settings for recreation.

The proposed development is located adjacent to the Iron Horse Trail, across the street from the Mike Wagner Greenway, and within 500 metres of Victoria Park. The proposed redevelopment will provide opportunities for access to these publicly owned amenities. Further, through redevelopment of the lands, the Iron Horse Trail will be enhanced adjacent to the subject lands through the provision of lighting, landscaping, and frontage for enhanced public safety.

Infrastructure and Public Service Facilities

Section 1.6 the PPS directs growth to locations where municipal water and sewage services are available. A functional servicing report has been prepared in support of the proposed development which identifies that there is adequate capacity in the municipal infrastructure to service the proposed development.

PPS Policy 1.6.7.5 states that transportation and land use considerations shall be integrated throughout the planning process. The proximity of the site to transit services, including iXpress and the Queen Street ION Station, together provide access throughout Kitchener and into Waterloo. Future residents will have many nearby amenities that can be accessed without the use of a vehicle, further reducing impacts on the surrounding road network. Additional amenities and services are located approximately 800 metres to the downtown core of the City of Kitchener, providing additional opportunities for access to transit and services.

Based on the above analysis, it is our professional planning opinion that the proposed Official Plan and Zoning By-Law Amendment is consistent with the Provincial Policy Statement.

5.3 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2019)

Pursuant to the Places to Grow Act, 2005, the Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”) first came into effect on June 16, 2006. The Growth Plan builds on the PPS to support the achievement of complete communities with access to transit networks while increasing the amount and variety of housing available. All decisions made on or after May 16, 2019 that affects a planning matter must conform to the Growth Plan. The Growth Plan establishes a vision for the Greater Golden Horseshoe based on the principles of:

• Building compact, vibrant, and complete communities; • Creating opportunities for economic competitiveness; • Protecting natural and cultural resources; • Protecting employment areas; • Utilizing land and resources wisely;

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 31

• Optimizing infrastructure and transit; and • Directing growth to, and intensifying, existing Built-Up Areas.

The Planning Act requires that decisions respecting planning matters conform to the Growth Plan.

Managing Growth

Section 2.2.1 of the Growth Plan states that the majority of growth will be directed to ‘Settlement Areas’ that are within the built-up area, have access to existing municipal services, and can support the achievement of complete communities. Section 2.2.1.4 of the Growth Plan states that applying the policies of the Plan will support the achievement of complete communities that features a diverse range and mix of housing options, convenient access to transportation, public facilities and open space, and provide a compact built form and vibrant public realm.

Complete communities are defined as,

Places such as mixed-use neighbourhoods or other areas within cities, towns, and settlement areas that offer and support opportunities for people of all ages and abilities to conveniently access most of the necessities for daily living, including an appropriate mix of jobs, local stores, and services, a full range of housing, transportation options and public service facilities. Complete communities are age-friendly and may take different shapes and forms appropriate to their contexts.

The City of Kitchener is a designated settlement area within the Growth Plan, which is subject to the intensification policies of the Growth Plan. The lands are also located within a Major Transit Station Area. Major Transit Station Areas are identified for intensification within the Growth Plan. The subject lands are within 800 metres of the downtown of the City, and are close to multiple amenities, both indoor and outdoor, including the Iron Horse Trail, Mike Wagner Greenway, Victoria Park, Mill Courtland Community Centre, Woodside Park, and Highland Courts Park. The proposed development will have access to a variety of open space features, as well as amenities within the downtown core of the City. The proximity to the various land uses will provide for an appropriate development that assists the Region in meeting the Growth Plan targets. Further, the proposed development assists in the creation of a complete community by diversifying housing forms in the neighbourhood while providing access to various open spaces features, public transportation, and amenities.

Transit Corridors and Station Areas

Section 2.2.4 states that lands adjacent to or near existing planned frequent transit should be planned to be transit-supportive, supportive of active transportation and provide a range and mix of uses and activities. It is our opinion that the proposed development contains a compact built form with a variety and size of housing types which is well suited to take advantage of, and support, alternative modes of transportation options and represents a transit-supportive development.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 32

The Light Rail Transit (LRT) route within the Region of Waterloo is identified as a ‘Priority Transit Corridor’ within Schedule 5 of the Growth Plan. The Growth Plan provides a density target for light rail transit ‘Major Transit Station Areas’ located on ‘Priority Transit Corridors’ of 160 residents and jobs combined per hectare. Policy 2.2.4.6 of the Growth Plan states that land uses and built forms that adversely affect the achievement of the minimum density targets are prohibited.

The Growth Plan establishes minimum density targets for development within a Major Transit Station Area, as defined as,

The area including and around any existing or planned higher order transit station or stop within a settlement area; or the area including and around a major bus depot in an urban core. Major transit station areas generally are defined as the area within an approximate 500 to 800 metre radius of a transit station, representing about a 10-minute walk.

The subject lands are within 800 metres of a Major Transit Station, the Queen Street Station. The proximity of the proposed development to higher-order transit provides an opportunity to provide a compact residential form that has access to multiple modes of transit.

The persons and jobs per hectare generated by the subject proposal is detailed in Table 2 below. The Persons Per Unit (PPU) factor has been established from the Region of Waterloo 2019 Water and Wastewater Monitoring Report.

Table 2: People and Jobs Per Hectare for the Proposed Development Land Use Rate Persons and/or Jobs Residential- multiple (161) 1.77 PPU 285 Residential- townhouse (15) 2.44 PPU 37 Total 322 Lot Area 0.76 ha Persons and Jobs Per Hectare 423

The proposed development will exceed the required 160 persons and jobs per hectare requirement for the area. This will assist in providing an appropriate form of intensification that diversifies the area with housing forms, while allowing the established neighbourhoods (including the Victoria Park Area Heritage Conservation District) to be maintained. Increases in densities for the site is appropriate to offset the low-density nature of the established neighbourhood and heritage district. Further, the proposed density for the site will help make the area more transit supportive, while also enhancing opportunities for active transportation.

Cultural Heritage Resources

Policy 4.2.7.1 of the Growth Plan states that cultural heritage resources shall be conserved in order to foster a sense of place and to benefit a community.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 33

Through the development of the subject lands, the cultural heritage resources identified within the Victoria Park Area Heritage Conservation District and the Part IV designated property at 45 Mill Street will be conserved. Further, the design of the site and building orientation and massing have considered the existing cultural heritage resources in the neighbourhood and responded with a sympathetic and complementary design.

Climate Change

Section 4.2.10 of the Growth Plan states that upper- and single-tier municipalities will develop policies in their official plans to identify actions that will reduce greenhouse gas emissions and address climate change adaptation goals. These policies are intended to address several strategic objectives including reducing dependence on the automobile and supporting existing and planned transit and active transportation. The existing alternative transportation modes adjacent to, and surrounding the subject lands helps to reduce dependence on the automobile and supports a more walkable community.

In conclusion, the proposal will provide for a well-designed residential development in an area with an established network of public transit and active transportation facilities. The proposed development will contribute towards the principle of a complete community and will assist the City and Region in achieving and exceeding the minimum Growth Plan targets.

Upon assessment of the Growth Plan policies, it is our opinion that the proposed Official Plan and Zoning By-Law Amendment conforms to the Growth Plan for the Greater Golden Horseshoe. 5.4 REGION OF WATERLOO OFFICIAL PLAN (2015)

The Region of Waterloo’s Official Plan (ROP) was approved by the Ministry of Municipal Affairs and Housing, with modifications, on December 22, 2010 and approved with amendments by Oral Decision of the Ontario Municipal Board on June 18, 2015.

Planned Community Structure

The subject lands are located within the Urban Area of the City of Kitchener as shown on Map 3a of the ROP. Section 2.B of the ROP identifies that the Region’s future growth will occur within the Urban Area, with the focus of growth directed to the existing Built-Up Area through re-urbanization. Focal points for re-urbanization include Urban Growth Centres, Major Transit Station Areas, Re-urbanization Corridors and Major Local Nodes. Re-urbanization in these areas make better use of the existing land and infrastructure while reducing development pressures on farmlands and sensitive natural areas. This section of the ROP identifies that future development within or adjacent to established residential neighbourhoods will need to respect the existing physical character of the area.

The subject lands are located just south of the Urban Growth Centre for the City of Kitchener and adjacent to the re-urbanization corridor of Queen Street South. To allow for appropriate intensification in the area, the proposed development reduces development pressures on the designated properties and established neighbourhood by

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 34

providing an increase in housing supply. The proposed development respects the existing physical character of the area by orienting the massing of the building towards Queen Street and the Iron Horse Trail, while providing sympathetic architectural features, such as street-fronting townhouses, along the Mill Street streetscape for compatibility.

General Development Policies Section 2.D.1 of the ROP provides general development policies for the Urban Area, identifying that new developments are to be planned and developed in a manner that:

• Supports the Planned Community Structure of the plan; • Are serviced by municipal water and wastewater systems; • Contribute to the creation of complete communities by providing an appropriate mix of land uses and densities that support walking, cycling, and transit; • Protects the natural environment; • Conserves cultural heritage resources; • Respects the scale, physical character, and context of established neighbourhoods; • Facilitates access to locally grown and healthy food; and • Promotes building design and orientations that support energy conservation.

The proposed development satisfies the general development policies by:

• Contributing to a pedestrian and cycling friendly environment by locating intensification adjacent to the Iron Horse Trail, Mike Wagner Greenway, Victoria Park, Woodside Park, The Queen’s Greens Community Garden, and Highland Courts Park; • The proposed development supports the use of transit as the subject lands are well-located with respect to the existing GRT bus routes and the Queen Street LRT Station; • The proposed development will benefit from convenient access to public services/amenities such as the Mill Courtland Community Centre, schools, and St. Mary’s Hospital. The site is located within a 10 minute walk of the downtown core. The downtown core contains a variety of land uses including retail, restaurants, services, and City Hall; and • The proposed development has integrated design features to ensure a compatible scale, character, and built form. These features include placing the massing on the north and east boundaries of the site to minimize impacts on the established neighbourhood, placing the townhouses along Mill Street in a sawtooth pattern to reflect the placement of existing dwellings on the street, and wrapping the podium with townhouses along Mill Street and the Iron Horse trail to maintain the three-storey context.

Transit Oriented Development Policies Section 2.D.2 of the ROP sets out specific Transit Oriented Development (TOD) provisions that are to be considered for development applications on or near rapid transit and high frequency transit. These provisions include designing a site to encourage active transportation, support a compact built form, provide an appropriate mix of land uses, promote medium and higher density development close to transit stops, foster

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 35

walkability, support a high-quality public realm, and provide access to various transportation modes.

The proposed development is located near several public transit stops on Queen Street South, is within 800 metres of the Queen Street Station LRT stop and has direct access to the Iron Horse Trail. Convenient pedestrian connections to the municipal sidewalk network will also be provided on the site to ensure future residents enjoy safe access to transit stops. In our opinion, the proposal is consistent with the TOD objectives within the ROP.

Major Transit Station Areas Section 2.D.6 of the ROP provides policy direction on Major Transit Station Areas (MTSA) which identify that these areas will be planned and developed to achieve increased densities to support and ensure viability of existing and planned rapid transit. Station Area Plans are required by area municipalities to identify how these areas are to be developed.

The subject lands are within a MTSA in the City of Kitchener, located within 800 metres of an LRT Station. Section 2.D.9 of the ROP encourages area municipalities to apply flexible zoning regulations, reducing parking requirements, and other incentives to assist in the redevelopment of MTSA areas to support Transit Oriented Development. Redevelopment of the subject lands will allow for a compact built form that can provide densities that are consistent with Region’s policies to support existing and planned transit.

Walking and Cycling Policy 3.B.3 of the ROP encourages area municipalities to enhance pedestrian and cycling environments to provide people with more opportunities to walk and cycle for convenient travel, recreation, health, environment and economic reasons by integrating facilities into new development areas, implementing crime prevention principles, creating urban design guidelines.

The proposed development will enhance the visibility of the Iron Horse Trail, while also proposing to enhance the entrance of the Mike Wagner Greenway. Both of these enhancement opportunities will increase the safety and viability of the public space, while encouraging the future residents of the development to use alternative modes of transit.

Transportation Demand Management The ROP identifies policies that will encourage alternatives to single vehicle commuting. Policy 3.C.4 encourages municipalities to provide reduced parking standards for development applications that incorporate Transportation Demand Management (TDM) strategies.

The proposed development has identified TDM strategies within the Transportation Assessment (prepared by Salvini Consulting dated July 17, 2019) such as the provision of indoor and outdoor bicycle parking.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 36

Cultural Heritage Section 3.G of the ROP identifies the role of cultural heritage resources in fostering a sense of place, community and personal identity. The ROP supports the conservation of cultural heritage resources that are identified on the Region’s inventory, and further provides direction for area municipalities to conserve local cultural heritage resources.

The subject lands do not contain, or are adjacent to, any Regionally significant cultural heritage resources. The subject lands are located approximately 100 metres south of the Joseph Schneider Haus. At the request of the Region, an analysis of the site has been included within the scoped Heritage Impact Assessment (prepared by CHC Limited, dated August 14, 2019), which determined that no negative impacts will be incurred on the property through the proposed development.

Region of Waterloo Official Plan Summary Upon analysis of the ROP policies, it is our opinion that the proposed development conforms to the Region of Waterloo Official Plan.

5.5 CITY OF KITCHENER OFFICIAL PLAN (2014)

The City of Kitchener Official Plan (OP) represents the City’s vision for growth and change within the community. The OP sets out principles, objectives, and policies designed to direct the form, extent, nature and rate of growth and change within the City to 2031. The City’s OP is planned to provide a framework for the comprehensive, integrated, place-based, and long-term planning of the City by:

• Building a compact, vibrant, complete, and healthy community; • Planning and managing growth to support a strong and competitive economy; • Protecting, conserving, enhancing, and wisely using natural resources; and • Optimizing the use of existing and new infrastructure.

The following outlines the applicable Schedules as contained within the OP:

• Map 1 – City Urban Area and Countryside o The subject lands are located within the ‘Built Up Area’ • Map 2 – Urban Structure o The subject lands are located within a ‘Major Transit Station Area’ • Map 3 – Land Use o The subject lands are located within a Secondary Plan area • Map 5 – Specific Policy Areas o The subject lands are located within a Secondary Plan area • Map 7 – Natural Hazards o A portion of the lands are identified within the ‘Two Zone Flood Plain Policy Area’ • Map 8 – Cultural Heritage Resources

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 37

o The northern boundary of the site is adjacent to the Victoria Park Heritage Conservation District • Map 11 – Integrated Transportation System o The subject lands are located on an existing ‘City Arterial Street’ and an existing ‘Primary Multi-Use Pathway/Connection (Type 1)’ trail.

The Official Plan identifies a hierarchy of designated Nodes and Corridors set out on Map 2 (Urban Structure) of the Official Plan, which identifies the subject lands as being within a Major Transit Station Area (MTSA).

Section 3.C.2 of the OP encourages complete and healthy communities, a range and mix of housing, employment, amenities, and transportation options, compatible interfaces between intensification areas and surrounding areas, and conserving green areas. The OP encourages a high level of urban design that can be imposed through appropriate urban design requirements of the City, such as landscaping, massing, and placement of buildings.

The proposed development will provide a compact built form that supports a variety of housing through one- and two-bedroom units, as well as townhouses. The redevelopment has been designed as a response to City comments recommending that the massing and placement of buildings on the site, specifically, be directed towards the northern and western property lines to enhance compatibility with the existing residential dwellings to the south. In our opinion, the proposed development conforms to the policies contained within Section 3.C.2 of the Official Plan for the above reasons.

Major Transit Station Areas The site is identified as a MTSA within the OP, which will be planned to support transit and rapid transit to, • Focus growth to support existing and planned transit and rapid transit; • Provide connectivity to various modes of transportation in the transit system; • Achieve a mix of uses where appropriate; and • Have streetscape and built-form that is pedestrian-friendly and transit-oriented.

The site is in close proximity to GRT routes, an LRT station, the Iron Horse Trail, and existing sidewalks, which enhances transit options for future residents of the development. The OP states that planned functions of areas within stable residential neighbourhoods will be reviewed as part of the station area planning. In advance of the station area planning, the station study for the area has identified the lands for intensification.

Queen Street South is identified as a ‘Transit Corridor’ within the City’s Official Plan, supporting the designation as an Urban Corridor, as per policy 3.C.2.37. As such, the Queen Street South Mixed-Use Corridor is considered a Primary Intensification Area as per policy 3.C.2.3., defined as, “lands intended by City, Region or the Province that are to be the focus for accommodating intensification. Primary Intensification Areas include the Urban Growth Centre (Downtown), Re-urbanization Corridors, Major Transit Station Areas, Major Local Node, City Nodes, Community Nodes, and Urban Corridors.”

The subject lands are adjacent to the identified Transit Corridor and Primary Intensification Area, which supports intensified development.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 38

Urban Design Section 11 of the OP provides policy direction for urban design to, • Support a high standard of urban design; • Create visually distinctive and identifiable places; • Create a human scale-built environment; • Minimize and mitigate potential adverse impacts of development and infrastructure; • Create safe, securable and walkable communities; and • Promote excellence and innovation in architecture, urban design, and sustainable building design.

An analysis of the urban design principles of the site have been provided within an Urban Design Brief (prepared by Mat Vaughan, dated August 2019) in support of the proposed development. The Urban Design Brief outlines the policies and guidelines for the proposed development, including an analysis of the City’s Official Plan, Urban Design Manuals, and the Victoria Park Area Heritage Conservation District Plan.

Cultural Heritage Section 12 of the OP identifies policies for cultural heritage resources. Policy 12.C.1.23 requires the submission of a Heritage Impact Assessment for redevelopment of lands adjacent to a protected heritage property. Heritage Impact Assessments are to contain the content as provided within a Terms of Reference reviewed and approved by the City.

The site is adjacent to designated properties under Part IV and V of the Ontario Heritage Act and a scoped HIA has been prepared in accordance with the City’s Terms of Reference. The HIA identifies that no negative impacts will occur on the designated properties.

Parking Section 13.C.8 of the OP identifies policies for parking standards and regulations, and reductions in parking demand in support of active transportation and transit. The OP states that adjustments to parking requirements may be considered by the City for developments that adopt Transportation Demand Management (TDM) measures, or where sufficient transit exists. Reductions in parking are supported through TDM measures, including secured bicycle parking within the parking structure, and direct access onto Mill Street and the Iron Horse Trail.

Parking areas and facilities are to be designed to be consistent with the City’s Urban Design Manual, allow for safe and efficient movement of users, have proper runoff from the site, minimize negative impacts on the environment, provide required barrier-free spaces, and are aesthetically acceptable. The parking for the proposed development has been located within a podium, wrapped in townhouses to minimize the visual impact of the site. The parking garage has been designed to address access and barrier-free parking requirements of the City and Ontario Building Code. Stormwater management within the building and podium has been designed to mitigate run off which will have no adverse impacts to the environment.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 39

General Uses Policy 15.D.2.9 states that the City will encourage and support affordable live-work developments in self-contained multiple residential units through flexible zoning and incentives. The proposed development provides opportunities for live-work units within the street fronting townhouses on Mill Street.

Residential Policy 15.D.3.3 states that integration of multiple residential developments through redevelopment and/or residential intensification shall apply design principles that emphasize, • Compatible built form with respect to massing, scale, and design; • Relationship of housing to adjacent buildings, streets, and exterior areas; • Adequate and appropriate parking areas; and • Adequate and appropriate amenity and landscaped areas.

Policy 15.D.3.7 states that lands designated ‘Low Rise Residential’, ‘Medium Rise Residential’ or ‘High Rise Residential’ will be planned to achieve an overall minimum density target of 55 residents and jobs combined per hectare. The Schneider Creek area is predominantly low density residential to the north and east of the lands, which will limit opportunities for increased densities. As such, the proposed development will allow for appropriate intensification adjacent to a Mixed-Use Corridor, with several amenities, parks, trails, and greenways available for existing and future residents of the area. The proposed development will also provide a variety of housing in the neighbourhood, including one- and two-bedroom units and townhouses, which is currently underprovided in the area.

The proposed development will require a change in land use designation to ‘High Rise Residential’. The OP identifies that lands designated for ‘High Rise Residential’ will be a minimum of 100 units per hectares, a minimum FSR of 2.0, and a maximum FSR of 4.0. Policy 15.D.3.26 states that areas planned for ‘High Rise Residential’ in redevelopment opportunities will generally,

• Preserve the natural environment which may otherwise be comprised with more dispersed low-density development; • Take advantage of views and vistas; • Constitute neighbourhood landmarks or reference points; • Be in walking distance of nodes, corridors, public transit stops and non-residential uses; and • Have a strong focus placed on creating links for pedestrians and cyclists with non- residential uses.

The subject lands are well situated to provide a high-density development that conforms to the OP policies for ‘High Rise Residential’. The proposal will provide for opportunities to preserve the natural environment by providing a compact built form that incorporates architectural and engineering solutions for stormwater management control. The future residents of the site will have access to the Iron Horse Trail, Victoria Park, the Mike Wagner Greenway, Woodside Park, and the Highland Court Park. The existing views and vistas will

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 40

be maintained as the streetscape of Mill Street has been enhanced through street fronting townhouses, lighting, landscaping and sidewalk connections. The proposed development is located on an arterial road within the City, with pedestrian access to public transit and active transit routes. Through the inclusion of two pedestrian connections to the Iron Horse Trail, the proposal creates links for both pedestrians and cyclists to encourage alternative modes of transportation.

Conclusion In conclusion, the proposed development will provide for an appropriate intensification of the site, creating opportunities for a diversity in housing to include one- and two- bedroom units, and townhouses. The site is in proximity to several existing public spaces and amenities, as well as existing active and public transit options. In our opinion, the proposed development will provide intensification and redevelopment of the subject lands that conforms to the Official Plan.

5.6 MILL COURTLAND WOODSIDE NEIGHBOURHOOD PLAN FOR LAND USE

The Mill Courtland Woodside Neighbourhood Plan for Land Use was adopted by City Council in May 1994, and subsequently approved by Regional Council in May 1995 with revisions in December 2013. The subject lands are currently designated ‘Low Density Commercial Residential’ in the Mill Courtland Secondary Plan.

The Plan has been identified by the City as a secondary plan requiring updates to conform to existing policy direction from the Region and City, as well as to implement the vision of the station area planning for the area.

The proposed development would require an amendment to the Mill Courtland Woodside Park Neighbourhood Plan for Land Use Secondary Plan to re-designate the lands from ‘Low Density Commercial Residential’ to ‘High Density Commercial Residential’ to allow for an FSR between 1.0 and 4.0.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 41

FIGURE 13: MAP 12 - SECONDARY PLAN 5.7 PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) CENTRAL PLAN

The Planning Around Rapid Transit Stations (PARTS) Central Plan was the first station area plan to be completed under the overall PARTS project. The PARTS Central Plan and recommendations for implementation were approved by City Council (May 16, 2016) and implementation of the plan is intended through the update of applicable secondary plans.

Land use designations within the Plan are intended for the achievement of a minimum density of 160 persons/jobs per hectares, consistent with the provincial direction to support public transit. The Plan identifies the site as an area for increased height and density than what currently exists.

The lands are identified within the structure element of Plan as ‘Medium Rise Residential’ and ‘Two-Zone Policy Area (Floodplain)’ (Figure 14). The ‘Medium Rise Residential’ category recommends a building height of 8 storeys and an FSR of 0.6 to 2.0.

The Plan identifies opportunities for enhancement opportunities at the entrance of the Mike Wagner Greenway, which have been proposed within the development as a community benefit.

The Plan identifies opportunities for Transportation Demand Management (TDM) measures including discouraging surface parking, provision of bicycle parking, support and encourage pedestrian and cycling linkages.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 42

FIGURE 14: PREFERRED LAND USE PLAN, PARTS CENTRAL The proposed development aligns with the principles of the PARTS Central Plan through the provision of a compact built form in an area with access to public and active transportation options. The proposed development maintains an 8-storey character, with increased varied height of 10-storeys towards Queen Street South to minimize impacts to the adjacent residential dwellings. An increased Floor Space Ratio (FSR) of 3.5 is proposed for the site, which incorporates the FSR of the parking podium, consistent with the City of Kitchener’s Zoning By-Law.

Overall, the proposed development maintains the intent and vision of the Plan, while recognizing the existing site conditions and compatibility with the surrounding neighbourhood.

5.8 CITY OF KITCHENER ZONING BY-LAW

Zoning By-Law 85-1

The Subject Lands are currently zoned ‘Commercial Residential One Zone’ (CR-1) within the City of Kitchener Zoning By-Law 85-1. The proposed Zoning By-Law Amendment would amend the zoning of the subject lands from ‘Commercial Residential’ (CR-1) to ‘Residential 8’ (R-8) with site-specific provisions.

The proposed development and required Zoning By-Law Amendment implement the overall intent of the Official Plan and the specific policies proposed for the subject lands.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 43

Although the draft Zoning By-Law has not yet been approved for the lands, the application proposes to utilize the framework for the proposed development for parking requirements.

The proposed Zoning By-Law Amendment requests a Residential 8 (R-8) zoning designation with site specific provisions to address:

• An FSR of 3.5, whereas a maximum FSR of 2.0 is permitted; • Reductions in the front yard setback for the portions of the buildings located above level 5; • A total parking rate of 1.1 parking spaces/unit, whereas 1.25 parking spaces per unit plus 20% visitor parking spaces are required; • Provisions to permit home occupations including Artisan’s Establishments, Commercial Schools, Offices, and Indirect Sales, as defined within Zoning By-Law 2019-051; and • An increase in building height to 34.7 metres.

The following table provides an overview of the zoning regulations permitted within Zoning By-Law 85-1 for parking and provisions of the ‘Residential 8’ (R-8) zoning and the requested site-specific provisions:

Table 3: Zoning By-law Summary Required Provided Parking Requirement 1.25 space for each dwelling unit over 1.0 parking spaces/unit 51.0 square metres and 0.165 spaces for each dwelling unit having a floor area of 51.0 square metres or less Visitor Parking 20% 0.1 parking spaces/unit Floor Space Ratio 2.0 3.5 Maximum Minimum Front Yard 4.5 metres (L1-3) 4.5 metres Setback 5.85 metres (L4) 7.6 metres 12.45 metres (L5-8; 9-10) 8.6 metres Minimum Side Yard 2.5 metres (L1-3) 2.5 metres Setback 6.0 metres (L4-8) 6.0 metres 6.0 metres (L1-10) 10.4 metres Minimum Rear Yard 7.5 metres 7.8 metres Setback Landscaping 20% 29% Building Height 24.0 metres 34.7 metres

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 44

FIGURE 15: EXISTING ZONING FOR THE SUBJECT LANDS Zoning By-Law 2019-051

On April 29, 2019, Council passed Stage 1 of the new Zoning By-Law 2019-051 for the City and adopted a companion amendment to the Official Plan. The new Zoning By-Law is under appeal and the restrictive zoning of By-Law 2019-051 and 85-1 are being applied to new development for lands within the Stage 1 By-Law. The new Zoning By-Law does not apply to the subject lands.

Prior to adoption of the new Zoning By-Law for the remaining lands, the City is undertaking a review of several secondary plans as well as a review of the residential zones. While Zoning By-Law 2019-051 does not apply to the lands, it provides a direction for development within the City. The new Zoning By-Law includes the following sections which will be later applied to the entire City through future Council adoption:

• Section 1 – General Scope and Administration; • Section 2 – Interpretation, Classification, and Limit of Zones; • Section 3 – Definitions;

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 45

• Section 4 – General Regulations; and • Section 5 – Parking, Loading, and Stacking.

Section 4.7 of Zoning By-Law 2019-051 permits home occupations within uses including street townhouse dwellings and multiple dwellings. The home occupations permitted with a street townhouse or multiple dwelling includes Artisan’s Establishment, Commercial School, Office, and Indirect Sales.

The proposed development includes a site-specific provision to allow for home occupations as defined by Zoning By-Law 2019-051.

Section 5.2 of the By-Law provides provisions for parking. These provisions include a parking requirement of 1.1 parking spaces per dwelling unit, which will be applied City- wide when the Zoning By-Law has been approved for the remainder of the City. A maximum parking rate of 1.4 per unit has been included in the By-Law as well. Zoning By- Law 2019-051 also provides minimum bicycle parking stalls for new development of 0.5 per dwelling unit of Class A stalls, and 6 per dwelling unit of Class B stalls.

The updated parking and bicycle parking spaces within Zoning By-Law 2019-051 demonstrate a direction in the City for a reduction in vehicular storage and an increase in bicycle parking spaces to encourage alternative modes of transportation.

The proposed development includes a reduced parking rate of 1.1 parking spaces/unit (including visitor), which is consistent with the proposed By-Law for the subject lands.

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 46

6.0 CONCLUSION

This Planning Justification Report concludes that the proposed Official Plan and Zoning By-Law Amendment application for 19-41 Mill Street represent good planning for the following reasons:

1. The proposal is consistent with the Provincial Policy Statement (2014) as it provides for a compact residential development that introduces a variety in unit types and sizes to the existing neighbourhood. The proposed development makes efficient use of municipal infrastructure through appropriate intensification within a Major Transit Station Area, while respecting the existing character of the neighbourhood. 2. The proposal conforms to the Growth Plan for the Greater Golden Horseshoe (2019). It represents redevelopment and intensification within the Built-Up Area and contributes towards achieving the minimum density targets for the Central Transit Station Area. 3. The proposed development conforms to the Region of Waterloo Official Plan and introduces a mix and variety of housing units within close proximity to several transit routes, and within a 10-minute walk to the Queen Street LRT Station. 4. The proposed Official Plan Amendment is consistent with the intent of the City’s Secondary Plan policy framework within the PARTS Central Plan. The proposed development will amend the Official Plan to allow for an appropriate and desirable built form within the Schneider Creek neighbourhood. 5. The proposed development will enhance the existing streetscape of Mill Street and the Iron Horse Trail through the development of fronting townhouses, lighting, landscaping, and pedestrian connections to enhance the pedestrian realm. 6. Sufficient municipal services exist to support the proposed development, which has been designed to make efficient use of existing services within the City, while supporting a compact built form. 7. The proposed development will provide a diversity and mix of housing types within the Schneider Creek neighbourhood which will provide options for current and future residents. 8. The development represents a significant improvement of the site through a high degree of quality architecture and urban design to ensure an engaging pedestrian experience for existing and future residents of the area.

Respectfully submitted,

Mat Vaughan, BES, MPLAN, PhD (Candidate), MCIP, RPP, CMMIII

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 47

7.0 APPENDICES

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 48

APPENDIX A APPENDIX

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 49

B APPENDIX APPENDIX

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 51 THIS DRAWING IS AN INSTRUMENT OF SERVICE & IS THE PROPERTY OF ABA ARCHITECTS INC. & CANNOT BE MODIFIED AND/OR REPRODUCED WITHOUT THE SITE PLAN NOTES SITE LEGEND PERMISSION OF ABA ARCHITECTS INC.

1. LEGAL DESCRIPTION: PLAN OF SURVEY OF PART OF LOTS 333,334 AND 335 MUNICIPAL COMPILED PLAN OF THE SUBDIVISION OF LOT 17 THE CONTRACTOR MUST VERIFY ALL DIMENSIONS EXISTING LIGHT STANDARD BIKE RACKS (##) P FIRE ROUTE SIGN S-5 (30x45) cm GERMAN COMPANY TRACT IN THE CITY OF KITCHENER REGIONAL MUNICIPALITY OF WATERLOO L.S. ON SITE AND REPORT ANY DISCREPANCIES TO THE  SUPPORT: STEEL OR WALL ARCHITECT, BEFORE PROCEEDING WITH THE WORK. 2. SITE INFORMATION TAKEN FROM ACI SURVEY CONSULTANTS; FILE NUMBER: KIT-SGCT-17viiii-15521  H.P. EXISTING HYDRO POLE  3. FOR SITE GRADING, SERVICES & STORM WATER MANAGEMENT REFER TO DRAWINGS PREPARED BY GM BluePlan Engineering Limited. SIB EXISTING STANDARD IRON BAR 4. FOR LANDSCAPE WORK REFER TO DRAWINGS PREPARED BY (TBD) DRAWINGS ARE NOT TO BE SCALED. EXISTING HYDRO POLE & GUYWIRE 5. FOR SITE LIGHTING REFER TO DRAWINGS PREPARED BY (TBD) FLUSH CURBING (FC) 6. ALL ROADS & ISLANDS SHALL HAVE 150mm CURBS UNLESS NOTED OTHERWISE. EXISTING SIGN 7. CURB RADIUS = 1.20m UNLESS OTHERWISE DIMENSIONED. EX. SIGN TACTILE WARNING STRIP INDICATOR (TWSI) 8. STANDARD PARKING STALLS TO BE 2.8m x 5.5m DO NOT ENTER SYMBOL Rb-19 (60x60) cm EXISTING BELL BOX 8. BARRIER FREE PARKING STALLS TO MEET CITY OF KITCHENER REQUIREMENTS FOR TYPE 'A' (3.4m x 5.5m) AND TYPE 'B'. (2.4m x 5.5m)  SUPPORT: STEEL CONCRETE CURB  INCLUDING ALL APPLICABLE ACCESS AISLES (1.5m WIDE). EXISTING CATCHBASIN 9. ALL OUTDOOR LIGHTING MUST BE FULL CUT-OFF AND HAVE NO GLARE. EX. CB PROPERTY LINE 10. TREE PROTECTION FENCING SHOULD BE ERECTED AROUND ALL EXISTING LANDSCAPED AREAS TO REMAIN AND SHOULD REMAIN ON EXISTING CATCHBASIN SITE FOR THE DURATION OF THE CONSTRUCTION. EX. SICB PROPOSED FIRE ROUTE ONE-WAY SIGN RB-21 (30x90) cm 11. ALL ROOF-TOP EQUIPMENT TO BE SCREENED AND/OR LOCATED SO THAT IT CANNOT BE VIEWED FROM THE STREET. SUPPORT: STEEL 12. SIGNAGE (BUILDING, PYLON & OTHERWISE) NOT APPROVED VIA THE SITE PLAN APPROVAL PROCESS. EXISTING MANHOLE 13. THERE WILL BE NO OUTDOOR STORAGE OF ANY ITEMS ON SITE. EX. MH PROPOSED CONCRETE 14. ALL GARBAGE TO BE STORED IN MOLOK WASTE SYSTEM PROVIDED ON-SITE. ENTRANCE/EXIT 15. LIGHT FIXTURES & BOLLARDS ARE NOT TO OBSTRUCT PEDESTRIAN MOVEMENT. PROPOSED LANDSCAPE/SOD 16. ANY MULTIPLE UNIT IDENTIFICATION SIGNAGE TO HAVE REFLECTIVE LETTERING. FIRE DEPARTMENT CONNECTION 17. EXCESS SNOW TO BE REMOVED FROM SITE. No. REVISIONS DATE 18. INTERIOR OF PARKING GARAGE TO BE PAINTED WHITE IN ENTIRETY. FIRE HYDRANT (FH) 19. LIGHTING IN PARKING GARAGE TO BE RECESSED AND MUST NOT SPILL OUT, SHOULD NOT "GLARE" OVER TO STREET OR PROPERTIES TRANSFORMER C/W CONCRETE 01 ISSUED TO CONSULTANTS 2019.06.13 NOR SHOULD THE LIGHTING BE VISIBLE FROM THE STREET. PAD AND GROUNDING RODS PROPOSED BOLLARD 02 ISSUED TO CONSULTANTS 2019.06.21

BARRIER FREE PARKING SPACE

PARKING COUNT BUBBLE 03 ISSUED TO CLIENT 2019.07.03 X 04 ISSUED TO CONSULTANTS 2019.07.10 PROPOSED FENCE 05 ISSUED TO CONSULTANTS 2019.08.06

06 ZBA SUBMISSION 2019.08.08

CROSS SECTION: 102280

CROSS SECTION: 102271

CB CB CB MH MH MH MILL.ST MH FIRE ROUTE

APPROXIMATE C/L OF ROAD

CB REGULATORY FLOODPLAIN ELEV. : 323.1m CB CB BETWEEN CROSS SECTION 102280 & 102271

EX. CONCRETE SIDEWALK EX. CONCRETE SIDEWALK EX. CONCRETE SIDEWALK N38°19'20"W PROPERTY LINE PRE ROAD WIDENING

29985 7758 EX. FH. 4.57mx4.57m 4.57mx4.57m 4mx5m SIGHT SIGHT TRIANGLE LANDSCAPED AREA SIGHT TRIANGLE TRIANGLE PROPERTY LINE POST ROAD WIDENING 75.639m

MH LANDSCAPED AREA

CBMH MH 4500 ONE - WAY CBMH MH MH FRONT YARD SETBACK (BH<10.5m: L1-L3): 4.5 m 7645 8667 LAY-BY 3660 FRONT YARD SETBACK (BH>10.5m; L4): 5.85 m 10170 (TOWER)

SUITE SUITE SUITE SUITE SUITE SUITE SUITE

1650 CONCRETE SIDEWALK BIKE CBMH EXTENT OF 4th PARKING EXIT LEVEL 4 (2) FLOOR ABOVE

3000 LANDSCAPED AREA F.D.C EXISTING 2 O/H DOORS 6000 STOREY BUILDING PARKING GARAGE

13871 FRONT YARD SETBACK (BH>10.5m; L5-8): 12.45 m ENTRANCE / EXIT 2500 EXTENT OF 4th FLOOR ABOVE PRINCIPAL BIKE PARKING (8) ENTRANCE EXISTING 2 STOREY BUILDING 10410 EXIT ONLY FRONT YARD SETBACK (BH>10.5m; L9-10): 16.05 m 12415 TEXT FOR PAM YYYY.MM.DD

ADJACENT PROPERTY ZONE: COMMERCIAL RESIDENTIAL (CR-1) 1650 EXTENT OF 4th FLOOR ABOVE ISSUED FOR CONSTRUCTION YYYY.MM.DD 6100 EXTENT OF MECHANICAL PENTHOUSE 94082 EXIT / ENTRY 2666 ISSUED FOR TENDER YYYY.MM.DD

SIDE YARD SETBACK (9m < BH <10.5m: L3): 2.5 m CBMH BUILDING PERMIT APPLICATION YYYY.MM.DD 67575

SIDE YARD SETBACK (BH >10.5m: L4-L10): 6.0 m PROPERTY LINE GARBAGE ROOM SITE PLAN APPLICATION YYYY.MM.DD 89578 PROPOSED 10 STOREY CHRONOLOGY DATE CBMH MULTI-UNIT 17092 RESIDENTIAL APARTMENT

G.F.A: 26,675.3 sq.m. (287,140.3 sq.ft)

SIDE YARD SETBACK (BH>10.5m) : 6.0m

ADJACENT PROPERTY ZONE: COMMERCIAL RESIDENTIAL (CR-1) LOADING/ MOVE IN

43000

O/H DOOR 20000 EXTENT OF 4th - 8th FLOOR ABOVE RETAINING WALL

LANDSCAPED AREA

EXTENT OF 9th & 10th FLOOR ABOVE 7385 PROPERTY LINE 2000

SWITCH

GEAR

101 Randall Drive, Unit B, Waterloo ON. TEL 519 884 2711 www.abarchitect.c

TRANSFORMER ROOM CLIENT

REGULATORY FLOODPLAIN ELEV. : 322.8m CB BETWEEN CROSS SECTION 102271 & 102260 20000

EXIT / ENTRY

UP 80253

BIKE PROJECT NAME ROOM EXTENT OF 4th-10th FLOOR ABOVE EXIT ACCESS

EXISTING 1 EXTENT OF 4th - 8th STOREY BUILDING FLOOR ABOVE 19-41 MILL ST. TRAIL CONNECTION CBMH 19-41 MILL ST. PRIVATE TERRACE

5950 KITCHENER, ON Site Site Plan.dwg SUITE SUITE SUITE SUITE PATH CONNECTION FROM UP PRIVATE AMENITY TERRACES

REAR YARD SETBACK: 7.5m 4.663m

(TO C/L OF TRAIL 13775 PRIVATE TERRACE

(TO TOWER) FOR TBG) DRAWING TITLE TRAIL CONNECTION PATH CONNECTION FROM 19214 29.472m PRIVATE AMENITY TERRACES CB

N38°19'20"W

7813 LANDSCAPED AREA

(TO PODIUM) PROPERTY LINE SITE PLAN N36°10'45"W PROPERTY LINE 33.725m N38°39'30"W 13.400m N36°43'25"W 14.531m N52°03'45"W

ADJACENT PROPERTY ZONE: COMMERCIAL RESIDENTIAL (CR-1)

IRON HORSE TRANS CANADA TRAIL SCALE DRAWING NUMBER

1:250

SHEET SIZE 610x914

PROJECT NUMBER 01 SITE PLAN 2018-025 SPA 01 1:250 LAST SAVED BY: RukmarLAST BY: SAVED DATE: August 8, 2019 FILE LOCATION: Planning\2018-025 Site St\2.0 Mill 19-37 Z:\2018\2018-025

C APPENDIX APPENDIX

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 53 025 - 2018 PROJECT NO. PROJECT 19-41 MILL STREET

MECH 136.00

LEVEL 11 132.40

LEVEL 10 129.20

LEVEL 9 126.00

LEVEL 8 122.80

LEVEL 7 119.60

36000 LEVEL 6 116.40

LEVEL 5 113.20

LEVEL 4 110.00

LEVEL 3 106.40

LEVEL 2 103.20 3200 6800 3200 3200 3200 3200 3200 3200 3200 3600 LEVEL 1

640 100.00 ELEVATIONS ELEVATION NORTH 1100 EXTENT OF PARKING PARKING ENTRANCE 99.36

PARKING LOWER LEVEL 300 1:

98.26 2019.07.12

3.1 025 - 2018 PROJECT NO. PROJECT 19-41 MILL STREET

MECH 136.00 3600 LEVEL 11 132.40

3200 LEVEL 10 129.20

3200 LEVEL 9 126.00

3200 LEVEL 8 122.80

3200 LEVEL 7 119.60

3200 LEVEL 6 116.40

3200 LEVEL 5 113.20

3200 LEVEL 4 110.00 3600 LEVEL 3 106.40

3200 LEVEL 2 103.20

3200 LEVEL 1 ELEVATIONS ELEVATION SOUTH

640 100.00

EXTENT OF PARKING 1100

PARKING ENTRANCE 300 1: 99.36 2019.07.12 PARKING LOWER LEVEL 98.26

3.2 025 - 2018 PROJECT NO. PROJECT 19-41 MILL STREET

MECH 136.00 3600 LEVEL 11 132.40

3200 LEVEL 10 129.20

3200 LEVEL 9 126.00

3200 LEVEL 8 122.80

3200 LEVEL 7 119.60 3200

36000 LEVEL 6 116.40

3200 LEVEL 5 113.20

3200 LEVEL 4 110.00 3600 LEVEL 3 106.40

3200 LEVEL 2 103.20

3200 LEVEL 1

640 100.00 1100 PARKING PARKING ENTRANCE ELEVATIONS ELEVATION EAST 99.36 PARKING LOWER LEVEL

98.26 300 1: 2019.07.12

3.3 025 - 2018 PROJECT NO. PROJECT 19-41 MILL STREET

MECH 136.00 3600 LEVEL 11 132.40

3200 LEVEL 10 129.20

3200 LEVEL 9 126.00

3200 LEVEL 8 122.80

3200 LEVEL 7 119.60 3200

36000 LEVEL 6 116.40

3200 LEVEL 5 113.20

3200 LEVEL 4 110.00 3600 LEVEL 3 106.40

3200 LEVEL 2 103.20

3200 LEVEL 1

640 100.00 ELEVATIONS ELEVATION SOUTH 1100 PARKING ENTRANCE

99.36 300 1:

PARKING LOWER LEVEL 2019.07.12 98.26

3.4

D APPENDIX APPENDIX

19-41 MILL STREET | PLANNING JUSTIFICATION August 2019| 55

2019

SUSTAINABILITY REPORT

2018-025 19-25 MILL ST. PREPARED BY ABA ARCHITECTS INC. JULY 12, 2019 Sustainability Report 2018-025 19-25 Mill St.

VISION STATEMENT

This Sustainability Report outlines the key principles of energy conservation and sustainability in the proposed multi-unit building at 19-25 Mill St. in Kitchener. The report aims to highlight the proposed efficiency in design, resource conservation and community wellbeing at this stage in the design process. The report has been generated in accordance with studies and plans issued on 2019.02.08.

The proposed development is a 10-storey multi unit building with 15 townhouse units and 161 apartment unit apartment. It is comprised of 54% 1 beds and 46% 2 beds.

The report has been developed in accordance with the key principles in the Official Plan Section 7.C.4 – 7.C.8 – Sustainable Development, Water Conservation, Energy Conservation & Generation, Air Quality and Waste Reduction & Management.

The following documents were reviewed in preparation of this report:

• City of Kitchener – Official Plan • City of Kitchener – Urban Design Manual SUSTAINABLE DEVELOPMENT OP SECTION 7.C.4

• Variety in unit types contribute to High Quality Residential areas by providing varied housing options for residents in different life circumstances in locations which are supported by community infrastructure • A compact development with an efficient built form • Increases density targets and efficient land use • Light coloured surfaces to be provided where possible to limit urban heat island effect • Use of local manufacturers and materials where possible to reduce CO2 emissions from shipping/ transportation methods. • Entrances have been designed to mitigate wind impacts and improve comfort. • Provided accessibility through paths to the Iron Horse Trail and other public parks. • Located within close access to public transportation to encourage walking, cycling and the use of public transit and reduce carbon emissions. • Reduce car dependence by providing additional bicycle parking above the minimum zoning by- law • Suites will have views direct to the terrace areas or the existing mature landscaping.

WATER CONSERVATION OP SECTION 7.C.5

• Use of native landscape/plants with low water requirements • Control storm water runoff – storm water runoff does not exceed existing water runoff on site

Sustainability Report 2018-025 19-25 Mill St.

• Underground infiltration gallery to be provided • Low Flow Plumbing Fixtures to be selected to reduce potable water demand ENERGY CONSERVATION & GENERATION OP SECTION 7.C.6

• Minimize energy consumption by proposing and promoting a compact urban form • Building orientation considered to reduce energy consumption • All units are provided with operable windows for natural ventilation/cooling when possible • The mechanical design will consist of: o High efficiency natural gas boiler to be provided for domestic and hydronic in-floor heating to suites. o Efficient Split AC units provided for suite cooling. o Energy recovery units with bypass controls to be installed for each suite. • Efficient lighting fixtures to be used to reduce power consumption. AIR QUALITY OP SECTION 7.C.7

• The proposed development is a compact, transit-supportive, cycling and pedestrian friendly community with many amenities within walking distances • Existing trees will be maintained where possible to contribute to the city’s urban forest to improve air quality • Suites equipped with Energy Recovery Ventilators to supply fresh air to each suite and improve indoor air quality. WASTE REDUCTION AND MANAGEMENT OP SECTION 7.C.8

• Proposed semi in-ground waste/recycling collection at the rear of the building away from public access. • Semi in-ground waste management reduces odours of standard waste containers. • A smaller footprint of required waste storage, reduces the frequency of removal/pickup required • Precast Construction Methods – precast construction is an efficient construction method with limited on-site waste production.