CSD-13-009 - OPA ZC - Multi-Modal Transit Hub

REPORT TO: Planning and Strategic Initiatives Committee

DATE OF MEETING: February 25, 2013

SUBMITTED BY: Alain Pinard, Director of Planning

PREPARED BY: Heather Holbrook, Senior Planner (Urban Design), 519-741-2200 ext 7324

WARD(S) INVOLVED: Ward 10

DATE OF REPORT: January 28, 2013

REPORT NO.: CSD-13-009

SUBJECT: Official Plan Amendment Application OP12/02/K/HH and Zone Change Application ZC12/15/K/HH Region of Waterloo Multi-Modal Transit Hub 490-520, 510 King Street West, 16, 50 and 60 Victoria Street North

RECOMMENDATIONS:

A. That Official Plan Amendment Application OP12/02/K/HH (Regional Municipality of Waterloo, 490-520 King Street West, 16-60 Victoria Street North) requesting a new Special Policy Area and associated policies be adopted, in the form shown in the Official Plan Amendment attached to Report CSD-13-009 as Appendix “A”, and accordingly forwarded to the Region of Waterloo for approval; AND

B. That Zone Change Application ZC12/15/K/HH (Regional Municipality of Waterloo, 490-520, 510 King Street West, 16, 50, 60 Victoria Street North) for the purpose of changing the zoning from Warehouse District Zone (D-6) with and without site-specific provisions to Warehouse District Zone (D-6) with Special Regulation Provision 638R, Special Use Provisions 426U and 427U and Holding Provision 68H be approved in the form shown in the “Proposed By-law” dated January 18, 2013 attached to Report CSD-13-009 as Appendix “B”; AND

C. That the Urban Design Brief for the Region of Waterloo Multi-Modal Transit Hub,

dated January 2013, and attached to Report CSD-13-009 as Appendix “C”, be adopted; AND

D. That the City support the assumption of the portion of Waterloo Street from Breithaupt Street to Victoria Street North by The Regional Municipality of Waterloo; AND FURTHER

E. That the City of Kitchener participate in the procurement process to be

undertaken by the Regional Municipality of Waterloo for the selection of a private sector development partner(s) for future development of the site.

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EXECUTIVE SUMMARY:

The Regional Municipality of Waterloo is proposing to establish site-specific special policies in the Official Plan and corresponding special provisions in the Zoning By-law to broaden the range of permitted land uses, to increase the maximum Floor Space Ratio to 7.5 and to establish policies to guide the appropriate future development of the subject lands as a mixed use, high density multi-modal transit facility. Staff are recommending approval of the Official Plan Amendment and Zone Change attached as Appendices A and B to this report.

Staff are also making recommendations to implement Special Policies contained in the Official Plan Amendment. Staff are recommending that:

a) the Urban Design Brief submitted in support of the applications be adopted;

b) the City support the assumption of the portion of Waterloo Street from Breithaupt Street to Victoria Street North by The Regional Municipality of Waterloo; and

c) the City participate in the procurement process to be undertaken by the Regional Municipality of Waterloo for the selection of a private sector development partner(s) for future development of the site.

BACKGROUND:

The subject lands are owned by the Regional Municipality of Waterloo (the Region) and applications for an Official Plan Amendment and a Zone Change were submitted by GSP Group on behalf of the Region on August 31, 2012. The subject lands are approximately 1.6 hectares in size and are located at the northwest corner of the intersection of Victoria Street North and King Street West. The subject lands are generally bounded by the Canadian National Railway to

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the north, Duke Street West to the east, Victoria Street North to the south and King Street West to the west.

The subject lands are designated City Urban Area in the Regional Official Policies Plan, and are designated Warehouse District in the City of Kitchener Official Plan. The lands are currently zoned Warehouse District Zone (D-6) with special regulations applicable to portions of the subject lands. The property municipally addressed as 490-520 King Street West is currently occupied by a retail business. The property municipally addressed as 16 Victoria Street North is occupied by a commercial building currently used as a sales centre. The property municipally addressed as 60 Victoria Street North is occupied by the former Rumpel Felt Company building, which is currently vacant. Otherwise the subject lands are currently being used as a temporary surface parking lot.

The Region is planning a new multi-modal transit facility and mixed use development in this location. The applicant is proposing to establish site-specific special policies in the Official Plan and corresponding special provisions in the Zoning By-law to broaden the range of permitted land uses, to increase the maximum FSR to 7.5 and to establish policies to guide the appropriate future development of the subject lands as a mixed use, high density multi-modal transit facility. There is not a Site Plan application for consideration at this time. The applicant is essentially applying to establish the permitted building ‘envelope’ and range of permitted land uses for future development applications, which are likely to be submitted in phases toward full build out of the subject lands in the long term. REPORT:

Proposed Official Plan Amendment

The subject lands are currently designated Warehouse District in the Official Plan. The current designation permits uses suited to the reuse of the existing buildings, such as warehouse outlets, boutiques, studios, restaurants, office, commercial entertainment as well as some industries. Policies in the Official Plan stipulate that the full range of retail uses are permitted only on properties fronting directly on King Street. Residential uses are permitted only as conversions of existing buildings. The current designation establishes a maximum floor space ratio (FSR) of 2.0 (a maximum developable floor area amounting to twice the total site area).

The applicant is proposing to establish site-specific special policies in the Official Plan and corresponding special provisions in the Zoning By-law to broaden the range of permitted land uses, to increase the maximum FSR to 7.5 and to establish policies to guide the appropriate future development of the subject lands as a mixed use, high density multi-modal transit facility.

To provide sufficient guidance for the future development applications, the City has incorporated a number of policies in proposed Official Plan Special Policy No. 49. As discussed in the Proposed Official Plan Amendment, attached as Appendix A to this report, staff are of the opinion that the Official Plan Amendment provides the appropriate amount of flexibility for future development applications while ensuring that such applications are both appropriate and compatible. The Official Plan Amendment represents sound land use planning because it is consistent with the goals and objectives of the Provincial Policy Statement and the 2006 Growth Plan for the Greater Golden Horseshoe, conforms with Regional policy and is in the public interest as outlined in this Report. Staff recommend that the Official Plan Amendment attached as Appendix A to this report be adopted by Council and forwarded to the Region for approval.

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Proposed Zone Change

The subject lands are currently zoned Warehouse District Zone (D-6) with special provisions that apply to portions of the subject lands. The block bounded by King Street West, Victoria Street North, Waterloo Street and the railway is also subject to Holding Provision 42H which limits the range of permitted uses until such time as the Ministry of the Environment is satisfied that environmental remediation has occurred. A portion of the block bounded by Victoria Street North, Waterloo Street, Duke Street West and the railway is subject to Special Regulation 105R and Special Use Provision 141U. The special regulation provision specifies regulations for retail, office and residential uses and provides special provisions for parking. The special use provision permits commercial entertainment and retail uses, but only within existing buildings. The current zoning implements the Official Plan policies with respect to permitted land uses and maximum FSR. The parking requirements for future development of the subject lands are regulated by the general parking rates applicable in the downtown area.

The applicant is proposing to retain the D-6 zoning and eliminate the special provisions applicable to portions of the subject lands, and replace them with new special provisions that apply uniformly across the subject lands. The purpose of this Zone Change corresponds with the purpose of the Official Plan Amendment; to broaden the range of permitted uses, to increase the maximum FSR to 7.5 and to reduce the parking and loading requirements for future development of the subject lands.

Through consultation with the Region, the City has incorporated a number of regulations in proposed Special Zoning Provisions 426U, 427U, 638R and 68H to establish the necessary regulatory framework for future development. The proposed Zone Change is attached as Appendix B to this report. The regulations as proposed are intended to promote compatibility of all phases of future development within the established urban fabric and to ensure that the development makes a positive contribution to the surrounding built environment. Generally, the proposed site-specific provisions embed a direction from one or more of the supporting studies into the regulatory framework of the Zoning By-law. Each of the proposed site-specific provisions directly implements one or more aspects of the proposed Official Plan Special Policy No. 49 and/or the general Policies of the Official Plan. The Zone Change represents sound land use planning because it implements the Official Plan which, as outlined above, is consistent with the goals and objectives of the Provincial Policy Statement and the 2006 Growth Plan for the Greater Golden Horseshoe, conforms with Regional policy and is in the public interest. Staff recommend that the Zone Change attached as Appendix B to this report be approved by Council.

Policy Conformity

Provincial Policy Statement

The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development and use of land in Ontario. The PPS promotes building liveable communities through the efficient development of lands and appropriate mix of land uses, housing types and densities. The proposed Official Plan Amendment and Zone Change represent an intensification opportunity in the built-up area of the City to accommodate a range and mix of employment, housing and other land uses. The proposed density and mix of land uses makes efficient use of the land and infrastructure. The availability of suitable infrastructure to accommodate the proposed intensification has been appropriately considered. The proposed co-location of various transit service facilities within a centralized and integrated facility represents an efficient delivery of public service and infrastructure and supports public transit and other alternative transportation modes. For these reasons, the proposed Official Plan Amendment and Zone Change are consistent with the PPS.

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2006 Growth Plan for the Greater Golden Horseshoe

The subject lands are within built-up area as defined by the 2006 Growth Plan for the Greater Golden Horseshoe (Growth Plan). The Growth Plan directs population and employment growth to built-up areas. The proposed Official Plan Amendment and Zone Change to permit greater intensification of the subject lands are in line with this growth management objective of the Growth Plan.

The subject lands are within the Urban Growth Centre for the City of Kitchener as defined by the Growth Plan. The Growth Plan envisions Urban Growth Centres to be planned as focal areas for investment in institutional and region-wide public services as well as commercial, recreational, cultural and entertainment uses. The Urban Growth Centres are also locations intended to support major transit infrastructure, to serve as major employment centres and to accommodate a significant share of population and employment growth. The proposed Official Plan Amendment and Zone Change will assist in achieving these planning objectives for the Urban Growth Centre.

Generally, the Growth Plan promotes development that contributes to complete communities that offer a range of land uses, a diverse mix of housing choices, high quality open and public spaces and sustainable transportation options. In general, the proposed Official Plan Amendment and Zone Change are consistent with the goals and objectives of the Growth Plan.

Regional Official Policies Plan

The subject lands are designated City Urban Area in the Regional Official Policies Plan (ROPP) and Regional Official Plan (ROP) approved in June 2009 and currently under appeal. The designation allows for a variety of land uses including residential, institutional, employment, recreational, open space and commercial. The proposed Official Plan Amendment and Zone Change conform with the applicable policies of the Regional Official Policies Plan and Regional Official Plan.

Other Information and Materials

Planning Report

A Planning Report dated August 2012 and an addendum dated January 2013 were submitted to support the requested amendments. The Planning Report provides a rationale for the proposed Official Plan Amendment and Zoning Change applications. The Planning Report concludes that the multi-modal transit hub and related planning applications to permit high density mixed use intensification of the subject lands are consistent with the objectives of the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe, conform to Regional Official Plan policies, are in the public interest and represent sound land use planning. Staff are in agreement with the conclusions of the Planning Report.

Parking Requirements Justification Report

A Parking Requirements Justification Report dated November 2012 was submitted to support the requested Zoning Change application to reduce the parking requirements for the subject lands. The information contained in this report served as a useful resource in the preparation of the proposed site-specific parking and loading regulations for the subject lands as contained in proposed Special Regulation Provision 638R subsections xii) to xvii) in the Zoning By-law. Transportation Services has advised that the parking supply rates are justified and acceptable for the multi-modal hub development.

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A Noise and Vibration Compatibility Feasibility Assessment

A Noise and Vibration Compatibility Feasibility Assessment dated May 4, 2012 was submitted with respect to the request to introduce residential as a permitted land use in this location. The assessment recommends that detailed noise and vibration studies be conducted prior to residential development being permitted on the subject lands. This recommendation has been incorporated in proposed Official Plan Special Policy No. 49 subsection xv) a) and proposed Special Use Provision 427U in the proposed Zoning By-law.

Heritage Impact Assessment

A Heritage Impact Assessment (HIA) dated April 5, 2012 was submitted as part of the complete applications to give consideration to the cultural heritage resources on the subject lands and on adjacent properties. In so far as recognizing the significance of the Rumpel Felt Building on the subject lands, the HIA recommended conservation measures for the adaptive reuse of the 1913 portion of the Rumpel Felt building, recommended built form design direction for additions as well as new development on the property to ensure sensitivity to the Warehouse District and environs and recommended that a Conservation Plan for the 1913 portion of the Rumpel Felt building be completed at an appropriate time in the planning approvals process. The HIA also recommended that the 1913 portion of the Rumpel Felt building be listed on the Municipal Heritage Register in the short term and designated under Part IV of the Ontario Heritage Act in the longer term (post development). This is consistent with the City’s typical process for the designation of property subject to redevelopment/adaptive re-use.

The Heritage Impact Assessment was reviewed by Heritage Kitchener at its meeting on October 2, 2012. The Committee expressed general support for the HIA. Heritage Kitchener requested that the City proceed with the process for listing the 1913 portion of the Rumpel Felt building on the Municipal Heritage Register as a Non-Designated Property of Cultural Heritage Value or Interest. That process is underway and Council can anticipate a report on that matter in the coming months.

The HIA was revised November 22, 2012 and subsequently approved by the Director of Planning on November 30, 2012. The primary conclusions and recommendations of the HIA have been reflected in the Design Brief, Official Plan Special Policy No. 49 subsections iv), ix) and xxii) as well as proposed Special Regulation Provision 638R in the Zoning By-law.

Urban Design Brief

The applicant submitted an Urban Design Brief dated August 2012 and revised January 2013 to support the applications. The Urban Design Brief was prepared in consultation with City staff and reflects the Region’s and the City’s shared vision of the Hub as an iconic landmark in the urban landscape. The document includes an overall design vision, principles and guidelines to guide future development of the subject lands. It is recommended that City Council adopt the Urban Design Brief dated August 2012 and revised January 2013 as attached as Appendix C to this report. The Urban Design Brief will become the guiding document for all future Site Plan approvals for the development. Any significant deviations from the Urban Design Brief will require Council approval. This approach has been used successfully in many large, multiple stage developments including the Health Sciences Campus, Sports World Crossing and 1 Adam Street.

Transportation Impacts

As a separate (but related) process, the Region has commissioned a consultant to conduct a comprehensive review of Preliminary Site Design Considerations and prepare a Proposed Station Area Access Plan. The study is looking at conceptual design and layout options for the

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site’s transportation infrastructure and interfaces with Rapid Transit, GO/VIA rail, Grand River Transit, local roads, inter-city buses, pedestrians and cycling routes. The study is being guided by a Working Group consisting of staff from the City and the Region. Numerous meetings have been held with other stakeholders representing the interests of active transportation, accessibility, rail operations and the surrounding property owners. The comprehensive review is sufficient to support the Official Plan Amendment and Zone Change applications from a transportation perspective. Site-specific transportation issues still outstanding (access for example) will be addressed through the Site Plan approval process.

The City has received correspondence from the Region advising of the intent to assume the portion of Waterloo Street from Breithaupt Street to Victoria Street North. It is the City’s understanding that the Region does not intend to close Waterloo Street at this time. It is reasonably foreseeable that the Region may proceed to close Waterloo Street between Breithaupt Street and Victoria Street North to facilitate redevelopment of the subject lands as one consolidated parcel if and when it is deemed necessary. To close a road right-of-way requires the completion of a Schedule A+ Environmental Assessment. The closure of Waterloo Street is being evaluated as part of the Multi-modal Transit Hub Environmental Assessment which is currently underway. The proposed Official Plan Amendment, Zone Change and Urban Design Brief have considered the possible eventuality of development on what is currently the Waterloo Street road right-of-way.

Legal, Engineering Services, Transportation Services and Planning staff have no objections to the Region assuming this portion of Waterloo Street as proposed. Staff are therefore recommending that the City support the assumption of the portion of Waterloo Street from Breithaupt Street to Victoria Street North by the Regional Municipality of Waterloo.

Servicing

There are City services (water, sanitary and stormwater) within the portion of Waterloo Street that the Region plans to assume. Access to this City infrastructure must be maintained, the details of which will be resolved in the context of a possible future road closure process and/or the Site Plan approval process.

Engineering advised that confirmation of sanitary capacity is needed prior to development proceeding. The City has proposed Holding Provision 68H to ensure that Servicing Capacity is confirmed prior to development of the subject lands.

Additional Considerations

In addition to the implementation of these conventional planning tools to influence future development, as the owner, the Region has considerable control over the future development of the subject lands. The City and Region are in agreement that urban design and the quality of the development are of utmost importance for the success of this site as a landmark and state-of-the-art facility. This tenet is reflected in the first line of proposed Official Plan Special Policy No. 49: “The City’s primary focus will be to ensure a high standard of urban design for all new development.” Proposed Official Plan Special Policy No. 49 subsections i) through ix) all provide design direction with the goal of achieving a high quality of urban design on the subject lands.

The Region can ensure that the development demonstrates high quality design and architecture by specifying these expectations in the procurement process for the selection of a private sector partner(s) for future development of the subject lands. Staff are recommending that the City of Kitchener participate in the Regional procurement process. To date, all of the project work on the Regional multi-modal transit hub project has been undertaken in consultation with City of Kitchener staff. City staff are represented on steering committees and working groups of the component sub-projects relating to the multi-modal transit hub (such as the Preliminary Site

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Design Considerations and Proposed Station Area Access Plan described above). Staff are committed to ongoing collaboration on this project, including participation in the procurement process.

Community Input

The public comments received through the circulation can be summarized into several subject areas, as outlined below.

Density and Floor Space Ratio

Generally there seemed to be public support for the proposed density. There were comments submitted that expressed support with caution; that the proposed density seems appropriate for the subject lands but not if it becomes a precedent for all sites in the downtown or translates to or results in significant intensification in nearby stable neighbourhoods. Staff note that each application is considered on its merits and that the current applications to redesignate and rezone apply only to the multi-modal transit hub site; not any other properties in the City. There will be opportunities for public input on any future Official Plan Amendments or Zone Changes elsewhere in the City. One such opportunity is input in the formulation of the City’s new Official Plan, which is currently underway. A second draft of the City’s new Official Plan is expected to be published for public comment later this year.

There was one comment that indicated that the requested FSR was too high, but the majority of comments were supportive of the proposed development intensity and one even suggested that the FSR be increased to up to 8.0. There were a few submissions that wanted to make sure that the scale of future development be in keeping with surrounding buildings. Staff agree with these comments and have incorporated policies in the Official Plan and regulations in the proposed Zoning By-law to ensure that the scale of future development is compatible with and does not overwhelm the surrounding built environment. The Urban Design Brief also includes guidelines to this effect.

Land Uses

Generally there was support for the proposed mix of land uses. Many submissions expressed support for residential, office, retail (such as grocery stores, convenience retail, pharmacies, and flower shops), restaurant/café, entertainment (such as a cinema), personal services (such as a dry cleaner) and financial services (such as a bank) as appropriate land uses for the subject lands. There were disparate opinions about whether Beer Store or LCBO would be an appropriate use. There was support for providing street level retail and other similar active uses to improve streetscape quality. All of the above noted uses would be permitted by the proposed Zoning By-law in accordance with the applicable regulations.

One submission recommended that strip clubs, massage parlours and bars be restricted from the range of permitted uses citing compatibility concerns. Each of these uses is a subordinate use to a category of land use that is generally appropriate for the subject lands (eg: a bar would be classified as a restaurant in the Zoning By-law). Rather than prohibiting the full range of commercial entertainment, personal service and/or restaurant uses which are considered appropriate for the subject lands, there are other mechanisms in place to address the compatibility concerns raised. The City’s Municipal Code chapter pertaining to Business Licensing for Adult Entertainment Parlours specifically prohibits the issuance of a Business License for either an adult massage parlour or strip club at this location because it does not have B-4 zoning. With respect to bars, complaints pertaining to noise, nuisance or other behavioural issues are addressed by the City’s By-Law Enforcement department rather than through Zoning By-law regulations. Staff are confident in the Business Licensing, Site Plan and

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By-Law Enforcement processes as appropriate mechanisms to address compatibility concerns and potential behavioural issues.

Some comments made pertaining to land use extend beyond the scope of what can be regulated by a Zoning By-law. For example, there was a recommendation that local businesses be favoured over franchise or chain businesses. Similarly, there were other comments made with respect to the affordability of spaces (lease and/or rental rates). Such comments may be better considered by the Region at the time of selecting a development partner or ultimately in securing tenants or occupants for the commercial and/or residential spaces. The Region has also received copies of all of the public comments.

In addition to the above comments, there were numerous submissions that expressed support for allocating space on the subject lands for public amenity/waiting areas and/or gathering spaces. There was emphasis on year-round weather protection of these spaces. There was also emphasis on “greening” the site through vegetation and providing public amenities such as seating areas, water features, public art and pedestrian-scaled lighting. Many of these principles are contained within the proposed Urban Design Brief as well as proposed Official Plan Special Policy No. 49.

Heritage Resources

Some submissions emphasized conservation of the Rumpel Felt building as a priority for future development. The findings of the Heritage Impact Assessment submitted in support of the applications recommend conservation measures for the 1913 portion of the Rumpel Felt building. The HIA has been approved and appropriate measures have been incorporated in the proposed Official Plan Special Policy No. 49, the proposed Zoning By-law and the proposed Urban Design Brief. In addition, the process to list the 1913 portion of the Rumpel Felt building on the Municipal Heritage Register as a means of formally recognizing its cultural heritage value is already underway.

Noise/Vibration/Pollution/Safety

A few submissions expressed concerns with possible noise, vibration and pollution impacts resulting from construction and ultimate land uses. As with any development application, these types of considerations are evaluated in accordance with provincial and regional regulations governing compatibility. General Official Plan policies are in place governing noise, vibration and safety and are all applicable to the subject lands. Attenuation measures may be required through the Site Plan approval process.

With respect to safety, some submissions also emphasized creating a safe and comfortable environment and deterring criminal activities as much as possible. Several aspects of the Urban Design Brief reflect Crime Prevention Through Environment Design (CPTED) principles which will assist in achieving that objective. These CPTED principles will be considered through the Site Plan approval process.

Transportation/ Traffic

It was evident from the submissions that integration of the various transportation modes on the subject lands is a priority. This key tenet is reflected in the proposed Urban Design Brief. There seemed to be a lot of support for the preliminary design considerations of accessibility, cycling and pedestrian connectivity on-site and beyond the site as well as the provision of on-site transit, cycling and pedestrian amenities (such as waiting areas, bike racks and streetscaping). Some questioned whether the size of the subject lands could accommodate all of the proposed transportation functions as well as additional space for other uses. Some questioned site access and circulation details (such as locations for taxi queuing and possible on street bus loading

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areas). Preliminary Site Design and Station Area Access is currently considered and has informed appropriate aspects of the Official Plan Amendment and Urban Design Brief for the subject lands. A more detailed review of transportation and traffic circulation considerations will be fully completed in the context of the Site Plan approval process.

There were a few transportation related comments submitted that may be better considered by the Region in the context of other Regional transportation planning processes. For example, several submissions suggested improved connections to the Waterloo Regional airport and the Pearson International airport. This is not a matter than can be addressed through the planning applications currently under consideration.

There were divergent opinions on the proposed parking reductions. Some expressed support for the reductions, some recommended that parking rates be eliminated entirely and others expressed concerns that the parking reductions were too generous. The applicant submitted a Parking Requirements Justification Report dated November 2012. With this information, a site-specific parking and loading schedule has been prepared as part of the proposed Zoning By-law. The proposed parking and loading rates are intended to serve as an interim measure until a more comprehensive review of parking rates City-wide is completed in the future, which may or may not result in further refinement of the proposed parking rates for the subject lands.

Two comments expressed reservations with respect to reduced parking rates and suggested that parking in the immediate area needs review and that parking enforcement (eg: with respect to use of onstreet parking) needs to be part of the implementation plan for the multi-modal transit hub development. The City’s By-Law Enforcement department is committed to ongoing enforcement of parking infractions City-wide. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:

This proposal supports development of our community and will align with the Kitchener Strategic Plan. The multi-modal transit hub and mixed use intensification of the property will be catalytic for achieving many of our Strategic Plan community priorities, including Quality of Life, Dynamic Downtown and Development. FINANCIAL IMPLICATIONS:

The recommendations do not have any direct financial implications at this time. There are no financial implications to the City associated with the Regional assumption of that portion of Waterloo Street. The recommended implementation policies contained in proposed Official Plan Special Policy No. 49 and the recommendation that the City participate in the Regional procurement process will require commitments of staff time that are within the operating budgets of the applicable divisions and therefore do not require any additional funding. COMMUNITY ENGAGEMENT:

The proposed Official Plan Amendment and Zone Change were circulated to City departments, commenting agencies and property owners within 120 metres of the subject lands as per Planning Act requirements in September 2012. A copy of all agency/department comments are attached as Appendix E to this report. Staff received several written responses from property owners and interested parties in response to the public circulation. A copy of all written submissions are attached as Appendix G to this report. The public comments have been addressed in the Community Input section of this report.

Notice signs were placed on the subject lands advising of the applications and a Neighbourhood Information Meeting was held September 27, 2012. The Region also circulated property owners

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within 800 metres of the subject lands as a courtesy, inviting them to attend the Neighbourhood Information Meeting. The September 27, 2012 session was very well attended, with over 250 residents and interested parties in attendance. The summary notes from the question and answer period of that meeting are attached as Appendix F to this report. As a follow up from that session, staff also attended the monthly meeting of the Downtown Neighbourhood Alliance on November 27, 2012.

Information regarding the Planning and Strategic Initiatives Committee meeting date will be circulated to all property owners responding in writing, by email or who attended the September 27, 2012 neighbourhood meeting. Notice of the Public Meeting, attached as Appendix D to this report, will also be given in The Record on February 1, 2013.

CONCLUSION:

Based on the foregoing, staff are of the opinion that the Official Plan Amendment and Zone Change are appropriate and represent good planning. The applications represent an excellent mixed use intensification opportunity at an optimal location in the City of Kitchener’s Urban Growth Centre (Downtown), and propose to make efficient use of land and infrastructure. The applications are consistent with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe, and conform with the Regional Official Plan. The comments received through the public and agency circulation have been appropriately addressed. Appropriate recommendations have been made with respect to actions for the City to take to implement policy direction contained in the proposed City Official Plan Amendment. Therefore, it is recommended that the Official Plan Amendment be adopted and forwarded to the Region for approval and that the Zone Change be approved. Reviewed by: Della Ross, Manager of Development Review

ACKNOWLEDGED BY:

Michael May, Deputy CAO Community Services Department

Appendices A – Proposed Official Plan Amendment & Schedule A B – Proposed Zone Change & Map 1 C – Proposed Urban Design Brief D – Newspaper Notice E – Agency Comments F – Questions and Answers at the Neighbourhood Information Meeting September 27, 2012 G – Public Comments

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AMENDMENT NO. __ TO THE OFFICIAL PLAN

OF THE CITY OF KITCHENER

REGION OF WATERLOO MULTI-MODAL HUB

490-520, 510 KING ST W, 16, 50, 60 VICTORIA ST N

APPENDIX A

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REGION OF WATERLOO MULTI-MODAL HUB

490-520, 510 KING ST W, 16, 50, 60 VICTORIA ST N

INDEX

SECTION 1 TITLE AND COMPONENTS

SECTION 2 PURPOSE OF THE AMENDMENT

SECTION 3 BASIS OF THE AMENDMENT

SECTION 4 THE AMENDMENT

APPENDICES

APPENDIX 1 Notice of the Meeting of Development and Technical

Services Committee of February 25, 2013

APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives

Committee – February 25, 2013

APPENDIX 3 Minutes of the Meeting of City Council – March 4, 2013

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SECTION 1 – TITLE AND COMPONENTS

This amendment shall be referred to as Amendment No. __ to the Official Plan of the City of Kitchener. This

amendment is comprised of Sections 1 to 4 inclusive.

SECTION 2 – PURPOSE OF THE AMENDMENT

This Official Plan Amendment proposes to add Special Policy Area No. 49 to permit a maximum Floor

Space Ratio of 7.5, to permit a broader range of land uses including residential and retail and to establish

special policy direction for the future development of the multi-modal hub lands municipally known as 490-

520, 510 King Street West and 16, 50 and 60 Victoria Street North.

SECTION 3 – BASIS OF THE AMENDMENT

The current land use designation on the subject lands is Warehouse District in the Downtown Land Use

Districts in the Official Plan. This designation permits uses suited to the reuse of the existing buildings,

such as warehouse outlets, boutiques, flea markets, studios, theatres and restaurants. Retail, office, and

commercial entertainment uses, as well as industries which do not have a noxious component to their

operation are also permitted within the Warehouse District. However, the full range of retail uses is

restricted to those lots fronting directly on King Street. In addition, residential uses are permitted but only

within existing buildings, subject to the Ministry of the Environment being satisfied with allowing

residential use, having considered the potential adverse environmental conditions. Residential is not

permitted within buildings located between Victoria Street and the CN railway.

The subject lands are also within the Warehouse Design District in the Official Plan. The applicable

Warehouse Design District policies establish several general design principles for future development

with respect to style, building height and form for new development as well as adaptive reuse,

streetscapes, storefronts and signage. A policy in this section of the Plan establishes the principle that the

façade height for all new development should range between 3 and 6 storeys, however gives latitude to

consider additional building height subject to an approved Urban Design Brief.

The applicant has proposed to add a Special Policy to the subject lands to broaden the range of permitted

uses, namely to include residential and retail uses subject to appropriate criteria. The applicant has also

proposed a number of policies to provide specific direction with respect to future development. A Site

Plan has not been submitted concurrent with this application, though the applicant has also applied for a

Zone Change to establish site-specific Special Zoning Provisions to the same effect. The intent of the

Official Plan Amendment and associated Zone Change are to allow for mixed use, high density

development integrated on the same site as the future Regional multi-modal transit hub facility. The

applicant has prepared several supporting studies and reports to develop the proposed policies, including a

Planning Justification Report, an Urban Design Brief, a Noise and Vibration Compatibility Assessment

(with respect to residential uses), a Parking Requirements Justification Report and a Heritage Impact

Assessment.

In considering the applicant’s requested Official Plan amendment and supporting studies and reports staff

are supportive of the requested policy changes to permit high density mixed use intensification of the site.

The requested Official Plan amendment would permit the form of development and range of uses

appropriate for a mixed use multi-modal transit facility; which was not contemplated at the time the

current policy framework was initially established for this particular location. However, in the absence of

a site development concept or understanding of the anticipated phasing of development, procurement

process or ultimate build out of the site at this time, staff are recommending that a number of additional

policies be incorporated in proposed Special Policy No. 49 as well as site-specific Special Zoning

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Provisions to give further guidance for future development applications. Proposed Special Policy No. 49

contained herein provides the appropriate degree of flexibility for future development applications while

ensuring that such applications are both appropriate and compatible with the surrounding environs. The

amendment as proposed herein complies with the Regional Official Policies Plan because it represents the

type of high density, mixed-use development anticipated at rapid transit station sites within the Central

Transit Corridor. It is also consistent with the objectives of the 2005 Provincial Policy Statement and

‘Places to Grow- Growth Plan for the Greater Golden Horseshoe’ which both promote the creation of

livable, sustainable and complete communities through efficient development patterns and an appropriate

mix of land uses. Official Plan Amendment No. __ is consistent with provincial policy objectives,

conforms with regional policy objectives and is in the public interest and therefore represents sound land

use planning.

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SECTION 4 – THE AMENDMENT

1. The City of Kitchener Official Plan is hereby amended as follows:

a) Part 3 – Section 13.1.3 is amended to add new Special Policy # 49 as follows:

“49. Multi-modal Transit Hub

The Vision for the Transit Hub is to be the heart of Waterloo Region’s

future transit network, functioning as the central point for moving

residents and visitors to and throughout Waterloo Region. It is intended

to be a contemporary, state-of-the art, multi-modal transportation facility

that accommodates a broad range of users arriving by different modes,

while furthering the revitalization of Downtown Kitchener. Given its

importance, the proposed Transit Hub’s design will reflect the functional

prominence of transit use within the region in providing a transit facility

that is convenient, safe and easy to use, that exemplifies high quality

design and architecture complementing the site’s context, and that

residents and visitors can identify with and embrace. Notwithstanding

the Urban Design Policies, Downtown Warehouse Design District

Policies and Transportation Policies in Part 2 and the Warehouse District

Land Use Designation policies in Part 3 of this Plan, the following

policies will apply to the development of the Multi-modal Transit Hub

lands:

Urban Design

i) The City’s primary focus will be to ensure a high standard of

urban design for all new development. Site development will include a

high standard of site amenities and features, including interconnected

pedestrian linkages, integrated transit, cycling, pedestrian and vehicular

facilities and high quality public amenity areas both internal and external

to buildings. Public amenity areas must be visible and accessible to the

general public and are expected to include permanent furnishings (such

as benches, tables) for resting/waiting transit users and pedestrians,

enhanced landscaping features (such as trees, shrubs) to provide relief to

the built environment and cultural features (such as sculptures, water

features, murals, monuments or other public art) for public appreciation

and to create an identity.

ii) A grand entrance and public plaza at the corner of King and

Victoria will be a requirement of future site development. The City will

establish regulations in the Zoning By-law to ensure there is a generous

amount of space for a public plaza along the entire King Street frontage

and within 60 metres of the intersection along the Victoria Street

frontage. Zoning regulations may define setbacks relative to the back of

curb rather than street line to implement this policy.

iii) The City will promote architectural innovation and excellence as

a high priority for site development to ensure that any development is

sensitively woven into the urban fabric, while identifying the Transit

Hub as an iconic landmark in the urban landscape.

iv) The City will promote the conservation and adaptive reuse of the

cultural heritage resources on site, namely the 1913 portion of the

Rumpel Felt Company building, in accordance with the approved

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6

“Heritage Study and Heritage Impact Assessment” dated April 5, 2012

and revised November 22, 2012.

v) The City will promote art in publicly accessible places on the

Transit Hub site in order to enhance the enjoyment of the built

environment while contributing to a sense of place, meaning and context.

The City will encourage the Region to include public art in site

development.

vi) Through the Regional procurement process, the City will

emphasize urban design and architectural expertise and demonstrated

innovation and excellence as key criteria in the selection of a

development partner.

Implementation Strategies

vii) The City will review and approve site development based on the

Council adopted “Region of Waterloo Multi-Modal Transit Hub Urban

Design Brief” dated January 2013 and any other relevant design studies

and guidelines, which will form the primary basis for any site plan

application approvals.

viii) The City may establish a multidisciplinary Urban Design Panel

comprised of qualified individuals to fulfill an advisory role during the

review of site plan applications and supporting plans, studies and reports

for the future development of the subject lands.

ix) The City will review and approve site development based on the

approved “Heritage Study and Heritage Impact Assessment” dated April

5, 2012 and revised November 22, 2012, which will form the primary

basis for the conservation and adaptive reuse of the 1913 portion of the

Rumpel Felt building and the completion of a Heritage Conservation

Plan for the site. The Heritage Conservation Plan may be required as

other information and materials needed to constitute a complete site plan

application.

x) The City may require additional reports/studies to form part of a

complete site plan application. Such plans/studies may include any of the

other information and materials listed in Schedule I of this Plan, as well

as additional information and materials not listed in Schedule I of this

Plan such as a massing study, an angular plane analysis, conceptual cross

sections, a structural engineering report, a detailed site servicing plan, a

functional infrastructure maintenance assessment and a phasing of

development plan.

xi) The City may conduct a peer review of any part of the

submission or other information and materials submitted where

necessary to determine whether the quality of the submission is

satisfactory. Such peer review will be completed by an appropriate

agency or professional consultant retained by the City at the applicant’s

expense.

xii) A holding provision will be applied through the zoning by-law

and will not be lifted until such time as the site servicing capacity has

been confirmed and a record of site condition has been acknowledged by

the Ministry of the Environment or its delegate advising that the Ministry

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7

or its delegate is satisfied with development, having considered the

potential adverse environmental conditions or constraints caused by

adjacent and/or previous industrial uses, transportation corridors and

decommissioning requirements.

Permitted uses

xiii) The City will encourage the mixing and integrating of uses on

the site and within buildings.

xiv) The City will encourage a variety of unit types and tenures for

residential development.

xv) Sensitive land uses will be permitted subject to:

a) Regional approval of a detailed Noise and Vibration Assessment

prior to the issuance of site plan approval; and

b) City approval, in consultation with the rail authority, of

appropriate safety measures from the adjacent railway for

residential land uses (such as setbacks, berms and security

fencing) as contained in the Zoning By-law.

xvi) Retail uses will be permitted subject to size and locational

requirements as contained in the Zoning By-law. Retail and other active

uses will be encouraged along the ground floor of all street frontages.

Specific types of retail uses that are not consistent with the transit-

supportive character of the multi-modal hub site will be restricted n the

Zoning By-law.

Parking

xvii) The City will establish a site-specific off-street parking and

loading schedule for the site as an interim measure. These site-specific

parking and loading rates may be further refined through comprehensive

updates to the Zoning By-law which may establish maximum parking

standards or shared parking rates.

xviii) In addition to the off-street parking requirements, the City will

encourage the provision of an appropriate amount of parking to serve the

commuter needs identified by the applicable travel providers (eg: GO

transit, VIA rail and Grand River Transit).

xix) The City will encourage the first phases of development to

incorporate the maximum possible amount of underground parking

spaces for the purpose of providing required parking for future uses on

the site.

xx) Above grade parking structures may be permitted provided that

all street-facing facades are wrapped with other permitted land uses at

grade, and provided that no blank walls or open air parking decks are

visible from the public realm. The City’s preference is to see all above

grade parking levels wrapped with other permitted land uses along all

street facing facades.

Massing

xxi) The maximum Floor Space Ratio (FSR) permitted for the site as

a whole will be 7.5.

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8

xxii) The City will establish regulations through the Zoning By-law to

ensure a human-scaled form of development and an appropriate

proportion relative to surrounding industrial heritage buildings.

xxiii) Through the Site Plan Control process, building stepbacks for

any portion of a building greater than 8 storeys in height may be

required. The appropriate amount of stepback is to be determined to the

satisfaction of the Director of Planning prior to Site Plan approval.”

b) Map No. 8 – add new Special Policy Area No. 49 to 490-520, 510 King St W, 16, 50, 60

Victoria St N as shown on the attached Schedule “A”.

1 - 19

APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives

Committee of February 25, 2013

Advertised in The Record – February 1, 2013

PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED

TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED AMENDMENT TO THE KITCHENER OFFICIAL PLAN

UNDER SECTIONS 17 AND 22 OF THE PLANNING ACT and

A PROPOSED ZONING BY-LAW UNDER SECTION 34 OF THE PLANNING ACT

490-520, 510 King Street West, 16, 50, 60 Victoria Street North The City of Kitchener has received applications from the Region of Waterloo to change the City’s Official Plan designation and zoning for the properties located between King Street West, Duke Street West, Victoria Street North and the Canadian National railway. The Region of Waterloo has applied to add a Special Policy to the existing “Warehouse District” Official Plan designation and Special Provisions to the existing “Warehouse District, D-6” zoning to broaden the range of permitted uses, including permission for the full range of retail uses, residential and hotel uses. The applications are also requesting to increase the total amount of permitted development intensity to 7.5 times

1 - 20

the total site area (or approximately 1,292,000 square feet). The applications are requesting special regulations to provide the appropriate urban form and reduce the amount of required parking. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters on:

MONDAY, FEBRUARY 25, 2013 at 7:00 P.M. COUNCIL CHAMBERS, 2

nd FLOOR, CITY HALL

200 KING STREET WEST, KITCHENER. Any person may attend the public meeting and make written and/or verbal representation either in support of, or in opposition to, either of/any of the above noted proposal(s). If a person or public body that files a notice of appeal of a decision does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this/these proposal(s), the Ontario Municipal Board may dismiss all or part of a subsequent appeal. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the meeting agenda (available at www.kitchener.ca on the Wednesday evening prior to the meeting - click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6

th Floor,

City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Heather Holbrook, Senior Planner (Urban Design) - 519-741-2200 ext. 7324 (TTY-TDD – 741-2385), [email protected]

1 - 21

http://www.kitchener.ca/

mailto:[email protected]

APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives

Committee – February 25, 2013

1 - 22

APPENDIX 3 Minutes of the Meeting of City Council – March 4, 2013

1 - 23

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1 - 24

APPENDIX B

PROPOSED BY-LAW

January 18, 2013

BY-LAW NUMBER

OF THE

CORPORATION OF THE CITY OF KITCHENER

(Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener – City of Kitchener)

WHEREAS it is deemed expedient to amend By-law 85-1;

NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as

follows:

1. Section 4.2 of By-law 85-1 is hereby amended by adding the following new definitions in

proper alphabetical order:

“Podium” means the ground floor and immediate floors above the ground floor of a building

that form the base section of a mid- to high-rise building.

“Podium Façade Height” means the façade height of the podium of a building.

2. Schedule 84 of Appendix ‘A’ to By-law Number 85-1 is hereby amended by changing

the zoning applicable to lands specified and illustrated as Area 1 on Map No. 1

attached hereto, from Warehouse District Zone (D-6) with Holding Provision 42H to

Warehouse District Zone (D-6) with Special Use Provisions 426U and 427U, Special

Regulation Provision 638R and Holding Provision 68H.



attached hereto, from Warehouse District Zone (D-6) to Warehouse District Zone (D-6)

with Special Regulation Provision 638R, Special Use Provisions 426U and 427U and

Holding Provision 68H.



attached hereto, from Warehouse District Zone (D-6) with Special Regulation Provision

105R and Special Use Provision 141U to Warehouse District Zone (D-6) with Special

Regulation Provision 638R, Special Use Provisions 426U and 427U and Holding

Provision 68H.

5. Schedule 84 of Appendix “A” to By-law Number 85-1 is hereby further amended by

incorporating additional zone boundaries as shown on Map No. 1 attached hereto.

1 - 25

6. Appendix ‘C’ to By-law 85-1 is hereby amended by adding Sections 426 and 427

thereto as follows:

“426. Notwithstanding Section 17.1 of this By-law, within the lands zoned D-6 and

shown as affected by this subsection on Schedule 84 of Appendix ‘A’, an artisan

establishment, commercial entertainment, research and development establishment,

retail, and scientific, technological or communications establishment shall also be

permitted, and the following uses shall not be permitted:

Building Material and Decorating Supply Store

Carwash

Craftsman Shop

Funeral Home

Garden Centre and Nursery

Gas Station

Manufacturing

Sale and Storage of Heating Fuel

Sale, Rental, Service, Storage or Repair of Motor Vehicles, Major Recreational

Equipment and Parts and Accessories for Motor Vehicles or Major

Recreational Equipment

Sale of Monuments

Sale, Rental, Storage or Service of Tools and Industrial, Farm or Catering

Equipment

Warehouse

Wholesaling”

“427. Notwithstanding Sections 5.23a) and 17.1 of this By-law, within the lands zoned

D-6 as shown as affected by this subsection on Schedule 84 of Appendix ‘A’, dwelling

units, multiple dwellings, educational establishments and day care facilities may be

permitted subject to the completion of a detailed Noise and Vibration Assessment, to

assess both potential off-site and on-site transportation and stationary noise sources,

to the satisfaction of the Region of Waterloo. Any building or part thereof used for a

residential dwelling, educational establishment and/or day care facility shall be located

30 metres from the lot line abutting the CN Rail right-of-way. Buildings or parts thereof

used for the above noted uses may be permitted where a 30 metre setback from the lot

line abutting the CN Rail right-of-way can be provided.”

7. Appendix ‘D’ to By-law 85-1 is hereby amended by adding Section 638 thereto as

follows:

“638. Notwithstanding Sections 5.9b), 6.1.1.1 a), 6.1.2.b) vi),6.1.2b) viii)a),

6.1.2.b)viii)b), 6.1.2c), 6.2.2, or 17.3 of this By-law, within the lands zoned D-6 and

1 - 26

shown as affected by this subsection on Schedule 84 of Appendix ‘A’, the following

regulations shall apply:

i) Maximum Floor Space Ratio 7.5 measured as the total building floor area

divided by the total lot area shown as affected

by this subsection on Schedule 84 of

Appendix ‘A’

ii) Maximum gross floor area for Retail

Use

10,000 square metres

iii) Maximum gross floor area for

individual, single Retail Use

establishment

1,000 square metres

iv) Location of Retail Use In the first 2 storeys of a building

v) Minimum setback from King Street

West

7.0 metres measured from the back of curb

vi) Minimum setback (for any building

constructed after the date of passing of

this By-law) from Victoria Street North or

Duke Street West


within 60 metres of King Street West;


for all other locations

vii) Maximum podium façade height 21.5 metres

viii) Maximum building height No maximum, provided that the minimum

stepback provision of ix) is satisfied.

ix) Minimum stepback for any portion of

a building located above the podium

3.0 metres measured from the location of the

King Street West and Victoria Street North

podium façades

x) Maximum building height applicable

to any building addition located above

the 1913 portion of the Rumpel Felt

Company building

8.5 metres measured from the highest point

of the roofline of the 1913 portion of the

Rumpel Felt Company building

xi) Facade openings (for any building

constructed after the date of passing of

this By-law)

Not less than 50 percent of the area of the

ground floor façades addressing King Street

West and Victoria Street North shall be

devoted to display windows or entrances to

the building(s).

xii) New construction shall be subject to the following Off-Street Parking Schedule:

Auditorium/ Commercial

Entertainment

1 for each 10 fixed seats or 1 for each 30.0

square metres of the gross floor area which

1 - 27

accommodates such use, whichever results in

the greater requirement.

Multiple Dwelling Unit 0.7 for each dwelling unit, inclusive of visitor

parking

Conference, Convention or

Exhibition Facility, Educational

Establishment, Museum or

Religious Institution

1 for each 50.0 square metres of the gross

floor area which accommodates such use.

Artisan’s Establishment, Financial

Establishment, Personal Service,

Restaurant or Retail, Studio

Individual

establishment with

a gross leasable

commercial space

equal to or less

than 200 square

metres:

None required.

Individual

establishment with

a gross leasable

commercial space

of greater than 200

square metres:

1.0 for each 100

square metres above

200 square metres of

gross leasable

commercial space

which accommodates

such use.

Hotel 0.5 for each room, in addition to the parking

required for ancillary uses such as restaurant,

conference centre or offices.

Visitor Parking 10 percent of the required parking spaces for

multiple dwellings, or ten spaces, whichever is

less.

All Other Uses Not Otherwise Listed

Above

1 for each 100.0 square metres of gross floor

area which accommodates such use.

xiii) The loading regulations of 6.2.2 of the By-law shall apply, or ten spaces, whichever

is less.

xiv) Notwithstanding provisions xii) and xiii) above, an exemption from parking

requirements shall apply for up to 2,500 square metres of non-residential gross

floor area established within the 1913 portion of the Rumpel Felt Company building.

xv) All of the required off-site parking and loading provided in accordance with sections

1 - 28

xii) and xiii) above shall be exclusively allocated for its intended use.

xvi) Any gross floor area of a building for the exclusive purpose of loading, servicing,

boarding, alighting, parking, access and other vehicular circulation shall not require

parking.

xvii) Notwithstanding Subsection 6.1.1.1a) i) of the By-law, where the provision of off-

street parking on the same lot as a permitted non-residential use is not possible or

not practical, such off-street parking facilities may be located on another lot within

800 metres of the lot containing the use requiring the parking, but such alternate

parking shall only be situated in a Commercial, commercial-residential, industrial,

mixed-use corridor or downtown zone, or outside the extent of the floodline in an

Existing Use zone, or within the same zone as the use requiring such parking, or

within a Hydro Electric Power Corridor and shall be subject to Subsection

6.1.1.1a)iii) of the By-law.

8. Appendix ‘F’ to By-law 85-1 is hereby amended by adding Section 68 thereto as

follows:

“68. Within the lands zoned D-6 and shown as affected by this subsection on Schedule

84 of Appendix ‘A’, the following uses and uses accessory thereto may be permitted in

accordance with the regulations of Sections 6 and 17 of this By-law until such time as

the holding symbol affecting the lands has been removed by By-law:

commercial parking facility not requiring building permit(s)

transportation depot not requiring building permit(s);

wayside pit;

construction trailer;

sales office and/or office of up to 500 square metres of gross floor area on

each property (unless located within a building existing on the date of

passing of this By-law and in accordance with the regulations of Section 6,

in which case no maximum gross floor area shall apply).

The holding symbol shall not be removed until such time as:

i) The City of Kitchener and the Regional Municipality of Waterloo are in

receipt of a Record of Site Condition and a letter of acknowledgement

from the Ministry of the Environment or its delegate advising that a

Record of Site Condition has been completed in accordance with the

Environmental Protection Act, as amended;

ii) A detailed Servicing Capacity Study for all phases of development has

been completed to the satisfaction of the City’s Director of Engineering

and Director of Utilities; and 1 - 29

iii) The holding symbol affecting these lands has been removed by by-law.”

9. This By-law shall come into effect only upon approval by the Minister of Municipal

Affairs and Housing, or his/her delegate, of Official Plan Amendment No. _, but upon

such approval, the provisions hereof affecting such lands shall be deemed to have

come into force on the date of passing hereof.

PASSED at the Council Chambers in the City of Kitchener this

day of A.D., 2013.

_____________________________ Mayor

_____________________________ Clerk

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PART 3

PART 2

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PART

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PLAN 58R-9669

PLAN 58R-6449 PART 1


PLAN 58R-428

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PLAN 58R-428

PLAN 58R-5206

PLAN 58R-7416

PLAN 58R-3489

PLAN 58R-3009

PLAN 58R-2609

PLAN 58R-2609

PLAN 58R-2609PLAN 58R-2609 PLAN 58R-2483

PLAN 58R-7225

PLAN 58R-3639

PLAN 58R-8511

PLAN 58R-6753

PLAN

58R-

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PLAN 58R-13898

PLAN 58R-13898

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PART 4

PART 5

PART 6

PART 7

PART 8PART 9

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PART 5

PART 6

PART 7

PART 8

PART 9

PART 10

PART 11

PART 12

PART 13

PART 14

PART 15

PART 16

PART 17

PART 18

PART 19

PART 20

PART 21

PART 22

PART 23

PART 24

PART 25

PART 26

PART 27

PART 28

PART 29

PART 30

PART 31

PART 32

PART 33

PART 34

PART 35

PART 36

PART 37

PART 38

PART 39

PART 40

PART 41

PART 42

PART 43

PART 44

PART 45

PART 47

PART 48

PART 49

PART 50

PART 51

PART 52

PART 53

PART 54

PART 55

PART 56PART 57

PART 58

PART 59

PART 60

PART 61

PART 62

PART 63

PART 64

PART 65

PART 66

PART 67

PART 68

PART 69

PART 70

PART 71

PART 72

PART 73

PART 74

PART 75

PART 76

PART 77

PART 78

PART 79

PART 80

PART 81

PART 82

PART 83

PART 84

PART 85

PART 86

PART 87

PART 88

PART 89

PART 90

PART 91

PART 92

PART 93

PART 94

PART 95

PART 96

PART 97

PART 98

PART 99

PART 100

PART 101

PART 102

PART 103

PART 104

PART 105

PART 106

PART 107

PART 108

PART 109

PART 110

PART 111

PART 112

PART 113

PART 114

PART 115

PART 116

PART 117

PART 118

PART

119

PART

120

PART

121

PART

122

PART

123

PART

124

PART

125

PART 126

PART 127

PART 128

PART 129

PART 130

PART 131

PART 132

PART 133

PART 134

PART 135

PART 136

PART 137

PART 138

PART 139

PART 140

PART 141

PART 142

PART 143

PART 144

PART 145

PART 146

PART 147

PART 148 PART 149

PART 150

PART 151

PART 152

PART 153

PART 154

PART 155

PART

156

PART 157

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156

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PLAN 58R-428

PLAN 58R-5206

PLAN 58R-7416

PLAN 58R-3489

PLAN 58R-3009

PLAN 58R-2609

PLAN 58R-2609


PLAN 58R-7225

PLAN 58R-6040

PLAN 58R-3639

PLAN 58R-8511

PLAN 58R-6753

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58R-

6725

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PLAN 58R-12848

PART 1

PART 3



PART 10

PART 11

PLAN 58R-13898

PLAN 58R-13898

PLAN 58R-13898

PART 1

PART 3

PART 4

PART 5

PART 6

PART 7

PART 8PART 9

PLAN 58R-14568

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PART 4

PART 5

PART 6

PART 7

PART 8

PART 9

PART 10

PART 11

PART 12

PART 13

PART 14

PART 15

PART 16

PART 17

PART 18

PART 19

PART 20

PART 21

PART 22

PART 23

PART 24

PART 25

PART 26

PART 27

PART 28

PART 29

PART 30

PART 31

PART 32

PART 33

PART 34

PART 35

PART 36

PART 37

PART 38

PART 39

PART 40

PART 41

PART 42

PART 43

PART 44

PART 45

PART 47

PART 48

PART 49

PART 50

PART 51

PART 52

PART 53

PART 54

PART 55

PART 56PART 57

PART 58

PART 59

PART 60

PART 61

PART 62

PART 63

PART 64

PART 65

PART 66

PART 67

PART 68

PART 69

PART 70

PART 71

PART 72

PART 73

PART 74

PART 75

PART 76

PART 77

PART 78

PART 79

PART 80

PART 81

PART 82

PART 83

PART 84

PART 85

PART 86

PART 87

PART 88

PART 89

PART 90

PART 91

PART 92

PART 93

PART 94

PART 95

PART 96

PART 97

PART 98

PART 99

PART 100

PART 101

PART 102

PART 103

PART 104

PART 105

PART 106

PART 107

PART 108

PART 109

PART 110

PART 111

PART 112

PART 113

PART 114

PART 115

PART 116

PART 117

PART 118

PART

119

PART

120

PART

121

PART

122

PART

123

PART

124

PART

125

PART 126

PART 127

PART 128

PART 129

PART 130

PART 131

PART 132

PART 133

PART 134

PART 135

PART 136

PART 137

PART 138

PART 139

PART 140

PART 141

PART 142

PART 143

PART 144

PART 145

PART 146

PART 147

PART 148 PART 149

PART 150

PART 151

PART 152

PART 153

PART 154

PART 155

PART

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PART 157

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PART 10

PART 11

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PART 5

PART 6

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PART 8PART 9

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PART 4

PART 5

PART 6

PART 7

PART 8

PART 9

PART 10

PART 11

PART 12

PART 13

PART 14

PART 15

PART 16

PART 17

PART 18

PART 19

PART 20

PART 21

PART 22

PART 23

PART 24

PART 25

PART 26

PART 27

PART 28

PART 29

PART 30

PART 31

PART 32

PART 33

PART 34

PART 35

PART 36

PART 37

PART 38

PART 39

PART 40

PART 41

PART 42

PART 43

PART 44

PART 45

PART 47

PART 48

PART 49

PART 50

PART 51

PART 52

PART 53

PART 54

PART 55

PART 56PART 57

PART 58

PART 59

PART 60

PART 61

PART 62

PART 63

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Region of Waterloo Multi-Modal Transit Hub

Urban Design Brief

16, 56 and 60 Victoria Street North 490 – 520 King Street West City of Kitchener January 2013

APPENDIX C

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Contents

1 Background 1

2 Design Context 2 Community Context 2

Site Context 6

3 Design Framework 8 Provincial Policy Statement 8

Growth Plan for the Greater Golden Horseshoe 8

Mobility Hub Guidelines 9

Regional Official Policies Plan 9

Kitchener Municipal Plan 9

Kitchener Zoning By-law 10

Kitchener Urban Design Manual 11

4 Design Vision 12

5 Design Guidelines 14 Buildings 14

Circulation 20

Public Realm 23

6 Summary 26

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Urban Design Brief 1 Region of Waterloo Multi-Modal Transit Hub

1 Background The Region of Waterloo is planning a new multi-modal Transit Hub on a site at the northeast corner of Victoria Street and King Street in Downtown Kitchener, municipally known as 16, 56 and 60 Victoria Street North and 490, 510 and 520 King Street West. The Transit Hub will be a multi-modal facility to accommodate local and regional traffic (pedestrians, cyclists, drivers, taxis, buses, light rail trains) as well as intra-regional traffic (buses and heavy rail). It will be a mixed-use development incorporating opportunities for office, retail, residential, hotel, institutional, and civic uses and activities coupled with the principal transportation function. The proposed development is intended to be a landmark site within the city and the region as a whole, with uses and activities in a built scale and form that support the site’s prominence in Downtown Kitchener and Waterloo Region. To implement the proposed uses and form envisioned for the development, amendments to the City of Kitchener’s Municipal Plan and Zoning By-law are required. There are two purposes of this Urban Design Brief. First, it has been prepared in support of the amendments to the Kitchener Municipal Plan and Zoning By-law, illustrating consistency with the relevant design policies at the provincial, regional and local levels through design guidelines. Second, it has been prepared to provide sufficient guidance to the ultimate design and development of the Transit Hub through a future master planning exercise and site plan approvals for individual components of the master plan. Overall, the Urban Design Brief provides the overarching design vision and principles for development of the site which will set the foundation for the preparation of more detailed plans that implement this vision. The Urban Design Brief is comprised of five principal sections. The Brief outlines the existing conditions of the site and its context as they affect the design of the site (Section 2); summarizes the policy and regulatory framework at the provincial, regional and local levels that direct the design and development of the site (Section 3); articulates the vision and design principles for the proposed development (Section 4); provides detailed design guidelines for the development of the site that build on and complement the City’s Urban Design Manual (Section 6); and illustrates the application of the design principles and guidelines through a series of demonstration concepts.

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2 Design Context Community Context The site is situated at the northeast corner of the King Street and Victoria Street intersection at the northern end of Downtown Kitchener, as a principal intersection of two arterial streets within the city that is geographic heart of Waterloo Region. It is located within the Kitchener Urban Growth Centre, as per the Places to Grow legislation, and is intended to accommodate a significant proportion of the Region’s future population and employment growth in a compact, dense and transit-supportive fashion. The City’s Economic Development Strategy (2011) strives for a “Dynamic Downtown”, which intends to “capture future growth and development by enticing residents to the downtown core by offering a variety of cultural, retail and recreational opportunities, and planning, designing and developing innovative, urban living environments”. The site is well connected to the surrounding transportation network, including transit, driving, cycling and walking options, with a number of central neighbourhoods within an 800 metre walking distance (10 minute walk) of the site, and can successfully facilitate the achievement of this vision. The site is located within the centre of the City’s “Warehouse District”, a policy designation that is based on the historic industrial area of “Busy Berlin”. The area between Joseph Street and King Street has become a research and educational cluster that has successfully attracted national and international talent, currently anchored by the University of Waterloo Health Science Campus and the Tannery development. Building on the significant base of industrial warehouse architecture within the area, the Warehouse District is intended to be fashioned in a quintessential urban form that meshes complementary new developments with preserved and adaptively re-used heritage buildings in developing an innovative and creative neighbourhood. A number of surrounding buildings in the community have been identified by the City for their heritage value and have or are in the process of being adapted as per this policy direction of the Warehouse District.

“‘Busy Berlin’, coined as a catchphrase in the

1890s, described perfectly the bustling, industrious, ever-growing town. As the centuries

changed in 1901 and Queen Victoria died, the dawning 20th century seemed Berlin’s for the

taking.”

- Images of Canada Kitchener (Berlin), Rych Mills, 2002, page 7

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Site Context The site is comprised of five different properties that are bounded by the existing CNR railine to the north, Duke Street to the east, Victoria Street to the south, and King Street to the west. It is currently divided into two separate blocks by Waterloo Street. There are four buildings currently on the subject site, as follows: 490 to 520 King Street houses a current one-storey commercial building (The Beer Store); 510 King Street previously contained a one-storey commercial building that was recently demolished; 16 Victoria Street North contains a one-storey commercial building; 50 Victoria Street North contains a one-storey commercial building; and 60 Victoria Street North contains a three-storey former industrial building (Rumpel Felt) that is currently vacant. There is minimal existing vegetation on the subject site, which is generally limited to a small pocket of trees on the 490 to 520 King Street property and some existing, low-lying vegetation along the railine. The site is predominately hard-surfaced in nature, comprised of either buildings or parking areas. The site’s topography slopes upwards from Victoria Street towards the railine on the site’s northern boundary, which is approximately two metres higher in elevation than the Victoria Street and King Street intersection.

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The immediately surrounding portion of the City’s Warehouse District has seen over the past ten years, and will continue to see, significant change over the past ten years in keeping with the City’s policies for Downtown Kitchener. The northwest corner of the King and Victoria intersection contains the University of Waterloo Health Sciences Campus, which houses more than 600 students, faculty and staff in two buildings. The southeast corner of the intersection contains the Kaufman Lofts, a six-storey adaptive re-use of the former Kaufman Footwear Co. building (designated under the Ontario Heritage Act) with approximately 250 residential units. The southwest corner of the intersection contains two one-storey contemporary buildings housing service commercial uses. Further to the west of the southwest corner is the Tannery District, an adaptive re-use of the former Lang Tannery building contains 350,000 square feet innovation office space and ground floor retail uses. To the north of the subject site, across the railine, is the Breithaupt Block (listed on the City’s heritage register), which will be an adaptive re-use of the former Merchants Rubber Co. building and will ultimately contain 175,000 square feet of commercial office space. To recognize the immense change and potential for the area, the City has recently identified this area as the “Innovation District”, and is planning for 15,000 jobs in the area.

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3 Design Framework The following provides a general summary of the relevant policies and regulations from provincial, regional and local planning documents that affect the design of the proposed development. A more fulsome review of the land use planning framework affecting the subject site can be found in the Planning Report, dated August 2012 and prepared by GSP Group. Provincial Policy Statement The vision of the Provincial Policy Statement (the “PPS”) vision for land use planning is “the long-term prosperity and social well-being of Ontarians depends on maintaining strong communities, a clean and healthy environment and a strong economy”. To this end, the PPS generally promotes the creation of “healthy, liveable and safe communities”, through efficient land use patterns, appropriate mixes of different land use types, cost-effective development standards, environmentally sensitive development practices, accessible neighbourhoods, and available infrastructure and public facilities. Opportunities for intensification and redevelopment are encouraged where they can be accommodated taking into account existing buildings and areas and the availability of suitable existing or planned infrastructure and facilities. The development of transportation systems that are safe, accessible and efficient is particularly sought, with land use patterns that minimize vehicular dependence and maximize opportunities for public transit use. Growth Plan for the Greater Golden Horseshoe The site is within the “built-up area” of the Growth Plan for the Greater Golden Horseshoe, the Province’s growth strategy for the Greater Golden Horseshoe region which includes the Region of Waterloo. Generally, this growth strategy strives for complete communities with a range of land use types; a diverse mix of housing options; high quality open spaces; sustainable transportation choices; connected pedestrian and cyclist networks; and energy conservation measures. The Growth Plan sets a minimum intensification target of 40% of total residential units in the municipality to occur within the built-up area by 2015 (or the current intensification level in the municipality should it be higher), such areas which are intended to provide a diverse land use mix, opportunities for walking and cycling, high quality public open spaces, generally higher densities, and appropriate transitions. Specifically, major transit station areas, or those areas within 800 metres (10 minute walk) of a major transit node, are intended to provide a range of residential, commercial, office and community uses, at generally higher densities to support existing and planned transit service, and to accommodate access from various transportation modes.

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Mobility Hub Guidelines Mobility Hubs as per Metrolinx’s “The Big Move” report are major transit station areas (areas within a 10 minute walk from a higher order transit station) that are particularly significant for the broader rapid transit system. The Guidelines prepared for these Mobility Hubs provide guidance to assist implementing the existing policies and directions in The Big Move and the Growth Plan. While the Guidelines are meant for Greater Toronto and Hamilton Area, they provide insight into good design for the Transit Hub on the subject site. The seven objectives for Mobility Hubs in the Guidelines are as follows:

1. Seamless integration of modes at the rapid transit station. 2. Safe and efficient movement of people with high levels of pedestrian priority. 3. A well-designed transit station for a high quality user experience. 4. Strategic parking management. 5. A vibrant mixed-use environment with higher land use intensity. 6. An attractive public realm. 7. A minimized ecological footprint. 8. Flexible planning to accommodate growth and change. 9. Effective partnerships and incentives for increased public and private investment.

Regional Official Policies Plan The site is designated as “City Urban Area” in the Regional Official Policies Plan (ROPP), which outlines the Region of Waterloo’s planning goals and priorities for a vibrant and sustainable community, and outlines specific strategies and policies to help achieve that vision. The ROPP defers to the lower-tier municipality for the City Urban Area to provide more specific direction for land use designations in their official plans. Generally, the ROPP promotes the establishment of a full range of housing types and densities, efficient land patterns, and innovative lot patterns and housing design; opportunities for mixed-use developments in new residential neighbourhoods; the integration of planning for human services in the land use planning process; the creation of land use patterns and street network patterns and design that support public transit usage; and transportation opportunities for pedestrians, cyclists and transit users. Kitchener Municipal Plan The subject site is designated “Warehouse District” in the City of Kitchener Municipal Plan. The Warehouse District area, characterized by the number of larger historic industrial buildings, is intended to function as a transition area between the retail core and the surrounding area. New development is to be designed to complement the design and siting of the older industrial building stock. The reuse and conversion of the older industrial building stock is encouraged, particularly as incubators for new industry. New development is intended to emphasize the City's industrial and transportation heritage, which may include utilization of bonusing provisions in the Zoning

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By-law for heritage conservation efforts. Permitted uses in the Warehouse District include a limited range of commercial uses (such as boutiques, restaurants, theatres) that are suited to the reuse of existing buildings to create a distinct shopping environment; complementary commercial uses (such as entertainment or exhibition establishments) oriented to a tourist orientation; a full range of smaller scale retail outlets on lots fronting King Street; uses permitted in the Service Commercial District in existing or new buildings that take advantage of access to Victoria Street; retail, office and commercial entertainment within larger historically significant buildings, as well as residential uses in existing buildings such to holding provisions. The proposed Municipal Plan Amendment (MPA) for the Multi-Modal Transit Hub is seeking to maintain the underlying Warehouse District designation, but with a “Special Policy Area” designation to broaden the range of uses and intensity of development permitted on the site. The policies of the Special Policy Area designation seek to identify: the intent for the site as multi-modal transit facility; the intent for new complementary buildings to the industrial heritage of the Warehouse District; the permission for a broad range of primary uses and complementary issues; opportunities for TDM measures and reduction in parking requirements; the increase in the Floor Space Ratio to 6.0; the desire for high quality urban design in all of the site’s places and spaces; and the intent for the Urban Design Brief to be the guide for site plan approvals moving forward with the development. The Planning Report for the Multi-Modal Transit Hub provides specific details regarding the proposed MPA. Kitchener Zoning By-law The subject site is zoned “Warehouse District Zone (D-6)” in the City of Kitchener Zoning By-law. The D-6 Zone permits a broad range of retail, office and service commercial as well as other community and public facilities. Noteworthy permitted uses include convenience retail, offices, personal services, restaurants, educational establishments, conference facilities, studios, among other uses. There are special regulations on the middle portion of the site with provisions regarding commercial floor space limits, residential use location, and parking requirements. The maximum floor space ratio is 2.0 and the minimum façade height is 6.0 metres. The proposed Zoning By-law Amendment (ZBA) for the Multi-Modal Transit Hub is seeking to maintain the underlying D-6 zone for the site, but with amendments to the site-specific use and regulation provisions that would broaden the range of permitted uses and enable the future development of a high-density, mixed-use development for the Transit Hub. Permitted uses would be added that complement the character and nature of the Innovation District, including artisan establishments, commercial entertainment, residential units, research and development establishments, retail, and scientific, technological or communications establishments. Built form regulations for the site would be amended to enable the desired urban form of the development, which includes increased maximum floor space ratio permissions, increased permissions for retail commercial space, reduced yard setbacks along King Street and Victoria Street, and modified parking requirements for certain permitted uses. The Planning Report for the Multi-Modal Transit Hub provides specific details regarding the proposed ZBA.

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Kitchener Urban Design Manual The subject site is within the “Warehouse Design District” of the City of Kitchener Urban Design Manual. Generally, the primary objectives for Downtown Kitchener respecting design is to make the area a lively place with people and activity downtown and a livable place with a green public realm; secondary objectives include promoting high quality design, respecting cultural heritage resources, embracing art and culture, and embracing multi-culturalism. Specifically, the Warehouse District is intended to evolve into a “dense, contemporary urban setting, with former factories converting into trendy loft space and new development re-creating the traditional urban fabric”. The design principles for new development in the Warehouse Design District provide for:

building styles that respect the area’s heritage industrial building form and architecture while adding contemporary additions;

façade heights that range between three and six storeys with building massing that frames the street in the traditional perimeter block pattern;

adaptive re-use of former industrial buildings and conservation of architectural features, with new contemporary additions that accent rather than replicate heritage features;

streetscapes that are designed to soften the building massing along the street;

storefronts between building divisions with transparent interfaces with the street; and

signage that enhances architectural features of a contemporary design that matches the warehouse character of the area.

This design direction will be generally continued in the development of the Transit Hub. Buildings will frame the street, with podiums of three to six storeys, rather than total building heights of three to six storeys.

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4 Design Vision

The proposed Transit Hub will be the heart of Waterloo Region’s future transit network, functioning as the central point for moving residents and visitors to and throughout Waterloo Region. It is intended to be a contemporary, state-of-the-art, multi-modal transportation facility that accommodates a broad range of users arriving by different modes, while furthering the continuing revitalization of Downtown Kitchener. Given this importance, the proposed Transit Hub’s design has to reflect the functional prominence of transit use within the region in providing a transit facility that is convenient and easy to use, that exemplifies high quality design and architecture complementing the site’s context, and that residents and visitors can identify with and embrace.

“The relationship between the structure of a city-region and its transportation system is critically

important. An attractive and environmentally sustainable urban structure requires fast, frequent and well connected means of movement. An efficient and cost-effective transit system requires nodes (or

dense concentrations) of trip origins and destinations. The interface between urban form and the transportation system is particularly important around major transit stations. Focusing growth and

development around major transit stations allows more people to live near transit services, and makes more destinations accessible by transit. Transit stations are also the key point of contact

between the traveller and the transit system, so they have a significant impact on customer service and the overall travelling experience. A well designed transit station can help make travellers feel

relaxed, informed and appreciated. A poorly-designed station can cause frustration.”

- “The Big Move: Transforming Transportation in the Greater Toronto and Hamilton Area”, Greater Toronto Transit Authority,

2008, page 46.

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The design vision for the Transit Hub identifies the desired, long term objectives for the proposed development. It is a synthesis of the various design goals, objectives and policies at the provincial, regional and local levels, as outlined in the Design Framework section above, which are translated to the subject site and its context within the community. The design vision for the subject site identifies that the Transit Hub will be:

1. A place that provides a seamless and integrated transit node that recognizes the primacy of the transportation function in accommodating those arriving and departing by foot, by bicycle, by car, by bus, and by train.

2. A place that is mixed in terms of land use activities with opportunities for retail shops, offices, residences, civic uses, community facilities, visitor accommodations, among other uses, that supports activity throughout the day in a safe, secure and comfortable fashion.

3. A place that is an efficient and intensified use of the site, adding activity that complements the surrounding Warehouse District and Downtown Kitchener as a whole by achieving provincial and municipal intensification targets in a characteristically urban fashion.

4. A place that is sensitively integrated in the built fabric of the Warehouse District, both physically in terms of movement linkages as well as visually in respecting the industrial heritage of the surrounding area.

5. A place that sensitively protects and incorporates the existing built heritage on the site for a future, long-term use that supports the mixed-use character of the Transit Hub.

6. A place that is a landmark within the city and the region in terms of form and function, easily seen and identified as a prominent addition to the Kitchener skyline with an architectural style and form that distinguishes, yet complements, the surrounding heritage fabric

7. A place that is universally accessible to all users, including those arriving by various modes of transportation, arriving from different directions to the site, as well as those with different special mobility needs.

8. A place that incorporates green and sustainable choices in terms of both building and site design opportunities in respect to energy, water and air quality considerations.

9. A place that provides a grand presence from the street for visitors arriving to Kitchener and that leaves a lasting impression for visitors.

10. A place that includes a series of interconnected vibrant spaces that are animated with activities and spaces throughout all times of the day and that are legibly linked between activities and different transportation modes.

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5 Design Guidelines Buildings Orientation and Siting:

Site the base portion of all buildings parallel to the Victoria Street property line, or both Victoria Street and King Street in the case of the corner location.

Locate principal building entrances so that they are clearly visible and directly accessible from the public sidewalk.

Orient buildings close to the King Street and Victoria Street frontages to reinforce the street edge, while ensuring sufficient space for pedestrian movements to access transit.

Generate activity along ground floor façades by maximizing transparency, minimizing blank walls, and incorporating active ground floor uses, such as retail, restaurants, cafes, and uses catering to transit users.

Set the noise-sensitive uses (such as residential uses) on the upper storeys of the building at least 30 metres back from the railine.

Capitalize on key views and vistas to and from the site through design analysis and modeling to ensure the proposed development sits as a landmark in the broader area. Particular emphasis should be placed on the views on King Street (east and west) and on Victoria Street where the street bends.

Ensure an adequate separation distance is maintained between new buildings and the Rumpel Felt building (1913 portion).

Top: Podium level of development scaled and designed to the pedestrian.

Middle : Buildings set tight to the street edge to reinforce the street.

Bottom and Left: Development with active ground floor uses that “spill out” to the street help to animate the public streetscape.

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Massing and Scale:

Develop a block structure that balances site circulation patterns with the emphasis on pedestrian movements.

Ensure taller buildings have slender tower forms with defined base, middle and top sections in the wall elevations for definition and articulation purposes.

Scale the building’s base section with considerations for the scale of adjacent or surrounding buildings, abutting street widths, and other buildings on the site.

Use techniques on the building’s middle and top sections to limit visual and shadowing impacts on surrounding buildings and streets, such as setbacks of the building’s base to provide additional separation to the street and surrounding buildings; and stepbacks of upper storeys from the base portion to provide additional physical separation of upper storeys from the street and surrounding buildings

Use a mix of materials, articulation and recessed/integrated balconies on residential buildings.

Ensure top floors of tall buildings contribute to the city skyline through special architectural treatment, particularly for any building at the King and Victoria Street intersection.

Integrate mechanical penthouses and roof-top equipment into the design of top floors of all buildings.

Ensure any buildings at the King and Victoria Street intersection has the most active edge with street fronting uses, transparent wall elevations, and prominent entrances to the building and transportation facilities.

Provide continuous pedestrian weather protection along the base portion of all buildings where there are active uses. Top: Distinct rooftop architecture that defines the

top portion of a taller building.

Middle and Left: High-rise building option that reinforces the street edge with defined base, middle and roof sections.

Bottom: Ground floor orientation and definition of base portion of taller building.

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Character and Style

Reinforce and emphasize the “landmark” nature of the site, featuring the highest quality architecture and innovation in its design features.

Ensure the new building form communicates a sense of the present that is integrally woven into the neighbourhood’s industrial past.

Ensure all building design clearly defines the three general components of a building: the base that defines and scales the street edge; the middle that provides visual interest in connecting the base and top portions; and the top that caps the building, provides a distinctive profile, and positively contributes to the skyline.

Divide building massing along the Victoria Street frontage into distinct buildings with frontages complementary to the existing and historic patterns.

Take cues from the Warehouse District in terms of mass, siting, materials and elements in designing a contemporary addition to the built fabric in the area, rather than using imitative architecture caricaturing the surrounding heritage fabric.

Set upper storeys back from the Victoria Street edge so that the streetscape space is primarily formed by a height that is complementary to surrounding buildings with heritage attributes.

Follow the rhythm, balance and proportions of surrounding industrial heritage buildings in designing buildings on the site, particularly for the base and middle sections of the building.

Provide an appropriate transition in colour, materials and texture to soften building mass and add visual depth to the building elevation.

Top: More contemporary architectural expressions can fit within the Warehouse District theme to the area.

Bottom: Contemporary building respecting a traditional balance of rhythm and proportions in wrapping the corner of two public streets.

Left: Design cues for the subject site set by buildings in the surrounding Warehouse District.

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Signage:

Develop a signage master plan for the overall development that establishes a coordinated character, style and location for all signage elements on the site (building, wayfinding, and directional).

Incorporate fascia signage for ground floor retail uses as an integral component of the storefront architecture.

Locate fascia business signage in a more traditional sign band, the horizontal section which divides the storefront windows from the upper façade.

Utilize durable, weatherproof materials for all building signage that complement the overall character of the building façade in terms of design, style and materials.

Use simple lettering that is clear and easy-to-read and complement graphics that relate to the business function.

Heritage Resources:

Set the upper storeys of buildings back from the podium base to generate a height and massing that is complementary to surrounding heritage buildings in the Warehouse District.

Ensure new buildings respect the prominent heritage attributes and elements of surrounding heritage buildings, including consideration of building setbacks, horizontal and vertical lines, proportions, balance, rhythm, and openings.

Ensure through shadow studies that adjacent heritage resources (especially 51 Breithaupt and 283 Duke) are not impacted significantly.

Utilize buildings materials for new buildings as well as additions that are compatible to and complementary with the existing palette of materials in the Warehouse District.

Should the 1913 Rumpel Felt portion be retained, preserve and restore the building’s character-defining elements and attributes, including the wall elevations facing Victoria Street, 50 Victoria, and the rail corridor;

Should the 1913 Rumpel Felt portion be retained, ensure that the site and building design surrounding it:

o Retains the space immediately west of the 1913 portion of the Rumpel Felt building to allow its western elevation to continue to add to the streetscape;

Above: heritage precedents within the Warehouse District of Downtown Kitchener.

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o Ensures any additions are contemporary and distinguishable from the 1913 portion through the use of different materials, colours, setbacks and divisions;

o Restrict upper storey additions to the 1913 portion to two storeys and set back from the Victoria Street edge so that the original building plays the principal role in defining the street space; and

o Setbacks the upper storeys (generally above the fifth storey) of new buildings to the west of the 1913 portion of the Rumpel Building and its abutting space to minimize shadowing and avoid overwhelming the scale;

o Builds tight to the intersection of Duke Street and Victoria Street North, recognizing necessary sightlines and pedestrian space, for additions to the existing structure or with new construction;

o Does not introduce a grade change that would adversely impact the existing Rumpel Felt building relationship with the rail corridor;

o Consult the Heritage Impact Assessment (April 2012) completed by Landplan for further guidance; and

o Design railway platforms and barriers in a manner that avoids blocking access for heritage restoration works that may be necessary.

Sustainability:

Consider incorporating sustainability measures at the outset of the design and construction process, with a LEED Silver certification for all buildings as a minimum target.

Explore opportunities for sustainable or functional roofs, particularly on the lower podium base, such as green roofs, white roofs, or other methods or technologies.

Explore opportunities for incorporating on-site renewable energy generation technologies, such as a geothermal heating, solar facilities, or other technologies.

Include entirely covered parking facilities (underground or structured), increasing the surface permeability of the site and lowering any heat island potential for the site.

Use native or adapted species that are low maintenance and suited to an urban environment for all landscaped areas. Consider opportunities for rainwater capture for irrigation purposes, both outdoors and indoors.

Above: A broad range of techniques technologies for promoting sustainability as part of the site and building design.

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Parking Structures:

o Design parking structures to provide for ease of circulation and wayfinding on site in a secure fashion.

o Wrap the at-grade portion of all street-facing elevations with active uses and activities (such as commercial uses) that relate to the street and the public realm.

o Design and site parking structures to integrate with the buildings in terms of a complementary scale and style to the associated building(s). This should include complementary treatment of massing, style, materials, colours, and articulation, among others considerations, along with appropriate landscaping.

o Incorporate stairwells within parking structures with glass or transparent openings for visibility purposes.

o Align rows of parking perpendicular to the building to minimize the number of crossings of drive aisles for pedestrians.

o Incorporate defined bicycle parking areas, including short term and long term, either within the parking structure or with direct connections to bicycle storage areas (and end-of-trip facilities) internal to buildings.

Above/Left: Parking structures that are integrated in the architectural style and detailing of the building and provide a high quality ground level interface with the public realm.

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Circulation Pedestrians:

Provide multiple building entrances to both King and Victoria Street to ensure connectivity and encourage transit use.

Ensure that all pedestrian connections are direct, convenient, safe, comfortable, and barrier-free.

Incorporate clearly defined pedestrian linkages reinforced by appropriate landscape materials, paving materials and pedestrian scale lighting.

Clearly separate loading, servicing, drop-off areas from pedestrian circulation routes. Where they cross, consider using a different surface treatment, such as imprinted, textured or colour concrete or asphalt, to visually define pedestrian routes.

Provide appropriate separation for pedestrian movement and circulation along the railway tracks.

Provide continuous pedestrian weather protection along the base portion of all buildings where there are active uses, as appropriate.

Provide clearly defined pedestrian linkages in all underground parking facilities.

Top: Grand pedestrian concourse connecting to transit platforms as part of transit station. Bottom: Safe and easy access for pedestrians and cyclists a key component of a multi-modal transportation facility. Below: Grand, sunlit entry and ticket space that is easy to navigate and provides a good first impression to travellers.

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Cyclists:

Consider a combination of indoor bicycle parking facilities and outdoor post and ring type spaces throughout.

Ensure outdoor bicycle parking is conveniently located close to building entrances, protected from the weather, visible from the interior of the building and does not impede the movement of pedestrians.

Ensure indoor bicycle parking facilities are conveniently located in highly visible locations, minimize conflicts with key pedestrian movements, and are connected directly to cyclist amenities such as storage facilities or shower facilities.

Consider defined bicycle entrances to buildings with access to transit platforms that enable minimal exertion and maximize comfort when moving the bicycle to parking facilities. Such measures may include bicycle switchbacks or bike ramps along stairways.

Vehicles:

Locate all off-street parking within structured facilities, whether underground or above-ground.

Consider the sharing of parking spaces for uses in the overall development that have peak parking demands at different times of the day.

Ensure parking entrances are fully integrated into site design through appropriate architectural design and are sited to minimize potential conflicts between pedestrians and vehicles.

Incorporate preferential parking spaces for carpools, car sharing, and ridesharing to help reduce vehicle parking demands and the necessary overall parking capacity.

Transit:

Fully integrate transit through special paving materials and architecturally enhanced transit shelter designs.

Consider the location and integration of transit stops and shelters along King Street and Victoria Street early in the design process to ensure sufficient space for transit users and pedestrians

Ensure building entrances are located near street-side transit stops together with supportive uses (such as coffee shops or convenience retail).

Top: Secure bicycle storages as part of transit station development.

Middle: Seamless connection between modes an important consideration for an effective multi-modal transportation facility.

Bottom: Distinct architecture for transit infrastructure and facilities.

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Wayfinding:

Develop a signage master plan for the overall development that establishes a coordinated character, style and location for all signage elements on the site (building, wayfinding, and directional).

Incorporate a comprehensive wayfinding system for transit users as part of the development.

Consider as part of the wayfinding system directional signage (such as to transit platforms or pay stations), static transit information displays (such as local and regional routing maps), and real-time transit information displays (such as displaying arrivals/departures).

Ensure wayfinding signs and features have a common template (colour, materials, fonts, etc) so that the system reads as a comprehensive package and is easily recognizable by transit users.

Consider designing signs and features in keeping with the industrial character of the development and surrounding Warehouse District.

Ensure directional signage is located both along the route and at key “decision” points along the route to ensure ease of use. Signage should be clearly legible from a distance and include easy to read and unambiguous symbols/arrows.

Design all wayfinding features in keeping with universal design principles to maximize accessibility, and usability for all transit users. Particular considerations should include the location, placement, height, font, and colour to ensure usability for those with particular needs, whether visual, physical or otherwise.

Above and Left: Various elements combine to form a comprehensive wayfinding program that seamlessly direct transit users through an multi-modal transit hub.

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Public Realm Plaza:

Incorporate high quality public space the King Street and Victoria Street corner that acts as a public plaza between the development and the street-side transit facilities.

Design this plaza as: i. An active and animated gathering space for transit

and building users; ii. A space that allows ground floor uses to “spill-out”

to the plaza to further animate the space; iii. A space that accommodates a circulation route

from the street to the building and transit facilities; and

iv. A part of the “grand entrance” at the King Street and Victoria Street intersection.

Incorporate opportunities for landscaping, seating, shade structures, public art, bike racks, waste and recycling and other related site furnishings, as appropriate.

Ensure a primary pedestrian route through this plaza is maintained which is direct, barrier-free and unobstructed.

Walkways:

Site buildings to ensure that at least a 4.0 metre sidewalk and boulevard can be provided along the street for easy and unobstructed pedestrian movements.

Use surface materials for all walkways and paved surface areas that provide barrier free access through the site, such as poured concrete.

Incorporate universal design features along the streetscape walkways that are suited to users with visual limitations, including such features as textured banding, bus stop detection strips, and corner curbs and ramps.

Plantings:

With a preference for native species, select trees and shrubs with regard to their characteristics and those of the proposed locations including soils, sun, root spread, growth rate, canopy size and salt tolerance.

Reinforce the pedestrian circulation system through generous landscaped sidewalks, clearly defined, and

Above : structured and unstructured civic spaces that provide valuable space for gathering at key entrances.

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landscaped, pedestrian linkages, unique markers at street entrances and decorative street furniture.

Use plant materials grouped to frame building elevations, to shade transit stops/shelters along the street, add a visual interest to blank building facades, accentuate building entrances and screen service areas.

Ensure landscaping is used in a balanced fashion with unobstructed views to spaces and buildings so as to not create potential hiding areas.

Plant shade trees and use permeable and/or light coloured hard surfaces to minimize urban heat island effects in order to create a more comfortable environment at the ground level for transit users.

Furnishings:

Incorporate site furnishings including waste receptacles, bike racks, and pedestrian scale lighting along both the King Street and Victoria Street streetscapes, where space permits, in a manner that does not obstruct pedestrian circulation or sight lines.

Utilize the established form and style of streetscape amenities within the Warehouse District, including the package of decorative light standards, street signage, and street furnishings.

Incorporate opportunities for public art in the public realm, both outdoors along the street and indoors in the central concourses and transit platforms.

Incorporate pedestrian-scaled lighting throughout the proposed development, both outdoors and indoors, to promote safety and comfort at the Transit Hub during the evenings.

Use a hierarchy of lighting levels to provide the necessary illumination required for particular components of the site, focused on pedestrian areas and clearly identifying pedestrian walkways and building entrances.

Preferably locate site furnishings on the site rather than within the public right-of-way, to preserve the latter for pedestrian travel routes. Regardless, furnishing plans for the site should be coordinated with any public plans for land within the right-of-way.

Top: Established street tree planting on the west side of King Street associated with the Health Sciences campus Middle: Established program of decorative light standards and signage for the Warehouse District. Bottom: Installation of hardy and easily maintained plantings that provide colour and visual interest.

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Public Art:

Incorporate public art throughout the development, both in outdoor spaces as well as other publicly accessible internal spaces, to enhance the identity and provide visual interest and vibrancy.

Locate public art in a variety of locations, including within the boulevard space between the sidewalk edge and curb edge (for smaller pieces), within open public spaces, or internal to buildings that are publicly accessible.

Locate public art outside of pedestrian travel routes to limit any conflicts with vehicular, bicycle, or pedestrian circulation.

Ensure public art is an original piece of artwork with the primary function of providing visual interest without any commercial advertising function.

Ensure public art is accessible and/or visible to the public, located either within a public street right-of-way or other publicly owned space, or on a private property where it has an interface and connection with the public realm.

Incorporate a range of different purposes for public art pieces throughout the development, including functional, interpretive, abstract, and historical purposes.

Incorporate a range of sizes, artistic mediums (metal, stone, paint), and variety of different forms (architectural features, sculptures, landscape features, street amenities, public works, paintings, or murals) throughout the development.

Incorporate interpretive displays, or similar pieces, into the overall public art program that commemorates the industrial heritage of the site.

Above and Left: public art presents an endless array of opportunities for providing visual interest

and identity to a downtown or main street area.

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6 Summary The Region of Waterloo is planning a new multi-modal Transit Hub at the northeast corner of Victoria Street and King Street in Downtown Kitchener. The intent is a mixed-use development that brings together commercial, residential, community, institutional and public uses at the doorstep of the Region’s central node within its transit network. Applications to City of Kitchener for an Official Plan Amendment and Zoning By-law Amendment have been proposed to modify the permitted uses and built form regulations on the subject site in order to facilitate the proposed mixed-use Transit Hub. This Urban Design Brief has been prepared in support of these planning applications and provides the design foundation upon which future master site planning exercise and individual site plans will be undertaken. An overall vision establishes the guiding framework for the design and development of the Transit Hub. This vision identifies that the Transit Hub will be a place that: is a seamless and integrated transit node; is mixed in terms of land use activities; is efficient and intense use; is sensitively integrated in the built fabric; protects and incorporates the existing built heritage; is a landmark within the city and the region; is universally accessible to all users; incorporates green and sustainable choices; provides a grand presence from the street; and includes a series of interconnected vibrant spaces. The detailed development plans for the Transit Hub will be prepared by the Region and its development partner at a later date, which should follow the guidelines of this Urban Design Brief as well as detailed servicing, traffic, noise and other technical studies. The proposed development could potentially accommodate ground floor retail uses as well as office uses, residential, educational and institutional uses, and hotel uses, among others. The buildings on the site should have a base section that is sympathetic to the “warehouse” form of the Warehouse District, with vertical building extensions that capitalize on the prominent location of the King and Victoria intersection as a central hub within the region. Public spaces should be well designed for ease of access to and between various travel modes, and to create a high degree of pedestrian comfort.

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Councillor – Dan Glenn-Graham

Regional Municipality of Waterloo- City of Kitchener

Advertised in The Record – February 1, 2013

PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED

TO ATTEND A PUBLIC MEETING TO DISCUSS

A PROPOSED AMENDMENT TO THE KITCHENER OFFICIAL PLAN

UNDER SECTIONS 17 AND 22 OF THE PLANNING ACT

and

A PROPOSED ZONING BY-LAW

UNDER SECTION 34 OF THE PLANNING ACT

490-520, 510 King Street West, 16, 50, 60 Victoria Street North

The City of Kitchener has received applications from the Region of Waterloo to change the City’s Official Plan

designation and zoning for the properties located between King Street West, Duke Street West, Victoria

Street North and the Canadian National railway.

The Region of Waterloo has applied to add a Special Policy to the existing “Warehouse District” Official Plan

designation and Special Provisions to the existing “Warehouse District, D-6” zoning to broaden the range of

permitted uses, including permission for the full range of retail uses, residential and hotel uses. The

APPENDIX D

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applications are also requesting to increase the total amount of permitted development intensity to 7.5 times

the total site area (or approximately 1,292,000 square feet). The applications are requesting special

regulations to provide the appropriate urban form and reduce the amount of required parking.

The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council

which deals with planning matters on:

MONDAY, FEBRUARY 25, 2013 at 7:00 P.M.

COUNCIL CHAMBERS, 2nd

FLOOR, CITY HALL

200 KING STREET WEST, KITCHENER.

Any person may attend the public meeting and make written and/or verbal representation either in support of,

or in opposition to, either of/any of the above noted proposal(s). If a person or public body that files a

notice of appeal of a decision does not make oral submissions at this public meeting or make a

written submission prior to approval/refusal of this/these proposal(s), the Ontario Municipal Board

may dismiss all or part of a subsequent appeal.

ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report

contained in the meeting agenda (available at www.kitchener.ca on the Wednesday evening prior to the

meeting - click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6th Floor,

City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).

Heather Holbrook, Senior Planner (Urban Design) - 519-741-2200 ext. 7324 (TTY-TDD – 741-2385),

[email protected]

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http://www.kitchener.ca/

mailto:[email protected]

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Unfiled Notes Page 1

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City of Kitchener

City Hall, 200 King St. West P.O. Box 1118

Kitchener, ON N2G 4G7

Date: January 14, 2013

To: Heather Holbrook

From: Katie Pietrzak

cc: Binu Korah

Subject: Official Plan Amendment Zone Change Application Site Address: 490-520, 510 King St W, 16, 50, 60 Victoria St N Project Description: ZC and OPA Owner: Regional Municipality of Waterloo

The following comments are submitted in reply to your request. Prior to the zone change and official plan amendment applications being accepted as compete the following must be submitted:

1.) A Functional Servicing plan showing outlets to the municipal servicing system along with the storm and sanitary design sheets are required to the satisfaction of the Engineering Division. The sanitary zoned and actual peak flow must also be submitted to the Engineering Division to run the sanitary capacity modeling. The City of Kitchener will use this information to determine if there are any downstream issues. If the capacity analysis determines that the pipes will need to be upgraded to support the development, then these upgrades will be rolled into the development costs. Further studies will be required at the time of development to determine the approximate amount of sanitary sewers that will need to be upgraded to accommodate the above developments. (Please note that upon a preliminary sanitary capacity analysis completed by The City of Kitchener it was identified that there may be some major restrictions in the sanitary pipes.)

2.) A Water Distribution Report is required to the satisfaction of the Engineering Division in

consultation with Kitchener Utilities and the Region of Waterloo. Alternatively to providing these requirements as part of the OPA/ZC applications, Engineering can accept the application of the holding provision. This holding prevision that would be placed on the property must be lifted prior to Final Site Plan Approval through the site plan process. This holding prevision would be lifted at such time that adequate sanitary and water capacity can be achieved and proven satisfactory to The City of Kitchener’s Director of Engineering and Director of Utilities.

Katie Pietrzak, C.E.T. Engineering Technologist S:\Sections\Developement Engineering\Site Plans\Zone Change Application\490-520 510 King St W 16 50 60 Victoria St N - revised.doc

INTERNAL MEMO

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Multimodal Hub Sept. 27, 2012 Public Meeting Question & Answer Period Notes:

1. Include Greyhound on Site? Yes, intercity transit will be accommodated on site.

2. Two biggest challenges ahead? 1) Intensity of the uses on site and at King Street in particular.

Rapid transit and GO platforms must be accommodated in addition to stair and elevator access,

and entry to private development. 2) Finding the right private partner.

3. What will happen to the old VIA train station? Discussions with VIA and the City will occur to

determine that. The building has heritage value.

4. Will the future detailed vibration study look at impacts off the site? This study will address the

impacts of noise and vibration to the new development on the site.

a. What about the surrounding neighbourhood during construction? The construction

team will address impacts to the neighbourhood. They will mitigate as best as possible.

5. How will Victoria Street traffic congestion be addressed? This intersection will become more

complex, especially with more pedestrians crossing. New development impacts are typically

addressed through traffic studies. The Regional Transportation Master Plan (RTMP) will assess

needs longer term.

6. Has consideration been given to travel from the city centre to the Regional airport? Overall,

transit planning looks at this. The new Fairway Road extension bridge has been designed to

accommodate future rapid transit. The Fairway Road extension will be open in November 2012.

7. Will the Charles Street Terminal site be decommissioned and/or sold? Over the next 4-5 years

and beyond it will continue to be used as a bus terminal. The GRT local bus network

realignment will lessen the need for the terminal. The site does have significant redevelopment

potential. Discussions with Regional Council and the City regarding its reuse will occur.

8. Will Ahrens St. re-open when the GO train station moves to the multimodal hub? No.

9. Offering parking on the site does not support transit use. There is too much surface parking

now. Will there be lots of parking when the site is fully developed? There is a need for a proper

balance with parking – there should enough, but not too much. Many municipalities who wish

to support public transit use through a proper balance of parking have moved from minimum

parking requirements to maximum parking requirements.

10. This site will serve both transit and community needs. How will it be made more pedestrian

friendly? The site has, or will have, a number of strengths: a mix of uses, a nice street

network/grid, wider sidewalks, landscaping and site furnishings, and continued pedestrian and

cycling access from Waterloo Street.

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11. What is the estimated cost of this project? There are a number of components to the hub

project. Some components are currently funded, such as the King St. grade separation and the

light rail platforms on King Street. The upcoming Market Scoping study will identify ways to

cover costs, such as through a private partnership. Upon the completion of more detailed

planning work, Regional Council will consider those costs and a variety of options for building

and financing the project.

12. Will Duke Street remain open during and after the King Street and Weber Street grade

separations? Yes. Will the tracks be improved for easier crossing for automobiles?

Improvements to the rail crossing are uncertain at this time.

13. How will you ensure we don’t outgrow the facility generations from now? We are working to

ensure the facility will be functional in the long term. The planning work we are doing now will

ensure we get it right.

14. Along King and Victoria Streets, how will cyclists mix with light rail? Cyclists will cross light rail

tracks only at Moore St.

15. The City’s Multi-Use Trails Master Plan looks to connect the Iron Horse Trail and Spur Line Trail.

Can other trails be made more accessible? Yes, this is a priority. Could there be a trail to the

south? A funding application has been submitted to upper levels of government to improve the

spur.

16. Will there be increased traffic in residential areas as a result of the hub project? Proper auto

access of the surrounding area is being considered but cannot be fully understood at this time

until we have a better idea of what the ultimate uses of the site will be. It is our intent to do

more detailed traffic studies when the uses are known and the site development plan is further

developed. Traffic calming may be an option for mitigating significant increases in traffic, if

necessary.

17. What are the grade separation impacts to cyclists? Concerns about cycling next to a wall if there

are traffic problems/accidents. If the pedestrian clearway is maintained, then the cycling lane

didn’t fit. Emergency vehicles must be accommodated as well.

18. How many bus platforms will there be? It is not expected that there will be much bus layover

on the site, as local bus routes will be reconfigured and most will stop on the street with signal

priority to get back into travel lanes. Intercity buses will stop and layover on the site internal to

the building on the main floor, accessed from Victoria Street. Bus platforms on the site will be

more scheduled and used very efficiently.

19. Will there be space for taxis on the site? Yes, there will also be passenger pick up and drop off

areas on the site, likely on the second level, accessed from Duke Street.

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20. Where will the busses be housed at night? The will not be houses on the Hub site, but at other

locations such as the Strasburg Road bus maintenance facility.

21. How many rail lines will be running over King Street on the grade separated bridge? We are

planning for 2 rail lines with 2 platforms for passenger service and 1 rail line for freight.

22. Will the GO Train layover facility be relocated in the future? Yes, GO’s intention is to have the

permanent layover facility to the west of where it is currently located.

23. Where is the Beer Store moving to? It will be relocated but is likely to stay within the same

market area. Retaining and supporting local businesses is a priority. We are pleased to report

that Noble Trade (which was formerly housed in a building on the site that was recently

demolished) has now relocated nearby on Victoria Street. The Region’s EMS services that are

temporarily located on the site will be relocated nearby in the future.

24. How will you mitigate construction impacts to homes? Agreements will be established with

contractors in advance to mitigate impacts as much as possible. It is expected that construction

staging will be entirely on site which is a definite ‘plus’ to the neighbourhood because it will

mean fewer transportation trips through the neighbourhood to get to an off site staging

location. Will you have a liaison for the neighbours during construction? Yes.

25. You mentioned target densities for the Urban Growth Centre is 200 people and jobs per hectare.

What is the current density? The Region estimates 175-190 people and jobs per hectare, while

the City currently estimates approximately 157. These figures are dependent on a number of

variables used in the measurement.

26. The introduction of iXpress stop at King and Victoria has increased the volume of pedestrians.

The width of sidewalks in front of the Kaufman Lofts is a safety concern and should be

addressed now. John Hill will talk to Grand River Transit about this.

Comments must be submitted to either the Region or the City on or before October 19th to be considered

in the staff report for the Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA)

applications. There will be opportunities later in the process to present submissions on the OPA and ZBA

at a meeting of the City’s Planning and Strategic Initiatives Committee of Council. Those who wish to be

notified of the upcoming Committee meeting will receive written notice in the mail and an advertisement

will also be published in the Record and on the Region’s transit hub website.

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Documents

CSD-13-009 - OPA ZC - Multi-Modal Transit Hub