REPORT TO: Planning & Strategic Initiatives Committee

DATE OF MEETING: June 23, 2014

SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Katie Anderl, Senior Planner, 519-741-2200 ext. 7987
WARD(S) INVOLVED: Ward 6
DATE OF REPORT: May 26, 2014
REPORT NO.: CSD-14-049
SUBJECT: OFFICIAL PLAN AMENDMENT OP13/04/E/KA
ZONING BY-LAW AMENDMENT ZC13/15/E/KA
83 ELMSDALE DRIVE
CITY OF KITCHENER (APPLICANT: NOVACORE
COMMUNITIES CORPORATION)
___________________________________________________________________




EXECUTIVE SUMMARY:
The applicant, NovaCore Communities Group, is proposing to amend the Official Plan
designation and zoning of 83 Elmsdale Drive to permit the former City of Kitchener Utilities
Operations Centre to be redeveloped with a mixed use development including residential,
commercial and office uses. The proposed redevelopment will include an environmental clean-
up of the lands. Staff recommend that the proposed Zone Change be approved and Official
Plan Amendments be adopted and accordingly forwarded to the Region of Waterloo for
approval.
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RECOMMENDATION:
A. That Official Plan Amendment Application OP13/04/E/KA for City of Kitchener (83
Elmsdale Drive) requesting a change in designation from Municipal Services and
Public Utilities District to Neighbourhood Mixed Use Centre with Special Policy 54
to permit a mixed use development on the parcel of land specified and illustrated
as the Area of Amendment on Schedules A and A1, be adopted, in the form
shown in the Official Plan Amendment attached to Report CSD 14-049 as
Appendix A, and accordingly forwarded to the Region of Waterloo for approval;
and
B. That Council request that the Regional Municipality of Waterloo amend section
15.D.12 of the Final New Official Plan to add a new Site Specific Policy (to be
numbered accordingly) and in the form shown on the Amendment to Final New
Official Plan; to amend Map 2 to identify as Neighbourhood Node the parcel of
land specified an illustrated as the Area of Amendment on Schedule I; to amend
Map 3 to change the designation from Major Infrastructure and Utilities to Mixed
Use for the parcel of land specified an illustrated as the Area of Amendment on
Schedule II; and to amend Map 5 to add a new Site Specific Special Policy to the
lands to permit a mixed use development on the parcel of land specified an
illustrated as the Area of Amendment on Schedule III, all as attached to Report
CSD 14-049 as Appendix B; and
C. That Zone Change Application ZC13/15/E/KA for the City of Kitchener (83
Elmsdale Drive) requesting a change from General Industrial Zone (M-2) to
Neighbourhood Shopping Centre Zone (C-2) with Special Regulation Provision 649R,
Special Use Provision 436U and Holding Provision 71H on the parcel of land
specified and illustrated as the Subject Area on Map No. 1, be approved in the
form shown in the Proposed By-law dated May 20, 2014, attached to Report CSD
14-049 as Appendix C; and further
D. That the Urban Design Guidelines for 83 Elmsdale Drive, dated May 8, 2014, and
attached to Report CSD-14-049 as Appendix E, be adopted, and that staff be
directed to apply the Urban Design Guidelines through the Site Plan Approval
process.

BACKGROUND:
The subject applications relate to 83 Elmsdale Drive as shown on Map 1 above. The site was
formerly home to the City of Kitcheners Utilities Operations Centre and is a brownfield site
requiring remediation prior to redevelopment. With the consolidation of the Citys operations
facilities at the new Kitchener Operations Facility on Goodrich Drive, the site is no longer
needed for municipal purposes and has been deemed surplus. The City is currently selling the
site, and the lands are under contract with NovaCore Communities Corporation (NovaCore) who
have submitted the subject applications in support of their proposed redevelopment.

REPORT:
The subject lands are located at 83 Elmsdale Drive and are 4.89 hectares in size. The site has
been vacant for a number of years and currently contains three one-storey buildings which were
formerly used as the Citys utilities operations centre. The existing buildings will be demolished
prior to redevelopment of the lands.
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The lands are located in the Laurentian Hills Neighbourhood and the site is bordered by a range
of commercial, public service uses (Grant River Transit Operations Centre and Kitchener Fire
Headquarters) and parks (McLennan Park and Elmsdale Park). The greater neighbourhood
contains a mix of low-rise residential uses including single and semi-detached houses, and low-
density multiple residential uses including apartment buildings and townhouses. The subject
lands are known to be contaminated and remediation is required prior to redevelopment.

Development Concept and Urban Design Guidelines:
The applicant is proposing to redevelop 83 Elmsdale with a mixed use development consisting
of multiple residential dwellings, a residential care facility, commercial and office uses. The
vision for the site is to transform and breathe new life into an underutilized brownfield property to
become a new mixed use focal point in the Laurentian Hills neighbourhood. A range of uses
and layouts are possible for the future development of the lands and the proposed zoning and
policies are intended to allow for flexibility, and a development that is compatible with the
surrounding neighbourhood, at an overall medium density.

Urban Design Guidelines have been submitted in support of the applications, and are attached
to this report as Appendix E. Two concept plans have been prepared for illustrative purposes
and may be found on pages 2 and 3 of the Design Guidelines. These concepts demonstrate
options for how a mixed use development could be achieved and illustrate possible built form
and densities. In both concepts mid-rise apartment buildings are located near Elmsdale Drive
overlooking Elmsdale Park, while commercial and office uses are focussed to Ottawa Street
South. The concepts aim to provide a transition between the commercial site functions and the
residential neighbourhoods to the north and west. Buildings are oriented to frame the street and
park edges, and parking is located internal to the site, and is anticipated to be shared by the
future complement of users.

While the site could be developed in a number of different ways, the Design Guidelines would
apply to any development scenario. The Guidelines focus on providing strong pedestrian routes
through the site, connections to transit, logical grid style vehicular access routes and the
provision of a mix of uses. The Guidelines also encourage innovative and attractive architectural
styles that consider the character and aesthetics of the surrounding area, focus on building
design and landscaping which enhance the streetscape and the interface with Elmsdale Park,
and promote a pedestrian, cycling and transit friendly environment.

Staff recommend that Council adopt the attached Urban Design Guidelines and that staff be
directed to apply the Guidelines through the Site Plan Approval process.

Proposed Official Plan Amendment
The applicant has applied for an Official Plan Amendment in support of the proposed
redevelopment concept. At the time of writing, staff anticipate that the proposed amendment
will proceed to Committee and Council following Councils consideration and adoption of the
Final New Official Plan and with a recommendation that the document be forwarded to the
Region of Waterloo for approval. As the new Official Plan is not yet in force and effect, should
Council approve the proposed Official Plan Amendment, the current Official Plan must be
amended and the new Official Plan must be updated to reflect the proposed change in
designation. As such, recommendations are included which propose changes to the both
documents. The Region of Waterloo should be requested to make the appropriate changes to
the Final New Official Plan in advance of the document receiving final approval.

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Current Official Plan
The subject lands are currently designated Municipal Services and Public Utilities District in the
Official Plan. This designation recognizes large municipal services and utilities. NovaCore is
proposing to change the designation to Neighbourhood Mixed Use Centre with Special Policy
54 to permit a mixed use development consisting of multiple residential, residential care facility,
commercial and office uses.

As discussed in the proposed Official Plan Amendment, attached as Appendix B, staff are of
the opinion that the Official Plan Amendment is appropriate for the development and use of the
land and is compatible with the surrounding area. Staff recommend the Official Plan Amendment
be adopted by Council and forwarded to the Region of Waterloo for approval.

Final New Official Plan
The subject lands are designated Major Infrastructure and Utilities and are identified as
Community Area in the Final New Official Plan. As discussed in the proposed Amendment to
the Final New Official Plan, attached as Appendix C, staff are recommending that the
designation be changed to Mixed Use with a new Special Policy Area and identified as a
Neighbourhood Node to permit the proposed mixed use development.

As discussed in the proposed Amendment to the Adopted Official Plan, staff are of the opinion
that the proposed changes are appropriate for the development and use of the lands and are
compatible with the surrounding area. Staff recommend that the proposed changes be adopted,
and that Council request the Region of Waterloo make the required changes to the Adopted
Official Plan, prior to approval.

Proposed Zoning By-law Amendment
The subject land is zoned General Industrial Zone (M-2) to recognize the quasi industrial nature
of the former utilities operations centre. This same zone applies to the Grand River Transit
garage and Kitchener Fire Headquarters which are adjacent to the subject lands. The current
M-2 zone allows the lands to be developed with industrial uses including manufacturing,
warehousing and contractors establishment. Through the Municipal Comprehensive Review of
Employment Lands (CREL), completed in 2010, 83 Elmsdale Drive was considered to be
located in an area more appropriately suited to mixed use and residential development. The
CREL identified that the lands are not required to meet the projected employment land needs,
and are not identified as protected employment lands. Therefore, they are eligible for
conversion to other uses.

NovaCore is proposing to change the zoning on the lands to Neighbourhood Shopping Centre
Zone (C-2) to allow its redevelopment. Neighbourhood Shopping Centre Zone permits a range
of commercial uses intended to serve the day to day needs of the surrounding community
including retail, office, personal services, health office/clinic and religious institutions. The
applicant is proposing to add a Special Use Provision to the lands to allow for multiple
residential uses and residential care facilities and to prohibit gas stations and car washes. As is
articulated in the proposed Urban Design Guidelines, the vision for the subject lands is to
transform and breathe new life into an underutilized brownfield property to become a new mixed
use focal point in the Laurentian Hills neighbourhood. The proposed zoning category together
with the special uses, will appropriately implement the policies of the proposed Neighbourhood
Mixed Use Centre designation and staff are of the opinion that the proposed zoning category
and special uses are appropriate for the future redevelopment of the site.

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The applicant is proposing to add Special Regulation Provision 649R in order to accommodate
the proposed development concept as included in the Urban Design Guidelines (Appendix E).
Proposed special regulations are as follows:

The minimum side yard and rear yard setbacks shall be 3.0 metres, except where the lot
line forms part of a boundary with a residential or park zone in which case the minimum
setback shall be 7.5 metres. The current zoning regulations provide for a 3.0 metre side
yard setback except where it forms part of a boundary with residential. Planning and
Operations staff are of the opinion that it is important to provide for a 7.5 metre setback
to Elmsdale Park to achieve an appropriate separation between buildings and the park
uses. In addition, due to the orientation of the site, staff are of the opinion that it is
appropriate to consider the same setbacks for the side and rear yards. This will help
ensure consistency throughout the future site development process. Today Elmsdale
Drive is considered the front yard and the yard adjacent to the Fireside Deli restaurant is
considered the rear yard. However, should the lands ever be severed, Ottawa Street
South may become the front yard for a portion of the lands, and the lot line adjacent to
the park and/or Grand River Transit Operations Centre may become the rear yard. In
staffs opinion it is important to provide a 7.5 metre setback to the park regardless of
which yard this forms. Similarly, whether considered a side or rear yard, staff are of the
opinion that a 3.0 metre setback to public service or commercial uses is appropriate.
The minimum setback for a multiple residential dwelling or a residential care facility to
Ottawa Street shall be 3.0 metres, and to Elmsdale Drive shall be 3.0 metres for a
building not exceeding 10.5 metres in height, with an additional setback of 1.5 metres for
every additional 3.0 metres of height thereafter. This regulation requires that upper
stories of buildings be stepped-back from the Elmsdale Drive street edge, ensuring
compatibility with surrounding lower rise uses and a transition in building heights.
Stepbacks are not required along Ottawa Street South as there is no interface with
sensitive uses which may require a transitional height or greater setback.
The maximum building height shall be 24.0 metres for multiple residential dwellings and
residential care facilities. A medium-rise height is considered appropriate for the subject
lands and the proposed maximum height of 24 metres is consistent with Medium Rise
Residential designation. The development concept included with the Urban Design
Guidelines includes two concept site plans which illustrate multiple residential buildings
with 7 and 8 stories. A Shadow Impact Analysis submitted in support of the application
shows that there are no expected shadow impacts to nearby residential dwellings. Most
shadowing occurs during the winter months with the greatest impact on Elmsdale Park
and the Grand River Transit Operations Centre. The Design Guidelines also provide
guidance to the design of multiple residential building to ensure that taller buildings will
contribute positively to the site and streetscape. The existing height restrictions will
continue to apply to non-residential buildings (15.0 metres, except that the height may
be increased beyond the maximum of 15.0 metres provided that the building is so
located that its distance from any lot line is equal to or greater than its building height).
Dwelling Units located in Multiple Dwellings and Residential Care Facilities may be
permitted on the ground floor and these buildings are not required to contain a mix of
uses.
Special Regulations are also being proposed for minimum and maximum Floor Space
Ratio (FSR) as follows:
o Minimum FSR of 0.6 for a site developed exclusively with residential uses or a
mix of commercial and residential uses and a minimum FSR of 0.3 for a site
developed exclusively with commercial uses. The Minimum FSR may be lower
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in the preliminary stages of development provided the development is consistent
with a Master Site Plan and the adopted Urban Designed Guidelines.
o Maximum FSR of 1.0, expect where it has been demonstrated that the
infrastructure and surrounding streets can handle additional density, then a
maximum FSR of 2.0 shall be permitted.

As discussed with respect to the Official Plan Amendment, the FSR regulations allow for
the site to develop at an overall medium density. Staff are of the opinion that this site is
well suited for medium density development as it is well served by public transit, is in
close proximity to retail, services and restaurants and has great access to parks.
Medium density is also compatible with nearby residential uses.

The FSR regulations provide for some flexibility in the instance that the detailed design
changes, if the lands are subdivided in the future, or if the site is developed in multiple
phases. For example, the applicant has suggested that they may wish to sever the
portion of lands to be developed with multiple residential uses from the commercial
lands. Should the residential lands be developed independently, they will very likely be
developed at a density greater than 1.0 FSR, while lands retained exclusively for
commercial will likely be developed at an FSR lower than 0.6. However, while allowing
some flexibility it is expected that at full build-out the site will achieve a density between
0.6 and 1.0 (which achieves a medium level of intensity) as in demonstrated in the
different variations of Concept Plans included in the Urban Design Guidelines.

Special regulations are proposed with respect to the maximum amount and size of retail
and office spaces as follows:
o The maximum gross leaseable commercial space shall not exceed 10,000
square metres and will not exceed 7,000 square metres of combined gross floor
area devoted to retail uses or 5,000 square metres of combined gross floor area
devoted to office uses.
o One freestanding retail outlet shall be permitted to a maximum size of 6,500
square metres. All other freestanding retail outlets shall be permitted to a
maximum size of 3,500 square metres.

The current Neighbourhood Shopping Centre Zone (C-2) permits up to 13,935m
2
of
commercial space. This is significantly higher than the 7,000 m
2
permitted in the
Neighbourhood Mixed Use Centre designation. Through the analysis of site, staff are of
the opinion that a reasonable amount of non-residential gross floor area for the site is
10,000 m
2
. This is a sufficient amount of non-residential space to achieve a desirable
non-residential density, while also ensuring that a mix of residential and non-residential
uses are provided. The regulation also limits the overall amount of retail commercial
space to 7,000 m
2
and total overall amount of office to 5,000m
2
. These limitations will
help ensure a mix of retail and office types of uses are achieved.

Furthermore, the C-2 regulations permit a retail outlet to have a maximum size of
4,550m
2
. The applicant is proposing that the policy and regulations permit one retail
outlet to have a maximum gross floor area of up to 6,500m
2
. One concept for the
development of this site contemplates the inclusion of one large anchor tenant. Not all
concepts include this, however staff are of the opinion that given the location and
development of surrounding lands, allowing one large format retail space is appropriate.
All other retail outlets shall be limited to 3,500m
2
. Further, as the regulation provides a
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cap on retail at 7,000m
2
, should one retail user develop a single large unit, all other retail
units will, by default, be smaller in scale.

Several special regulations with respect to parking are also being requested.
o That parking spaces, loading spaces, aisles giving direct access to a parking
space (excluding driveways or portions thereof extending directly from the street)
and drive-thru stacking lanes shall be located a minimum distance of 4.5 metres
from a street line. This regulation will increase the landscaped area between
parking areas and the streetline beyond standard by-law requirements.
o The minimum parking requirement for a multiple dwelling shall be 1 space for
each dwelling unit. Visitor parking shall be provided at a rate of 22.5% of the
parking required and shall be provided in addition to the minimum rate of 1 space
per unit. Transportation Services staff have reviewed the Transportation
Demand Management (TDM) Plan which supports the proposed parking rate.
TDM measures that the developer has committed to include indoor bicycle
storage in residential and office buildings, shower facilities in office buildings,
provision of subsidized transit passes and parking monitoring for a period of two
years, and Travelwise Membership for office uses. These facilities will be
identified in the Urban Design Guidelines and will be provided through the future
Site Development processes. While the overall parking rate is 1 space per unit,
visitor parking will be provided at a higher than standard rate to ensure there is
sufficient parking available for visitors to multiple residential buildings. The
subject lands are also well served by public transit and are located on a future
east/west I-Xpress Route. The site is in close walking distance to many shops,
restaurants, services and parks, which all help to contribute to an environment in
which reduced vehicle ownership is likely.

The subject lands are identified by the Region as containing known contamination. In
accordance with the Regional Guidelines, a Record of Site Condition (RSC) is required before
any of the proposed land uses are permitted. A holding provision has been added to the lands
in this regard.

The lands are located in proximity to traffic and stationary noise sources including Ottawa
Street, Highway 7/8 and the Grand River Transit Operations Centre. An Environmental Noise
Feasibility Study was completed in support of the applications. This study shows that subject to
appropriate mitigations, sensitive uses such as residential uses can be located on the site. A
holding provision is recommended to be added to the lands requiring the completion of a
detailed noise assessment, based on the proposed site plan.

Furthermore, through the Citys Comprehensive Review of the Zoning By-law, the City may
consider rezoning the subject lands to a Mixed Use zoning category that would more closely fit
the proposed designation of Mixed Use (Neighbourhood Node) in the Final New Official Plan.
Any such change would be considered through the comprehensive zone change process.
However, under the current Official Plan the proposed Neighbourhood Commercial Zone (C-2)
is an appropriate zoning category.

Provincial and Regional Policy Considerations:
Provincial Policy Statement (2014)
The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development
and use of land. The PPS promotes efficient development and land use patterns. Policies
5 - 7

speak to accommodating an appropriate range and mix of residential and other uses, and it
identifies that land use patterns shall be based on densities which efficiently use land and
resources, infrastructure and public service facilities. It encourages developments which
supports active transportation and which are transit-supportive, and promotes healthy and
active communities. Policies identify that municipalities are to promote intensification and
redevelopment where this can be accommodated, including on brownfield sites. Staff are of the
opinion that the proposed applications are consistent with the PPS.

2006 Growth Plan for the Greater Golden Horseshoe
The subject lands are designated as part of the Built-Up Area as defined by the 2006 Growth
Plan for the Greater Golden Horseshoe. The Growth Plan encourages intensification efforts,
including brownfield redevelopment within existing built-up areas. Policies promote building
compact, transit supportive communities and encourage the development of complete
communities having a diverse mix of land uses, and a range and mix of employment and
housing types, with easy access to stores and services.

The Growth Plan permits the conversion of lands within employment areas to non-employment
use through a municipal comprehensive review. The subject lands were considered through the
Citys 2010 Municipal Comprehensive Review of Employment Lands are were not identified as
protected employment lands. Therefore, they are permitted to be converted to other uses.

Staff are of the opinion that the subject applications comply with the policies of the Growth Plan.

Regional Official Policies Plan
The subject lands are within the Urban Area established in the Regional Official Policies Plan
(ROPP). ROPP policies generally promote the establishment of a full range of housing types,
efficient land use patterns, mixed use development and land use patterns that support
alternative modes of transportation including transit, walking and cycling. The proposed Official
Plan Amendment and Zone Change do not conflict with the Regional Official Plan or Regional
Official Policies Plan.

Planning Analysis:
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zone Change. Staff are of the opinion that the proposed designation in the both the current
Official Plan and Final New Official Plan are appropriate for the development and use of the
lands within the context of the surrounding neighbourhood. The proposed Neighbourhood
Shopping Centre Zone (C-2) and additional Special Use Provision provide for a range of uses
that are appropriate for the redevelopment of the lands. The proposed Special Regulation
Provision will ensure that the form of the development is compatible with the surrounding
commercial, residential and park uses. The Urban Design Guidelines will further help to ensure
a high quality design through the site development stage. The requested Official Plan
Amendment and Zoning Bylaw Amendment are consistent with the Provincial Policy Statement,
Growth Plan for the Greater Golden Horseshoe, and the Regional Official Policies Plan. Staff
are of the opinion that the proposed Official Plan Amendment and Zone Change represent good
planning.

AGENCY COMMENTS:
Commenting agencies and City departments have no concerns with the proposed Official Plan
Amendment or Zone Change, or comments have been addressed through the site development
process and Holding Provision, Special Regulation Provision and Special Use Provisions have
been added as appropriate.
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The Region of Waterloo has reviewed the subject applications and are supportive of the
proposed Official Plan Amendment and Zone Change. However, given the existing levels of
contamination, and specifically concerns with the contamination of groundwater, they have
required the completion of a Source Water Protection Potential Contamination Study. This
study is underway and interim monitoring reports have been provided to the Region. After
review of these updates, Regional staff have no objection with the subject applications moving
forward with the understanding that a complete Source Water Protection Potential
Contamination Study will be submitted prior to final approval of the Official Plan Amendment by
the Regional Commissioner of Planning, Housing and Community Services. Staff are
supportive of this approach as it allows City Council to make a timely decision on these
applications, while affording time for the completion of the Regionally required study, prior to
final approval being granted.

NEIGHBOURHOOD COMMENTS:
As a result of the preliminary circulation of the Official Plan Amendment and Zone Change
applications, staff received written responses from two nearby property owners. The concerns
raised relate to the impacts of increased volume of traffic, added stress to water and sewer
services, the proposed 8 storey height of the multiple residential buildings, and the loss of green
space. Comments are attached in Appendix G.

Traffic:
A Traffic Impact Study (TIS) was prepared in support of the application. This study has been
reviewed and approved by the Region of Waterloo and the Citys Transportation Services staff.
The TIS finds that there is sufficient capacity on both Elmsdale Drive and Ottawa Street South
for the proposed development and that surrounding intersections will operate at acceptable
levels. New traffic lights are not warranted at either Elmsdale Drive at Ottawa Street South, or
at the sites private driveway onto Ottawa Street South. It is recommended that a pedestrian
refuge island be installed at the Elmsdale Drive/Ottawa Street South intersection to promote
safe pedestrian passage between the site and McLennan Park. A pedestrian refuge island is
illustrated on the concept plans prepared in support of the Urban Design Guidelines. The
developer will also be required to construct left-turn lanes on Ottawa Street South for left turns
onto Elmsdale Drive and into the sites private driveway at the site plan stage.

Infrastructure:
The Citys Engineering Services Division has required that two months of flow monitoring be
undertaken to ensure that there is sufficient capacity in the Citys sanitary sewer system. As a
result of the monitoring program it has been identified that additional capacity is required to
accommodate the proposed development. Capacity upgrades will be completed prior to
development of the site. There are no concerns with water capacity and storm water
management can be addressed through the detailed site design stage.

Proposed Building Heights:
The applicant is proposing to permit a maximum height of 8 stories or 24 metres for multiple
residential buildings. The proposed heights are consistent with a medium rise development and
staff are of the opinion that the proposed height is appropriate for this site. The lands are
generally surrounded by parks, commercial, public service uses, and a low-rise multiple
residential development (townhouses) is located northeast of the subject lands. The residential
uses are proposed to be located on the eastern part of the site, providing a transition between
new commercial uses and existing residential. The proposed zoning regulations require that
buildings with heights above 3 stories (10.5 metres) will be required to be stepped back or be
5 - 9

setback further from the street-line to provide for a more gradual transition in heights from
surrounding land uses.

The concept plans prepared as part of the Design Brief prepared in support of the applications,
locate the multiple residential buildings adjacent to Elmsdale Park. A Shadow Impact Analysis
was prepared in support of the applications and this study shows no shadow impacts to nearby
residential dwellings. Most shadow impacts occur during the winter months with the greatest
impact being to Elmsdale Park and the Grand River Transit Operations Centre.

The Design Brief also speaks to the future design of the multiple residential buildings.
Guidelines specifically state that taller buildings will be designed with a defined base to
contribute to a pedestrian friendly environment, an articulated middle section to minimize the
appearance of bulk and a defined top section that will contribute to an interesting skyline.
These measures will help to ensure that the taller buildings will contribute positively to the site
and streetscape. Staff are recommending that Council adopt the Design Guidelines and that
staff be directed to implement them through the Site Plan process.

Green Space:
Residents expressed concerns with a loss of green space in the community. Staff acknowledge
that the former use as a utility operations centre provided for landscaped area around the
perimeter of the site. The Design Guidelines provide direction on the future landscaping
including the implementation of a high level of landscape design that will contribute to the visual
character and aesthetics of the Laurentian Hills neighbourhood, the use of plantings to frame
and soften building elevations, and the provision of enhanced landscaping along primary
pedestrian routes through the site. The residential development proposed for the site will also
be required to include private green spaces for future residents. Furthermore, Operations
Parks staff have indicated that Elmsdale Park will likely be identified in a future capital forecast
as a community park rehabilitation project. This will help to improve the existing park space in
the community.

ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
This proposal supports development of our community and will align with the Kitchener Strategic
Plan as it ensures the implementation of the community priority Development. The proposed
Official Plan Amendment and Zone Change applications rezone and redesignate lands to
categories more appropriate within the context of a residential and commercial neighbourhood,
helping protect the long-term quality of life for residents. The proposal helps to make better use
of a vacant piece of industrial land and will facilitate its remediation, thereby helping to protect
the environment and the health of residents.

FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these recommendations.

COMMUNITY ENGAGEMENT:
Preliminary circulation of the Official Plan Amendment and Zone Change was undertaken on
January 9, 2014 to agencies and to all property owners within 120 metres of the subject lands.
As a result of the circulation, staff received written responses from two property owners (see
Appendix G) which are addressed in this report. All residents who provided comments will be
mailed notice of the public meeting, and notice of the public meeting will appear in The Record
on May 30
th
, 2014. The newspaper notice, statutory circulation and public meeting, fall under
the Inform and Consult themes of the Community Engagement Strategy.
5 - 10

CONCLUSION:
City of Kitchener staff support both the proposed Official Plan Amendment and Zone Change
applications. Staff are of the opinion that the proposed range of uses is desirable for the future
development of the subject lands and that the proposed regulations will create a form that
ensure it develops appropriately within the context of the surrounding neighbourhood. The
requested Official Plan Amendment and Zoning Bylaw Amendment are consistent with the
Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, and the Regional
Official Policies Plan. Planning staff recommend that Official Plan Amendment application
OP13/04/E/KA be adopted and Zoning By-law Amendment application ZC13/15/E/KA be
approved.

REVIEWED BY: Della Ross, Manager of Development Review

ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)

Attachments:
Appendix A Proposed Official Plan Amendment & Schedules
Appendix B Proposed Official Plan Amendment to adopted Official Plan & Schedules
Appendix C Proposed Zoning By-law & Map 1
Appendix D Newspaper Advertisement
Appendix E Urban Design Guidelines
Appendix F Department/Agency Comments
Appendix G Community Input
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Appendix A
AMENDMENT NO. XX TO THE OFFICIAL PLAN

OF THE CITY OF KITCHENER


CITY OF KITCHNER
83 ELMSDALE DRIVE
5 - 12
Appendix A
AMENDMENT NO. XX TO THE OFFICIAL PLAN

OF THE CITY OF KITCHENER


CITY OF KITCHENER
83 ELMSDALE DRIVE

INDEX

SECTION 1 TITLE AND COMPONENTS

SECTION 2 PURPOSE OF THE AMENDMENT

SECTION 3 BASIS OF THE AMENDMENT

SECTION 4 THE AMENDMENT


APPENDICES

APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of June 23, 2014

APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee June 23, 2014

APPENDIX 3 Minutes of the Meeting of City Council June 30, 2014

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3
AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER

SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX 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 the following amendments to provide for a new mixed use
development:
Map 5 (Land Use) by redesignating lands from Municipal Services and Public Utilities District to
Neighbourhood Mixed Use Centre;
Map 8 (Special Policy Areas) to add Special Policy Area #54; and
Section 12 to add Special Policy Area #54.

SECTION 3 BASIS OF THE AMENDMENT

The subject lands were formerly home to the Elmsdale Utilities Operations Centre and is a brownfield
site. With the relocation of the utility operations centre to the Kitchener Operations Facility, these lands
have been deemed surplus to the Citys needs and have been listed for sale. The current land use
designation on the subject lands is Municipal Services and Public Utilities District, which permits large
municipal service and utility facilities. NovaCore Communities Corporation is currently under contract
with the City of Kitchener to purchase the lands. They intend to redevelop the lands with a mixed use
development consisting of multiple residential buildings, a residential care facility and a variety of
commercial uses including retail, restaurants, offices, personal services and health offices. Staff are
supportive of the proposed mixed use development.

Staff are of the opinion that the proposed land use designation of Neighbourhood Mixed Use Centre is
appropriate for the proposed development. A Neighbourhood Mixed Use Centre is intended to serve as a
neighbourhood focal point and provide a location for the mixing of appropriately scaled multiple
residential, commercial and institutional uses. These uses are intended to meet the day to day needs of the
surrounding residential area and permit a range of commercial and residential uses, consistent with the
concept being proposed by NovaCore.

Neighbourhood Mixed Use Centers are also well served by Public Transit and have strong pedestrian
connections to the surrounding residential community. This property is currently served by a Transit
Route, and it is expected that Ottawa Street will become a future east/west I-Xpress Route. The
development will also be well connected to the surrounding neighbourhood with connections to Elmsdale
Park, McLennan Park, as well as via local sidewalks.

In addition to changing the designation, the applicant is seeking a new Special Policy for the subject
lands. This policy reiterates the design vision for the subject lands, and references the implementation of
Urban Design Guidelines though future Site Plan processes. In support of the application, the applicant
has prepared Urban Design Guidelines. Staff are supportive on the Urban Design Guidelines and
recommend that they be adopted by Council for implementation through the development process.

The special policy also seeks to refine the Neighbourhood Mixed Use Centre designation as follows:
To permit a combined total of 10,000 m
2
for all non-residential gross floor area. Currently non-
residential gross floor area is limited to 7,000 m
2
which is not sufficient to achieve the density
and range of non-commercial uses desired for a site of this size.
To limit the total combined gross floor area (GFA) devoted to retail to 7,000 m
2
and total
combined GFA devoted to office to 5,000m
2
. These limitations will help to ensure that in order
to achieve the desired density, a range and mix of non-residential uses are included.
5 - 14
4
To permit one large retail unit to have a maximum GFA of 6,500 m
2
, while limiting all others to
3,500 m
2
. Concepts for the development of this site, contemplate the inclusion of one large retail
anchor tenant. Not all concepts include this, however staff are of the opinion that given the
location and development of surrounding lands, allowing one large format retail space is
appropriate. All other retail outlets shall be limited in size. Further, as the policy provides a cap
on retail at 7,000m
2
, should one retail user develop a single large unit, all other retail units must
be smaller in scale.
The policy permits multiple residential dwellings at a medium intensity of use. In keeping with
Medium Rise Residential policies the number of units shall range between 26 and 200 units per
hectare. This range is intended to be calculated over the entirety of the lands to which the
designation applies and not only the lands which actually may be developed with residential uses.
The maximum Floor Space Ratio shall be 1.0. However, if the owner is able to demonstrate that
there is sufficient infrastructure, the floor space ratio may be increased to a maximum of 2.0.
This provision provides for development at a medium intensity of use on the site overall.
However, it also provides for some flexibility in the instance that the detailed design proposes a
density slightly greater than initially proposed. This policy also allows for some flexibility to
permit lands to be severed from the overall holdings for development. For example, the applicant
has suggested that they may wish to sever lands to be developed with multiple residential uses.
Should these lands be developed independently from the overall site they will very likely be
developed at a density greater than 1.0 FSR. Staff are of the opinion that this site is well suited
for medium density development as it is served by public transit, is in close proximity to retail,
services and restaurants and has great access to parks. Medium rise uses will also be compatible
with nearby residential uses.
To permit a maximum height of 8 stories. The proposed designation of Neighbourhood Mixed
Use Centre does not include a maximum number of stories or maximum building height. Staff are
of the opinion that it is appropriate to add a maximum height, given that multiple dwelling would
be permitted. As discussed previously, staff are of the opinion that it is appropriate to permit an
overall medium density and height on the subject lands. The proposed maximum height is
consistent with medium-rise residential designation and staff are of the opinion that the proposed
height is appropriate for the development of this site. The development concept included with the
Urban Design Guidelines includes two concept site plans which illustrate multiple residential
buildings with 7 and 8 stories. A Shadow Impact Analysis submitted in support of the application
shows that there are no expected shadow impacts to nearby residential dwellings. Most shadow
impacts occur during the winter months with the greatest impact on Elmsdale Park and the Grand
River Transit Operations Centre. The Design Guidelines also provide guidance to the design of
multiple residential building to ensure that taller buildings will contribute positively to the site
and streetscape.


SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:

a) Part 3, Section 12 is amended to add Special Policy #54 as follows:
54. The vision for this site is to revitalize an underutilized brownfield
property to become a new mixed use focal point in the community. The
vision contemplates mid-rise residential development on the site, as well
as a variety of office, retail, convenience and service oriented uses that
serve the day-to-day needs of the surrounding neighbourhood.

Through Site Plan Control, the City will implement architectural and
urban design measures to ensure the development complements and
contributes to the existing building environment. The City will review
5 - 15
5
and approve the site development based on the Council adopted Urban
Design Guidelines dated March 31, 2014 and any other relevant design
studies and guidelines.

Notwithstanding the Neighbourhood Mixed Use Centre designation, on
lands municipally known as 83 Elmsdale Drive, as shown on the attached
Schedule A:
i) The combined total of all non-residential gross floor area shall not
exceed 10,000 square metres and will not exceed 7,000 square
metres of combined gross floor area devoted to retail uses or 5,000
square metres of combined gross floor area developed to office uses.
ii) One individual freestanding retail outlet will be permitted to have a
maximum gross floor area of 6,500 metres squared. All other
individual freestanding retail outlets will be restricted to a maximum
gross floor area of 3,500 metres squared.
ii) Multiple residential uses are permitted to a medium intensity of use.
The net residential density shall range from 26 to 200 units per
hectare.
iii) The minimum Floor Space Ratio for a site developed exclusively
with residential uses, or with a mix of commercial and residential
uses shall be 0.6, and the minimum Floor Space Ratio for any site
developed exclusively with commercial uses shall be 0.3. Individual
buildings may be permitted with a Floor Space Ratio lower than the
minimum Floor Space Ratio during initial phases of development,
without amendment to this plan, provided the development is
consistent with the Council approved Urban Design Guidelines and a
Comprehensive Master Plan is prepared in support of the Site Plan
Application which demonstrates that the overall development will
achieve the minimum Floor Space Ratio for the lands subject to this
policy;
iv) The maximum Floor Space Ratio shall be 1.0. Where it has been
demonstrated to the satisfaction of the Citys Director of Engineering
Services that storm water and sanitary sewers have sufficient
capacity, and to the satisfaction of the Citys Director of
Transportation Services and Region of Waterloo that surrounding
streets and intersections have sufficient capacity, a maximum Floor
Space Ratio of 2.0 shall be permitted; and
iv) No residential building shall exceed eight stories or 24.0 metres in
height.

b) Map No. 5 is amended to change the designation on the subject lands from Municipal
Services and Public Utilities District to Neighbourhood Mixed Use Centre as shown on
the attached Schedule A.

c) Map No. 8 is amended to add Special Policy Area 54, as shown on the attach Schedule
B.
5 - 16
Appendix A
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee
of June 23, 2014


PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT

83 Elmsdale Drive

The City of Kitchener has received applications for an Official Plan Amendment and Zone Change for 83 Elmsdale Drive.
The purpose of these applications is to allow the property to be redeveloped with uses including multiple residential
dwellings, a residential care facility, retail, office and personal services

The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters on:

MONDAY, June 23 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, the above noted proposal. If a person or public body does not make oral submissions at this public
meeting or make a written submission prior to approval/refusal of this, the person or public body is not entitled
to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an
appeal unless there are reasonable grounds in the opinion of the Board.

ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the
meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and
select the appropriate committee), 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).

Katie Anderl, Senior Planner - 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderl@kitchener.ca
5 - 17
Appendix A
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee June 23, 2014
5 - 18
Appendix A
APPENDIX 3 Minutes of the Meeting of City Council June 30, 2014

5 - 19
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Appendix "A"
5 - 20
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5 - 21
Appendix B
AMENDMENT TO THE (FINAL NEW) OFFICIAL PLAN

OF THE CITY OF KITCHENER

CITY OF KITCHENER
83 ELMSDALE DRIVE
5 - 22
Appendix B
AMENDMENT TO THE (FINAL NEW) OFFICIAL PLAN

OF THE CITY OF KITCHENER

CITY OF KITCHENER
83 ELMSDALE DRIVE


INDEX

SECTION 1 TITLE AND COMPONENTS

SECTION 2 PURPOSE OF THE AMENDMENT

SECTION 3 BASIS OF THE AMENDMENT

SECTION 4 THE AMENDMENT
5 - 23
3
AMENDMENT TO THE (FINAL NEW) OFFICIAL PLAN OF THE CITY OF KITCHENER


SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as an Amendment to the (FINAL NEW) Official Plan of the City of
Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.

SECTION 2 PURPOSE OF THE AMENDMENT
This amendment to the Final New Official Plan proposes to amend:
Map 2 (Urban Structure) by identifying the lands as Neighbourhood Node,
Map 3 (Land Use) by redesignating lands from Major Infrastructure and Utilities to Mixed Use;
Map 5 (Specific Policy Areas) to add a new Specific Policy Area (to be numbered accordingly);
Section 15.D.12 to add a new Specific Policy Area (to be numbered accordingly) in order to permit a
mixed use development on the subject lands.

SECTION 3 BASIS OF THE AMENDMENT
The adopted land use designation on the subject lands is Major Infrastructure and Utilities which permits
large municipal service and utility facilities. With the relocation of the utility operations centre to the
Kitchener Operations Facility, these lands have been deemed surplus to the Citys needs and have been
listed for sale. NovaCore Communities Corporation is currently under contract with the City of Kitchener
to purchase the lands. They intend to redevelop the lands with a mixed use development consisting of
multiple residential buildings, a residential care facility and a variety of commercial uses including retail,
restaurants, offices, personal services and health offices. Staff are supportive of the proposed mixed use
development.

NovaCore is proposing to identify the lands in the Final New Official Plan as Neighbourhood Node and
to redesignate them Mixed Use. Neighbourhood Nodes are intended to service the day to day commercial
needs of surrounding residential areas. Lands designated Mixed Use are intended to be flexible and
responsive to changing land use patterns and needs and as such permit a range of commercial, retail,
office and residential uses. This designation is consistent with the concept being proposed by NovaCore
and staff are of the opinion that the proposed land use designation and structure element are appropriate
for the proposed development

Lands designated Mixed Use are intended to be transit supportive and pedestrian friendly. This property
is currently served by a Transit Route, and it is expected that Ottawa Street will become a future east/west
I-Xpress Route. The development will also be well connected to the surrounding neighbourhood with
connections to Elmsdale Park, McLennan Park, as well as via local sidewalks.

Mixed Use lands are also intended to achieve a high level of Urban Design, be compatible with
surrounding areas. A new Site Specific Policy Area is proposed and reiterates the design vision for the
subject lands and references the implementation of Urban Design Guidelines though future Site
Development processes. Staff are supportive on the Urban Design Guidelines and recommend that they
be adopted by Council for implementation through the development process.

The Site Specific Policy Area also seeks to refine the designation as follows:
To permit a combined total of 10,000 m2 for all non-residential gross floor area (GFA). The
Mixed Use (Neighbourhood Node) designation limits non-residential gross floor area to 7,500 m
2
which is not sufficient to achieve the density and range of non-commercial uses desired for a site
of this size.

To permit one large retail unit to have a maximum GFA of 6,500 m
2
, while limiting all others to
3,500 m
2
. Concepts for the development of this site, contemplate the inclusion of one large retail
5 - 24
4
anchor tenant. The Mixed Use (Neighbourhood Node) designation identifies a maximum GFA of
3,500m2 for all individual free-standing retail outlets. One development concept being
considered by the applicant include a large format retail outlet, however, this is not included in all
concepts . Staff are of the opinion that given the location and development of surrounding lands,
allowing one large format retail space is appropriate. All other retail outlets shall be limited in
size due to the overall maximum GFA devoted to retail (as discussed below).

To limit the total combined GFA devoted to retail to 7,000 m
2
and total combined GFA devoted
to office to 5,000m
2
. The Mixed Use (Neighbourhood Node) designation limits GFA for retail
and office to 5,000 m
2
each. As staff are of the opinion that it is appropriate to allow one large
format retail outlet up to 6,500m
2
, staff are recommending that the overall GFA for retail be
increased. Therefore, should one retail user develop a single large unit, additional small retail
units will also be permitted.

The minimum Floor Space Ratio (FSR) shall be 0.6 and the maximum FSR shall be 1.0.
However, if the owner is able to demonstrate that there is sufficient infrastructure, the FSR may
be increased to a maximum of 2.0. In addition, for a site developed exclusively with residential
uses, or with a mix of commercial and residential uses shall be 0.6, and the minimum FSR for any
site developed exclusively with commercial uses shall be 0.3. Individual buildings may be
permitted with a Floor Space Ratio lower than the minimum Floor Space Ratio during initial
phases of development, provided the development is consistent with the Council approved Urban
Design Guidelines which demonstrates that the overall development will achieve the minimum
Floor Space Ratio for the lands subject to this policy.

The proposed special policy provides for development at a medium intensity of use on the site
overall. However, it also allows for flexibility. For example, the applicant has suggested that
they may wish to sever lands to be developed with multiple residential uses. Should residential
lands be developed independently from the overall site they will very likely be developed at a
density greater than 1.0 FSR. Staff are of the opinion that this site is well suited for medium
density development as it is served by public transit, is in close proximity to retail, services and
restaurants and has great access to parks. Medium rise uses will also be compatible with nearby
residential uses. However, if the commercial lands were developed separately, they would likely
not be able to achieve an FSR of 0.6. The policy also allows for phasing of the development, as it
is unlikely that a first phase of development will be able to achieve the expected densities.

To permit a maximum height of 8 stories or 24 metres. The proposed Mixed Use
(Neighbourhood Node) designation permits a maximum height of 4 stories or 14 metres. Staff are
of the opinion that as the site is located on a Major Arterial (Ottawa Street South) and is generally
bordered by non-sensitive commercial, public services and park uses, permitting a medium rise
height is appropriate. The development concept included with the Urban Design Guidelines
includes two concept site plans which illustrate multiple residential buildings with 7 and 8 stories.
A Shadow Impact Analysis submitted in support of the application shows that there are no
expected shadow impacts on nearby residential dwellings. Most shadow impacts occur during the
winter months with the greatest impact on Elmsdale Park and the Grand River Transit Operations
Centre. The Design Guidelines also provide guidance to the design of multiple residential
building to ensure that taller buildings will contribute positively to the site and streetscape.
Further, zoning regulations require that portions of buidlings higher than 3 stories are stepped
back from the street line, helping to transition and locate height more centrally to the site.

SECTION 4 THE AMENDMENT
1. The City of Kitchener (NEW FINAL) Official Plan is hereby amended as follows:

5 - 25
5
a) Part D, Section 15 is amended to add a new Site Specific Policy Area (to be numbered
accordingly) as follows:
XX. The vision for this site is to revitalize an underutilized brownfield
property to become a new mixed use focal point in the community. The
vision contemplates mid-rise residential development on the site, as well
as a variety of office, retail, convenience and service oriented uses that
serve the day-to-day needs of the surrounding neighbourhood.

Through Site Plan Control, the City will implement architectural and
urban design measures to ensure the development complements and
contributes to the existing building environment. The City will review
and approve the site development based on the Council adopted Urban
Design Guidelines dated March 31, 2014 and any other relevant design
studies and guidelines.

Notwithstanding the policies of section 15.4.D, the lands designated as
Mixed Use and identified as a Neighbourhood Node on lands
municipally known as 83 Elmsdale Drive, as shown on the attached
Schedule A:
i) The combined total of all non-residential gross floor area will not
exceed 10,000 square metres and will not exceed 7,000 square
metres of combined gross floor area devoted to retail uses or 5,000
square metres of combined gross floor area devoted to office uses.
ii) One individual freestanding retail outlet will be permitted to have a
maximum gross floor area of 6,500 metres squared. All other
individual freestanding retail outlets will be restricted to a maximum
gross floor area of 3,500 metres squared.
iii) The minimum Floor Space Ratio for a site developed exclusively
with residential uses, or with a mix of commercial and residential
uses shall be 0.6, and the minimum Floor Space Ratio for any site
developed exclusively with commercial uses shall be 0.3. Individual
buildings may be permitted with a Floor Space Ratio lower than the
minimum Floor Space Ratio during initial phases of development,
without amendment to this plan, provided the development is
consistent with the Council approved Urban Design Guidelines and a
Comprehensive Master Plan is prepared in support of the Site Plan
Application which demonstrates that the overall development will
achieve the minimum Floor Space Ratio for the lands subject to this
policy;
iv) The maximum Floor Space Ratio shall be 1.0. Where it has been
demonstrated to the satisfaction of the Citys Director of Engineering
Services that the necessary infrastructure for storm/sanitary have
sufficient capacity, and to the satisfaction of the Citys Director of
Transportation Services and Region of Waterloo that surrounding
streets and intersections have sufficient capacity, a maximum Floor
Space Ratio of 2.0 shall be permitted;
v) No building shall exceed 8 stories or 24 metres in height, whichever
is greater at the highest grade elevation.

b) Map No. 2 is amended to change the structure identification on the subject lands from
Community Area to Neighbourhood Node, as shown on the attached Schedule I.

5 - 26
6
c) Map No. 3 is amended to change the designation on the subject lands from Major
Infrastructure and Utilities to Mixed Use, as shown on the attached Schedule II

d) Map No. 5 is amended to add a new Specific Policy Area (to be numbered
accordingly), as shown on the attached Schedule III
5 - 27
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Appendix "B"
5 - 28
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Appendix "B"
5 - 29
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Appendix "B"
5 - 30
Appendix C

PROPOSED BY LAW
May 20, 2014
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 and NovaCore Communities Corporation 83
Elmsdale Drive)

WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;

NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Schedule Numbers 89, 90, 115 and 116 of Appendix A to By-law Number 85-1 are hereby
amended by changing the zoning applicable to the parcels of land specified and illustrated on
Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) to
Neighbourhood Shopping Centre Zone (C-2) with Special Regulation Provision 649R, Special
Use Provision 436U and Holding Provision 71H.
2. Schedule Numbers 89, 90, 115 and 116 of Appendix A to By-law Number 85-1 are hereby
further amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
3. Appendix C to By-law 85-1 is hereby amended by adding Section 436 thereto as follows:
436U. Notwithstanding Section 8.1 of this By-law, within the lands zoned C-2 shown as
affected by this subsection, and as shown on Schedules 89, 90, 115 and 116 of
Appendix A, carwash and gas station shall be prohibited, and multiple dwelling and
residential care facility shall be permitted in accordance with the regulations of Section
8.2, 6.1 and Special Regulation Provision 649R.
4. Appendix D to By-law 85-1 is hereby amended by adding Section 649 thereto as follows:
649R. Notwithstanding Sections 5.24, 6.1.2 and 8.2 of this By-law, within the lands zoned
C-2, shown as affected by this subsection, on Schedules 89, 90, 115 and 116 of
Appendix A:
a) the minimum rear yard setback shall be 3.0 metres, except where the lot line
forms part of a boundary between a C-2 Zone and a Residential Zone or a
Public Park Zone (P-1), in which case the minimum setback shall be 7.5 metres;
b) the minimum side yard setback shall be 3.0 metres, except where the lot line
forms part of a boundary between a C-2 Zone and a Residential Zone or a
Public Park Zone (P-1), in which case the minimum setback shall be 7.5 metres;
5 - 31
Appendix C

c) The minimum setback to Elmsdale Drive for a front yard or side yard abutting a
street, for multiple residential dwellings or residential care facility, shall be 3.0
metres for that portion of a building not exceeding 10.5 metres, and an
additional setback of 1.5 metres shall be required for every additional 3.0 metres
of height thereafter.
d) The minimum setback to Ottawa Street for a front yard or side yard abutting a
street, for multiple residential dwellings or residential care facility, shall be 3.0
metres.
e) The maximum building height for multiple residential dwellings and residential
care facilities shall be 24.0 metres;
f) Dwelling Units located in multiple dwellings or residential care facilities, may be
permitted on the ground floor, and are not required to be located in buildings
also containing commercial uses.
g) The minimum Floor Space Ratio for any site developed exclusively with
residential uses, or with a mix of commercial and residential uses shall be 0.6
and the minimum Floor Space Ratio for any site developed exclusively with
commercial uses shall be 0.3. Individual buildings may be permitted with a
Floor Space Ratio lower than the minimum Floor Space Ratio during initial
phases of development, provided the development is consistent with the Council
approved Urban Design Guidelines and a Comprehensive Master Plan is
prepared which demonstrates that the overall development will achieve the
minimum Floor Space Ratio for the lands subject to this regulation.
h) The maximum Floor Space Ratio shall be 1.0. Where it has been demonstrated
to the satisfaction of the Citys Director of Engineering Services that the
necessary infrastructure for storm/sanitary have sufficient capacity, and to the
satisfaction of the Citys Director of Transportation Services and Region of
Waterloo that surrounding streets and intersections have sufficient capacity, a
maximum Floor Space Ratio of 2.0 shall be permitted;
i) The maximum gross leaseable commercial space shall not exceed 10,000
square meters and will not exceed 7,000 square metres of combined gross floor
area devoted to retail uses or 5,000 square metres of combined gross floor area
devoted to office uses.
j) One freestanding retail outlet shall be permitted to a maximum size of 6,500
square metres. All other freestanding retail outlets shall be permitted to a
maximum size of 3,500 square metres.
5 - 32
Appendix C

k) The minimum parking requirement for a multiple dwelling shall be 1 space for
each dwelling unit, and visitor parking shall be provided at a rate of 22.5% of the
parking required by this special regulation and shall be provided in addition to
the required 1 space per unit.
l) That parking spaces, loading spaces, aisles giving direct access to a parking
space (excluding driveways or portions thereof extending directly from the
street) and drive-thru stacking lanes shall be located a minimum distance of 4.5
metres from a street line.
5. Appendix F to By-law 85-1 is hereby amended by adding Section 71 thereto as follows:
71H. Notwithstanding Sections 32.1 and Special Use Provision 436U of this By-law, within
the lands zoned C-2 and shown as affected by this subsection on Schedule
Numbers 89, 90, 115 and 116 of Appendix A:
a) No residential uses, religious institution, day care facility or educational
establishment shall be permitted until such time as The City of Kitchener is in
receipt of a letter from the Regional Municipality of Waterloo, advising that the
Regions requirements have been satisfied with respect to the submission of a
detailed stationary and traffic noise assessment, based on the proposed site
plan, to address compatibility; and this holding provision has been removed by
By-law; and
b) No uses shall be permitted until such time as the City of Kitchener and the
Regional Municipality of Waterloo are in receipt of a Record of Site Condition,
prepared in accordance with the Guideline for the Decommissioning and Clean-
up of sites in Ontario and acknowledged by the Ministry of the Environment,
confirming that the subject property is suitable for residential and other sensitive
land uses; and this holding provision has been removed by By-law.
6. 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. ______, 83 Elmsdale
Drive, 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
___________, 2014
_____________________________
Mayor

_____________________________
Clerk
5 - 33
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Appendix "C"
5 - 34
Appendix D


PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT

83 Elmsdale Drive

The City of Kitchener has received applications for an Official Plan Amendment and Zone Change for 83 Elmsdale Drive.
The purpose of these applications is to allow the property to be redeveloped with uses including multiple residential
dwellings, a residential care facility, retail, office and personal services.

The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters on:

MONDAY, June 23, 2014 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, the above noted proposal. If a person or public body does not make oral submissions at this public
meeting or make a written submission prior to approval/refusal of this, the person or public body is not entitled
to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an
appeal unless there are reasonable grounds in the opinion of the Board.

ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the
meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and
select the appropriate committee), 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).

Katie Anderl, Senior Planner - 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderl@kitchener.ca

5 - 35
Urban Design Guidelines


May 8, 2014


Prepared for: Prepared by:
NovaCore Communities Corporation GSP Group Inc.
2000 Garth Street, Suite 201 72 Victoria Street South, Suite 201
Hamilton, ON L9B 0C1 Kitchener, ON N2G 4Y9




83 Elmsdale Drive
City of Kitchener
















Official Plan Amendment
Zoning By-law Amendment

Appendix "E"
5 - 36

Urban Design Guidelines
NovaCore Communities Corporation 83 Elmsdale Drive
Contents
1. Proposed Development .......................................................................................................................................................... 1
1.1 Development Vision ................................................................................................................................................... 1
1.2 Design Philosophy ..................................................................................................................................................... 5
1.3 Development Concepts ............................................................................................................................................. 6
2. Design Guidelines .................................................................................................................................................................. 8
2.1 Site Circulation .......................................................................................................................................................... 8
2.2 Building Design .......................................................................................................................................................... 9
2.2.1 Residential Buildings ................................................................................................................................................ 10
2.2.2 Commercial Buildings............................................................................................................................................... 11
2.3 Landscape Design ................................................................................................................................................... 11
2.3.1 Plantings................................................................................................................................................................... 12
2.3.2 Signage .................................................................................................................................................................... 12
2.3.3 Lighting ..................................................................................................................................................................... 13
2.4 Compatibility ............................................................................................................................................................ 13
2.5 Functionality ............................................................................................................................................................ 15
2.6 Streetscape and Public Realm ................................................................................................................................ 16
2.7 Transportation Demand Management ..................................................................................................................... 17
2.7.1 Pedestrian Orientation.............................................................................................................................................. 17
2.7.2 Cycling...................................................................................................................................................................... 18
2.7.3 Transit ...................................................................................................................................................................... 18

Figures and Tables:

Figure 1a: Illustrative Concept Plan 1
Figure 1b: Illustrative Concept Plan 2


Appendix "E"
5 - 37

Urban Design Guidelines 1
NovaCore Communities Corporation- 83 Elmsdale Drive

1. Proposed Development
1.1 Development Vision
NovaCore Communities Corporation (NovaCore) is a land redevelopment and construction company with specialized
expertise in redeveloping urban brownfield properties into high value residential and commercial developments.
NovaCore has assessed and remediated more than 100 acres of brownfield sites in North America. NovaCore is
partners with Starward Homes Limited (Starward), an accredited residential builder with a century of experience across
Ontario. Starward is an industry leader with a reputation for quality construction and customer satisfaction. Their
portfolio includes an impressive collection of distinctive neighbourhood developments. They are now bringing their
expertise and vision for creating high quality homes to Kitchener with the proposed development of potentially over 200
residential units at 83 Elmsdale Drive.
The Vision for 83 Elmsdale Drive is to transform and breathe new life into an underutilized brownfield property to
become a new mixed use focal point in the Laurentian Hills neighbourhood. The Vision contemplates mid-rise
residential development on the Site, as well as a variety of office, retail, convenience and service oriented uses that can
serve the day-to-day needs of the surrounding Laurentian Hills neighbourhood. Providing seamless and convenient
pedestrian access to the Site from the surrounding area is an integral part of the Vision.
NovaCore is exploring a range of possibilities for the ultimate uses and layout of the Site. The proposed applications
allow for flexibility in the range of uses and configuration of buildings and the Urban Design Guidelines contained herein
is intended to inform the detailed design at the appropriate stage in the process. With this flexibility, the Site will be well
positioned to accommodate a variety of commercial formats and be adaptable to respond to changing market conditions
over time.



Below: Birds eye view of a potential development option
Appendix "E"
5 - 38

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5 - 40

Urban Design Guidelines 4
NovaCore Communities Corporation- 83 Elmsdale Drive


Below: Birds` eye views of illustrative concept plan 2 looking west from Ottawa Street (top) and looking east from Elmsdale Park (bottom)
Appendix "E"
5 - 41

Urban Design Guidelines 5
NovaCore Communities Corporation- 83 Elmsdale Drive

1.2 Design Philosophy
The design philosophy for 83 Elmsdale is based on NovaCores vision for the project identified above, as well as a
synthesis of the various design goals, objectives and policies at the provincial, regional and local levels translated to the
Site and its context within the community. The design philosophy for the Site emphasizes the following elements:
Variety: Add vitality to the Site by remediating the lands to allow for a mix of uses. Promote a range of
residential unit types and sizes and a variety of commercial floor plans that are adaptable to suit the market
today and in the future.
Transition: Provide a sensitive transition between the buildings and uses on the Site and to the surrounding
urban fabric. Design the scale of buildings to sensitively integrate with the surrounding built environment.
Situate and design buildings to animate the public realm with active facades addressing the sidewalks.
Promote taller residential buildings overlooking Elmsdale Park.
Circulation and Connections: Provide seamless, accessible, safe and unobstructed pedestrian connections
through the Site and to the surrounding urban fabric and neighbourhood destinations. Promote direct access
to transit service and encourage transit-supportive development. Establish a logical and functional layout of
parking and loading areas for the various uses on the Site. Explore the opportunity to add a signalized
intersection at the Site access to provide for a direct pedestrian connection from the south.
Amenities: Design a shared outdoor amenity area for the residential buildings. Provide for direct connections
from the residential buildings to the adjacent park space. Promote the provision of outdoor patios at corner
locations. Provide a transit shelter along the Ottawa Street frontage and coordinate with Grand River Transit
to determine the appropriate location. Maintain a continuous row of street trees along Ottawa Street and
Elmsdale Drive frontages as much as possible as a site asset and amenity to frame the streets, while
providing sufficient visibility of commercial buildings and site signage.

Above: Birds` eye view of illustrative concept plan 2 looking northeast from intersection of Elmsdale Drive and Ottawa Street
Appendix "E"
5 - 42

Urban Design Guidelines 6
NovaCore Communities Corporation- 83 Elmsdale Drive

1.3 Development Concepts
Two concept plans have been prepared for illustrative purposes (see Figures 1a and 1b). They are intended to convey
the potential range of uses, scale of development, siting of buildings, parking areas and amenity areas. They
demonstrate two possible development scenarios, though other development scenarios are certainly possible. The
proposed Official Plan Amendment and Zoning By-law Amendment applications are intended to provide flexibility to
accommodate other possible development scenarios. The concepts will be refined prior to Site Plan application and it is
intended that the guidelines contained herein will inform the detailed design at that stage.
The Illustrative Concept Plans for the Site demonstrate that it can become a mixed use development, animating the
Ottawa Street and Elmsdale Drive frontages. The Illustrative Concept Plans introduce a variety of commercial uses with
front doors, windows and patios at the corners on the Ottawa Street frontage to create a vibrant public realm across
from McLennan Park; a city and regional destination.
The Illustrative Concept Plans both include several buildings that would likely be developed in phases. The two
concepts show two different ways of achieving built out of over 30,000 square metres of above grade floor space on the
site. In both Concepts the Site is organized around an internal east/west access route that provides a logical divide and
internal circulation. This east/west route connects with the primary north/south access point off of Ottawa Street.
In both concepts the northerly portion of the Site introduces mid-rise apartment buildings overlooking and framing the
southerly edge of Elmsdale Park. The concepts aim to provide a sensitive transition between the commercial and public
utility functions along Strasburg Road to the east and the residential neighbourhood to the north and west by providing
for spatial separation from the easterly limits of the site. Parking for the residential apartment buildings is shown to be
provided partially at grade and partially in an underground parking structure.
Both concepts include a mix of office, retail, convenience, and service oriented uses to serve the surrounding
Laurentian Hills neighbourhood. Both concepts create a commercial campus like setting with commercial outlets
generally grouped together and located along the south portion of the site. The buildings frame the street edge and
create visual interest while parking is shared and located internal to the site. Concept 1 includes a drive-through facility
which is located internal to the Site to minimize conflicts between pedestrians and drive-through functionality.
Concept 2 includes a cluster of two storey office/commercial buildings internal to the site between the residential uses
and the adjacent public uses along Strasburg Road, which provides for a transition between land uses. Concept 1
includes a larger format retail use to provide a buffer between the public utility uses along Strasburg Road. In this
concept the design of the large format retail outlet provides for building entrances and openings addressing both the
parking area and the sidewalk along Ottawa Street. The associated office, warehouse, loading and customer pick up
areas are shown situated towards the easterly limits of the Site.
Concept 2 includes the possibility of a retirement facility in the southwest corner of the site at the corner of Ottawa
Street and Elmsdale Drive. Like the residential buildings along Elmsdale Park shown in both concepts, this facility could
be served by an underground parking facility with some surface parking.
In summary, the principal functional components of the development concept are as follows:
o Pedestrian Access and Circulation: Pedestrian routes through the Site are clearly demarcated and provide direct
routes between buildings on the Site and to surrounding sidewalks. Signalizing the site access on Ottawa Street
is contemplated to provide a safe pedestrian connection from the south.
o Transit: A transit shelter will be provided along the Ottawa Street frontage to provide space for transit users.
Appendix "E"
5 - 43

Urban Design Guidelines 7
NovaCore Communities Corporation- 83 Elmsdale Drive

o Vehicular Access and Circulation: Vehicular accesses are proposed along Ottawa Street and Elmsdale Drive. A
logical internal grid is proposed for safe and efficient vehicular circulation. Access to the underground parking
areas and commercial loading areas are internal to the Site away from the roadway accesses to minimize
conflicts. Loading for a potential larger format retail store could be served by a separate access located to the
easterly limits of the Site. Drive-through facilities are designed to minimize conflicts with pedestrian routes.
o Commercial Uses: A variety of floor plates are included to provide for variety of commercial uses and adaptability
over time. Buildings are situated close to the street line with openings and entrances facing the sidewalk along
Ottawa Street. Commercial buildings are grouped together in a campus like setting with shared parking areas.
o Residential Uses: Residential units are provided in mid-rise residential apartment buildings overlooking Elmsdale
Park. Additional opportunities for residential uses, including retirement facility units, can be provided on site
generally close to the intersection of Elmsdale Drive and Ottawa Street. Outdoor amenity area for the residential
units will be provided in a centralized location between the buildings, physically separated from the commercial
uses on the Site.
o Parking: Adequate vehicle parking spaces (including barrier-free parking spaces and visitor parking spaces) will
be provided. The majority of the required residential parking will be located in an underground parking structure.
Parking for commercial uses will be shared.

Below: View looking into the site from the Ottawa Street access (top) and birds eye view of shared parking area (bottom)
Appendix "E"
5 - 44

Urban Design Guidelines 8
NovaCore Communities Corporation- 83 Elmsdale Drive

2. Design Guidelines
The following design guidelines are intended to inform the Site Plan approval process. They are intended to be flexible
in nature and express general intent. The site is likely to be developed incrementally in phases over time. As such,
applicants will be required to submit an updated version of the Master Plan contained in this document as part of a
complete application for Site Plan to demonstrate the long term vision for the overall site, having regard for the
guidelines of this document.
2.1 Site Circulation
Provide a strong organizing structure of roads, paths and built form that supports easy navigation and clear
sightlines for pedestrians, cyclists and vehicles and minimizes conflicts among users.
Emphasize the north/south route from the Ottawa Street South access through to Elmsdale Park and the
east/west route from Elmsdale Drive as primary pedestrian routes. Explore the possibility of introducing traffic
lights at the Ottawa Street access to provide a direct pedestrian connection from the south. Consider the use
of signage, pavement markings, materials or colour differentiation, pedestrian scaled lighting, continuous hard
surfaces and landscaping to reinforce and provide definition to these routes.




















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Below: Pedestrian Circulation Routes (top), view of East/West primary route looking east (bottom), Vehicular Circulation Routes (facing page)

Appendix "E"
5 - 45

Urban Design Guidelines 9
NovaCore Communities Corporation- 83 Elmsdale Drive

The north/south route from the Ottawa Street access and the east/west route from Elmsdale Drive access will
also function as primary vehicle routes and emergency access route providing direct and continuous
circulation through the Site. Use signage, curbing, bollards and/or line painting to clearly define these routes.
Discourage locating direct accesses to parking spaces, underground parking areas, commercial loading areas
and drive-through facilities along either of these primary routes.










Consider providing a secondary site access on Ottawa Street to provide loading.
Provide for maneuverability between on-site uses by providing consolidated parking areas and by providing
direct pedestrian connections between buildings on the Site.
Situate drive-through facilities to minimize pedestrian and vehicular conflicts and to ensure that adequate
space for vehicle stacking is provided and does not overflow into primary vehicle access routes through the
Site.
Provide barrier-free parking close to building entrances and close to elevators in the underground parking
structure.
2.2 Building Design
Encourage innovation in architectural style of all
buildings.
Encourage coordinated architectural themes
among the group of commercial buildings and
among the group of residential buildings on the
Site to contribute to site identity.
Consider the design characteristics of the
surrounding built environment and implement a
high standard of architectural design that
contributes to the visual character and aesthetics
of the Laurentian Hills neighbourhood and the
surrounding commercial developments.
Design all buildings in accordance with AODA
standards and promote universal accessibility for
all users regardless of physical or sensory
abilities.
Above/Below: Consider the character and aesthetics of
surrounding built environment. e.g.: Laurentian Power Centre
(above), nearby residential buildings (below)

Primary route
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Appendix "E"
5 - 46

Urban Design Guidelines 10
NovaCore Communities Corporation- 83 Elmsdale Drive

Above: A defined base can help ground the building and
reinforce human scale


Above: Balconies provide a private amenity and can also
create visual interest and contribute to building articulation
along long facades


Consider green building practices and technologies such as energy efficient heating and cooling systems,
energy efficient windows and doors and energy efficient lighting to promote sustainable development.
Employ the four strategies of CPTED- Access, Surveillance, Territorial Reinforcement and Maintenance- in
the detailed design of the Site and buildings. Complete a detailed CPTED report through the Site Plan
approval process that considers Part A Sections 7.4, 7.5 and 7.7 of the UDM regarding parks and open
spaces, multiple dwellings and commercial developments respectively.
Ensure all building entrances and parking structures are designed to satisfy the City of Kitchener Emergency
Services Policy.
Emphasize primary building entrances through architectural and/or landscape detailing, such as cantilevered
canopies or plantings to define the entry.
2.2.1 Residential Buildings
Design residential buildings in a style and palette
of colours and materials that complements the
residential character of the Laurentian Hills
neighbourhood.
Design taller buildings on the Site with regard for
establishing a defined base section that
contributes to a pedestrian-friendly environment,
an articulated middle section to minimize the
appearance of bulk and a defined top section that
contributes to an interesting skyline.
Design residential units to orient principal living
spaces southward where possible to maximize
passive solar gain
Include balconies on upper storey residential units
to provide private amenity space as well as visual
interest and depth on the wall elevations.
Maximize the amount of glass or transparent
openings to residential stairwells within the
building, wherever possible.
Promote a variety of residential unit types and
sizes.
Ensure that all functional components of buildings,
including rooftop mechanical units and HVAC
equipment, are integrated in the overall form of the
buildings by applying a similar architectural style in
terms of form, materials and colour.
Appendix "E"
5 - 47

Urban Design Guidelines 11
NovaCore Communities Corporation- 83 Elmsdale Drive

Design the underground parking structure with
regard for the CPTED strategies contained in Part
A Section7.11 of the UDM and with regard for the
detailed design standards contained in Part C
Section 1.0 of the UDM.
Situate residential buildings to provide for
centralized recreational facility (ies) suited to the
age and abilities of the occupants. This may
include a play area surrounded by seating, or
other age-appropriate facilities.
Ensure the parking garage entrance(s) are fully
integrated in the architectural design of the
buildings.
2.2.2 Commercial Buildings
Promote a variety of commercial floor plans that
are adaptable to suit the market today and in the
future.
Implement a high standard of urban design
through articulated facades and coordinated
signage along Ottawa Street.
For buildings along the Ottawa Street frontage,
orient at least one of the customer building
entrances towards Ottawa Street in order to offer
the best visibility and access to passing vehicles
and pedestrians.
Avoid blank walls along the building elevations
facing Ottawa Street and Elmsdale Drive. Where
blank walls are unavoidable, use architectural
details and landscaping materials to enhance the
elevation.
Locate drive-through facilities along secondary
elevations wall elevations only.
2.3 Landscape Design
Coordinate plantings, site signage and lighting systems to ensure landscaping features do not create
entrapment areas or obscure signage or lighting. Ensure site landscaping maintains clear sightlines to
buildings and commercial signage.
Implement a high level of landscape design that contributes to the visual character and aesthetics of the
Laurentian Hills neighbourhood and continuity of surrounding streetscapes.
Above/below: Variation in roofline, building materials and
introduction of vegetation can enhance the appearance of
blank walls


Above: Parking garage access can be integrated in building
design


Appendix "E"
5 - 48

Urban Design Guidelines 12
NovaCore Communities Corporation- 83 Elmsdale Drive

Design a shared outdoor amenity area for the
residential buildings that provides a linkage to the
adjacent park space.
Consider implementing an entrance feature to
reinforce the Site identity as a neighbourhood
focal point. Such a feature could be located at the
intersection of Elmsdale Drive and Ottawa Street
and/or at the main access points to the site.
2.3.1 Plantings
Select trees and shrubs with regard for soils, sun,
root spread, growth rate, canopy size and salt
tolerance, with a general preference for native
species.
Use plantings to frame and soften building
elevations and to add visual interest to blank
facades and open spaces (e.g.: amenity space
between residential buildings).
Provide enhanced landscaping along primary
pedestrian routes through the Site.
Provide enhanced landscaping at the intersection
of Elmsdale Drive and Ottawa Street.
Provide appropriate landscaping around the
perimeter of the Site.
Provide raised traffic islands with plantings to
break up parking areas where space permits.
Select plant materials which are suitable for all
seasons and water efficient to reduce long term
maintenance requirements and are salt tolerant.
2.3.2 Signage
Coordinate signage to minimize clutter along the
Ottawa Street and Elmsdale Drive frontages.
Utilize durable, weatherproof materials for all
building signage that complement the overall
character of the building faades in terms of
design, style and materials.
Use simple lettering that is clear and easy to read.
Provide Multiple Unit Identification Signage and
situate signage near the coordinated accesses on
Elmsdale Drive and Ottawa Street.
Above: Coordinated signage and landscaping can reinforce
the character of the development


Above: Planted traffic islands can soften large
surface parking lots


Above: A landscaped entrance feature can contribute to identity


Appendix "E"
5 - 49

Urban Design Guidelines 13
NovaCore Communities Corporation- 83 Elmsdale Drive

Below: Lighting along a pedestrian route can help define and
reinforce pedestrian priority


Design signage to be legible to both motorists and pedestrians.
Discourage the use of portable or pylon signs.
2.3.3 Lighting
Consider dark sky compliance in the detailed
lighting design of commercial and residential
buildings on the Site. Provide night-time
visibility for all users on the Site (pedestrians
and motorists alike) and minimize intrusion of
light onto adjacent properties through the use
of full cut-off light fixtures.
Use a hierarchy of lighting levels to provide the
necessary illumination required for particular
components of the Site and building.
Ensure all key locations on the building edges
are appropriately lit for those accessing the
building. Key locations include customer
entrances to commercial units, residential lobby
entrances, parking garage entrances, and
secondary residential entrances.
Consider decorative and pedestrian scaled lighting of the transit shelter and the primary pedestrian circulation
routes through the Site.
Provide uniform lighting levels in parking areas and service/utility areas.
2.4 Compatibility
Respect the scale of development in the Laurentian Hills neighbourhood. Design buildings along street edges
to reinforce human-scale proportions. Generally locate taller buildings of up to eight storeys along the
northerly portion of the site, overlooking Elmsdale Park.
Provide a sensitive transition between the uses and scale of development on the Site to the surrounding
urban fabric by:
Generally situating residential uses along the northern and westerly portion of the Site (to provide a
compatible interface with the residential neighbourhood) and commercial uses along the southern
and easterly portion of the Site (to provide a transition to adjacent uses to the east and reinforce the
commercial character of the Ottawa Street streetscape);
Provide spatial separation between residential buildings and the adjacent lands currently used and
planned for municipal utilities to the east;
Generally locate low-rise (up to 4 storey) human-scaled scaled development oriented to address
Ottawa Street and provide a gradual transition to taller buildings (up to 8 storeys) internal to the Site
along Elmsdale Park; and
Promote taller residential buildings along the north property line to frame Elmsdale Park along its
southern edge.
Appendix "E"
5 - 50

Urban Design Guidelines 14
NovaCore Communities Corporation- 83 Elmsdale Drive

Above: Views of a development concept from Ottawa Street looking northwest (top) and from Elmsdale Park (bottom) with
lower scaled buildings at the street edge and taller buildings situated toward the northern limits of the site

Above: Deep well garbage systems can be compatibly
integrated in site design and layout


















To safeguard the integrity of the residential uses on the Site, introduce fencing and/or landscaping where
residential uses interface with industrially-zoned properties to the east and where they interface with on-site
commercial functions.
Enclose or screen rooftop mechanical and other utilities from view.
Situate drive-through intercom stations away from the residential portion of the Site and from the residential
areas to the west. Consider headlight glare in the lighting plan for the Site and minimize glare on residential
units and amenity spaces.
Screen loading bays, recycling areas and garbage
storage facilities from view from the public realm
through the use of landscaping, walls and
buildings. Incorporate recycling, garbage and
loading areas and move-in rooms internal to
buildings wherever possible. Encourage deep well
garbage collection systems for commercial uses.
Design the shared outdoor amenity area of the
apartment buildings as an integral component of
the Site. Separate these outdoor amenities from
the primary vehicular circulation routes and buffer
from nearby parking areas.
Appendix "E"
5 - 51

Urban Design Guidelines 15
NovaCore Communities Corporation- 83 Elmsdale Drive

Above: Situate loading areas away from pedestrian and
primary vehicle routes as much as possible


2.5 Functionality
Provide an appropriate distance between the Site access on Ottawa Street and the nearest intersections (at
Elmsdale Drive and Ottawa Street and Strasburg Road and Ottawa Street).
Explore the opportunity to provide a traffic signal for safe and direct pedestrian access to the Site from the
south.
Align Ottawa Street access with the vehicle access to McLennan Park on the south side of Ottawa Street if
feasible. Alternatively, ensure adequate separation between the access to McLennan Park and the access to
the Site and implement a pedestrian refuge island.
Align Elmsdale Drive access with the vehicle
access to Sheridan Nursery on the west side of
Elmsdale Drive if feasible.
Ensure necessary easements for access to
Regional groundwater monitoring wells are
determined through the Site Plan approval
process. Coordinate with the Region of Waterloo
regarding relocation of any wells.
Separate loading and commercial customer pick-
up areas away from primary vehicle and
pedestrian routes where feasible.
Layout the parking areas to minimize the number of
dead-end parking aisles.
Provide area(s) for temporary snow storage that are well drained and separated from parking spaces and
circulation routes. Implement a salt management strategy in accordance with Regional guidelines to minimize
salt impacts to groundwater.

Appendix "E"
5 - 52

Urban Design Guidelines 16
NovaCore Communities Corporation- 83 Elmsdale Drive

2.6 Streetscape and Public Realm
Promote casual surveillance (eyes on the
street) to create a safe and comfortable public
realm. Generally orient residential buildings and
incorporate windows and balconies to overlook
the Elmsdale Park space to the north and to
address the Elmsdale Drive frontage.
Generally orient commercial buildings toward
Ottawa Street with parking located in rear or
side yards. Parking located between buildings
and the street is discouraged. In such cases,
provide a landscaped buffer between the
parking area and the sidewalk.
Situate active uses such as retail and restaurant
uses close to Ottawa Street while providing
sufficient setback to retain the outer hedgerow
of healthy maple trees where possible.
Consider sight lines to commercial signage,
buildings and entrances along the Ottawa Street
streetscape in particular.
Retain mature Silver and Norway Maple trees
where possible while at the same time having
regard for sight lines and visibility on to the site.
Where tree removal is necessary consider tree
replacement to contribute to the continuity of the
streetscape, pedestrian comfort and to provide a
physical buffer from traffic.
Promote visually appealing and interesting
streetscapes to support a pedestrian friendly
environment along Ottawa and Elmsdale.
Provide barrier-free pathways leading directly
from the public sidewalk, transit stops and
parking areas to the building entrances.
Provide vertical building articulations (such as
regularly spaced and transparent windows)
along the ground floor to create visual interest
and make walking distances seem shorter.
Situate patio spaces associated with restaurant
uses at corner locations and the primary internal
circulation routes where possible to contribute to
Above: Patios oriented toward the sidewalks can help
animate the public realm



Above: Ensure adequate sight lines to commercial buildings,
entrances and signage

Above: Residential buildings with windows and balconies can
provide casual surveillance over adjacent park space

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Above: A clearly defined and illuminated
pedestrian route can help create a pedestrian-
friendly environment




an animated public realm.
Implement a pedestrian refuge island in the shadow of the left turn lane at the Elmsdale/Ottawa intersection to
provide safe crossing of Ottawa Street. Give consideration to priority pedestrian crossings.
Implement a high standard of building design at the corner of Elmsdale and Ottawa Street. Buildings at the
corner should address both street frontages.
Ensure that landscape design addresses the Elmsdale and Ottawa Street intersection.
2.7 Transportation Demand Management
Develop a detailed transportation demand management (TDM) program at the time of detailed design to be
implemented through occupation of the buildings.
Promote the TDM plan to building occupants upon purchase/rental/lease of space. Provide updates of
information regarding commuting alternatives to residents and tenants, preferably from a TDM coordinator as
the single point of contact.
Incorporate a monitoring program for +/- 2 years from the date of occupancy. Establish ongoing
communication with Regional and/or City TDM Coordinators.
The City of Kitchener will give consideration to further parking reductions in the future through Minor Variance
applications, based on the effectiveness of the TDM program.
2.7.1 Pedestrian Orientation
Implement AODA standards and promote universal
accessibility for all users.
Ensure that detailed design of the development provides a
pedestrian friendly environment, including buildings oriented to
public streets, sufficient space for pedestrian flows, and
building entrances along the public sidewalks.
Provide multiple pedestrian linkages and define all pedestrian
routes in concrete or a material alternative to asphalt to give
the pedestrian the priority and clearly demarcated and barrier-
free right of way through the Site.
Allow for direct and convenient access to and from the
surrounding Laurentian Hills neighbourhood and to and from
major destinations and community focal points, including:
Elmsdale Park, McLennan Park, the Laurentian Power Centre,
the Alpine Shopping Centre, and the Chandlar Mowat
Community Centre.
Implement a pedestrian walkway leading to/from the transit
stop from the Site.
Design interior circulation routes to accommodate various
modes of travel with emphasis on pedestrian use, comfort and
aesthetics.
Recognize the desire lines from the residential uses on the Site to the adjacent Elmsdale Park space to the
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Urban Design Guidelines 18
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Above: Bicycle parking should be located in a high visibility
location, close to building entrance(s) and separated from
pedestrian routes



Above: Through coordinated design, street trees can provide
shade and improve comfort for transit users

north and the McLennan Park space to the south. Provide direct pedestrian connections from the residential
portion of the Site to the Elmsdale Park space and to the Ottawa Street sidewalk.
Separate loading, servicing, drop-off areas and drive-through facilities from pedestrian circulation routes.
Where they cross, consider using a different surface treatment, such as imprinted, textured or colour concrete
or asphalt, to add visual definition to pedestrian routes.
2.7.2 Cycling
Provide bicycle parking for all uses on the Site at
a minimum rate of 10% of all required parking.
Ensure bicycle parking facilities are conveniently
located in highly visible locations, close to
building entrances.
Situate bicycle parking facilities to minimize
conflicts with key pedestrian movements.
Incorporate short-term bicycle parking racks for
visitors that are conveniently located close to
building entrances and transit shelters, protected
from the weather, visible from the interior of the
building, and do not impede the movement of
pedestrians along the throughway.
Consider providing dedicated and secure bicycle parking rooms for building residents and for office
employees.
Consider providing secure showers in office buildings for employees.
2.7.3 Transit
Provide a weather protected shelter at the
planned transit stop location on Ottawa Street.
Work with Grand River Transit to determine the
appropriate location for the transit shelter.
Coordinate placement of the transit shelter with
pedestrian routes and building entrance
locations.
Ensure transit facilities are easily visible, well lit
and integrated with the ultimate landscape design
in terms of tree/shrub planting, grading, etc.
Maintain healthy trees in the vicinity of the transit
stop location where feasible to provide shade from
the summer sun.
Explore opportunities for a subsidized transit pass for each residential unit in the development.
Consider implementing the Travel Wise program on site, particularly for office uses.
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Appendix "F"
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Appendix "G"
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