Councillor S. Davey left the meeting at this time.
The Committee considered Development Services Department report DSD-2023-021, dated February 17, 2023, recommending adoption of Official Plan Amendment Application OPA21/009/K/AP; adoption of Zoning By-law Amendment Application ZBA21/014/K/AP for the properties municipally addressed as 4396 King Street East and 25 Sportsworld Drive.
A. Pinnell, Senior Planner, presented the report. G. Stevenson and T. Malone-Wright were also in attendance to respond to questions from the Committee.
K. Barisdale, GSP Group, provided an overview of the proposed development, expressing support of the subject applications and the staff recommendation. K. Barisdale responded to questions related to sustainable development options, building height and affordable housing units.
J. Hughes addressed Committee in opposition to the subject applications, noting there were approximately 80 written submissions were included with the staff report and the majority of them were in opposition to the proposed development. J. Hughes expressed concerns with safety concerns related to increase traffic demands; insufficient greenspace; insufficient parking; impacts of construction on groundwater; and, school transportation safety.
Councillor P. Singh left the meeting at this time and Councillor D. Chapman assumed the Chair.
B. Connell addressed Committee in opposition to the subject application. B. Connell expressed concerns with the lack of greenspace in the area to support the residents of the proposed development, as well as concerns related to increased traffic and concerns for safety.
Councillor P. Singh returned to the meeting at this time and assumed the Chair.
A. Pinnell responded to questions from the Committee related to traffic concerns, noting a Transportation Impact Study (TIS) was completed and has been reviewed by the Ministry of Transportation (MTO), the Region of Waterloo and the City's Transportation Services, who have all have accepted the findings of the report. A. Pinnell further responded to the comments about insufficient greenspace, noting there are three active parks within the vicinity of the proposed development. A. Pinnell stated the area is subject to review for future amenity space review and expansion. A. Pinnell addressed the comments related to school bus loading zones, noting comments have been received from both respective School boards and staff have confirmation that the students would be bussed to the nearest schools, similar to those students in the Pioneer Tower West Community. A. Pinnell stated school bus loading zones are a matter for Site Plan approval. A. Pinnell further advised while there is a parking reduction being requested, the parking reduction in minor and the development is in close proximity of active transportation and public transit opportunities. Finally, A. Pinnell indicated staff have reviewed all of the comments received from the residents thoroughly and have attempted to address the concerns within the limits the Official Plan and Zoning By-law approval process.
Several members expressed concerns with the traffic congestion within the vicinity of the property and questioned the recommendations outlined in the TIS and what may trigger a recommendation for an intersection upgrade. J. Readman indicated TIS does identify traffic congestion at peak times, the study concluded that the development would have marginal impacts on the current traffic volumes. In response to further questions, J. Readman advised staff have had discussions with the MTO related to the east and west bound access to the 401, commenting that there have been some discussion in regards to access improvements, staff could follow up with the MTO prior to the Council meeting to confirm if they had any additional information related to those access ramps. In response to further questions, A. Pinnell stated the Region of Waterloo has reviewed the study and have accepted the recommendations.
Questions were raised regarding the merits of the application and whether other developments were reviewed when making the recommendation for this development. A. Pinnell advised each application is considered on its own merit. Applications are reviewed through a number of tests, including but not limited to: the Official Plan policies, Zoning regulations, shadowing, transitional policies and height policies. A. Pinnell indicated these applications have met the criteria of those tests to be recommended for approval. G. Stevenson further advised the subject property is located within a Major Transit Station Area (MTSA), while the applications are amendments to the new Zoning By-law, the intention for MTSA's have been planned and identified for some time to increase the density in areas in the vicinity of rapid transit stations to support the transit system. In response to further questions, G. Stevenson advised for clarification a Zone Change application was previously approved by Council for the properties municipally addressed as 4220 King Street East and 25 Sportsworld Crossing Road, that development was approved for a height of 18 stories.
Councillor D. Chapman noted the comment from the Schoolboard related to school bus loading zones. G. Stevenson advised the comment received about the proposed loading zone is advisory at this moment, that matter was a matter for Site Plan approval. In response to further questions about whether the site was a candidate for sustainable heating sources, A. Pinnell advised the site was not a candidate for district energy, indicating the Region had not provided comments related to geothermal. A. Pinnell stated those matters would be addressed through the Site Plan approval process.
At the request of Committee, G. Stevenson advised staff could provide additional information prior to the Council meeting on the matters raised during the discussion this date, specifically report back with additional information on the MTO related to the existing highway access; further information on the TIS, and proposed amenity space. G. Stevenson clarified that matters such as school pick up zones, geothermal heating and final amenity space are matters that are fully scoped within the Site Plan Approval stage so fulsome responses on these matters may not be available at that time.