Kitchener's Mixed-Use Corridor Strategy

[Spokes]

Kitchener's Mixed-Use Corridor Strategy
Website (http://kitchener.ca/en/businessinkitchener/Mixed_use_corridors.asp)

The following corridors have been targeted as "Mixed-Use Corridors":
Belmont Ave King Street West (http://kitchener.ca/en/businessinkitchener/King_Street_West.asp) King Street East (http://kitchener.ca/en/businessinkitchener/King_Street_East_mixed_use_corridor.asp) Lancaster Street Queen Street South (http://kitchener.ca/en/businessinkitchener/Queen_Street_South.asp) Victoria Street South (http://kitchener.ca/en/businessinkitchener/Victoria_Street_South.asp) Victoria Street North |
http://kitchener.ca/en/businessinkitchener/resources/king_st_w_corridor_rezone_map.gif

[Spokes]

City plans to create seven areas that are vibrant, pedestrian friendly and transit supported

October 21, 2009
By Terry Pender, Record staff

KITCHENER — In an effort to create a vibrant urban neighbourhood city officials have redrawn the land use map for an important stretch of King Street West.

The area from the railway tracks to Union Street is among seven chosen for a new attempt at city building. In the parlance of City Hall planners this stretch of King Street West is a Mixed Use Corridor.

“It’s really like an evolution of these urban areas that we see as important,” Alain Pinard, the city’s interim director of planning, says.

King Street West is the first of those seven areas to have the properties in the corridor rezoned to support development that is pedestrian oriented and transit friendly.

“Mixed Use Corridors are areas that are typically more urban,” Pinard says.

“Buildings are set closer to the front of the lots, parking is either reduced or behind the buildings,” Pinard says of the corridors.

Certain land uses will not be allowed, including—car washes, commercial parking lots or anything to do with vehicle sales, storage, rental and repair. Gas stations are out, health clinics, restaurants and live-work spaces are in.

The region’s proposed light rail transit line will run through here. There is a large hospital, two schools, a grocery store and large office building in this corridor.

There are old residential neighbourhoods off King Street with back lanes, big trees and brick homes. The Iron Horse Trail is nearby.

Currently there is a strip mall, two drive-thru fast food outlets and several parking lots abutting this part of King Street West. These land uses will not be allowed in the future. The ones that currently exist are designated by planners as legal nonconforming.

That means over time it is expected those land uses will eventually be changed to comply with the new zoning laws.

By allowing more intense land use the owners have an economic incentive to use their land differently, Pinard says.

“We have no illusions, it is going to take time,” Pinard says. “We figure some will have a quick turn around and some will take a long time, a couple of decades would not surprise me for some of these properties.”

The whole idea is to create a more compact urban form, promote intensification of land uses, keep buildings close to the street and four to eight floors high, and achieve a sense of place and identity with high quality buildings and landscapes.

“This zoning is good for making everything fit together,” Pinard says.

“These areas would have a broad mix of uses, uses that provide services and amenities to the adjacent areas,” Pinard says.

Preferred land uses include mixed use buildings, particularly specialized retail and convenience retail, live-work units, compact housing, offices, restaurants and other personal services.

“Over time it is envisioned that the Mixed Use Corridors will intensify with transit supported uses which are well integrated with surrounding neighbourhoods and provide a high quality public realm designed for people,” says a city document on designing buildings for the corridors.

One of the biggest challenges to creating a vibrant, urban streetscape in this area is the large parking lot bounded by King, Union, Park and John streets.

The city will continue to allow surface parking there. Any future parking garage must have an attractive design and support mixed, active uses on other parts of the block.

“This allows for a transition of the site,” Pinard says, “which protects their interests, but also from our point of view provides motivation for intensification on the site.”

Next year the city hopes to redraw the land-use maps for four other Mixed Use Corridors—King Street East, Victoria Street North and South and Queen Street South.

The new zoning maps for the Mixed Use Corridors in Belmont Village and Lancaster Street West will be done in 2011 or later.

tpender@therecord.com

http://news.therecord.com/article/617240 (http://news.therecord.com/article/617240)


Some great news! The city has provided some great expectations and incentives for property owners along the corridor. Looking forward to seeing what changes are made.

[Spokes]

City of Kitchener is asking that citizens review and provide feedback about the the proposed Official Plan amendment for the Queen Street South and Victoria Street South Mixed Use Corridors

Here's the Queen St document: http://kitchener.ca/en/businessinkitchener/resources/QueenStreetplanningreport-April2010.pdf

Here's the Victoria St Doc: http://kitchener.ca/en/businessinkitchener/resources/VictoriaStreetSouthPlanningreport-June2010.pdf

[Spokes]

I took a look at the proposal and I'm pretty happy with it.

My only concern is with Queen st between Charles and Courtland. There only seems to be two spots marked as mixed use. My first thought was that maybe the land between Charles and Joseph is already mixed use and therefore isn't in this study. On the East side of Queen st there are a number of single family homes, will these be allowed to stay? Based on the document it doesn't look like they are earmarked as being mixed use. The other side of the street on the other hand, the whole block from Joseph to Courtland is mixed use.

[Spokes]

A meeting about the Queen St. South Mixed use corridor will be held on January 27th. Here's the info from the city:

Conestoga Room, Kitchener City Hall
200 King Street West
January 27, 2010
6:00-8:00 pm
A brief presentation will be given at 6:30 pm

[Spokes]

Just some clarification. If something's zoned MU-3 does that mean maximum 3 floors? And then additional floors if they're set back or what?

[mpd618]

Just some clarification. If something's zoned MU-3 does that mean maximum 3 floors? And then additional floors if they're set back or what?

I believe MU-1 is 2 stories, MU-2 is 4 stories, and sky's the limit for MU-3. The full details on the three zoning levels are on Kitchener's Mixed Use Corridor Page (http://kitchener.ca/en/businessinkitchener/Mixed_use_corridors.asp)

[Spokes]

I believe MU-1 is 2 stories, MU-2 is 4 stories, and sky's the limit for MU-3. The full details on the three zoning levels are on Kitchener's mixed-use corridors page (http://kitchener.ca/en/businessinkitchener/Mixed_use_corridors.asp).

Thanks for the clarification.

For anyone else that needed clarification, here's the city's descriptions of all 3. They're for King Street West, but will be the same for Queen Street South:


MU-1 (http://kitchener.ca/en/businessinkitchener/resources/MU-1.pdf)
MU-2 (http://kitchener.ca/en/businessinkitchener/resources/MU-2.pdf)
MU-3 (http://kitchener.ca/en/businessinkitchener/resources/MU-3.pdf)

[Spokes]

I believe MU-1 is 2 stories, MU-2 is 4 stories, and sky's the limit for MU-3. The full details on the three zoning levels are on Kitchener's mixed-use corridors page (http://kitchener.ca/en/businessinkitchener/Mixed_use_corridors.asp).

MU1 max height is 3 stories
MU2 max height is 8 stories
MU3 there is no max height

[mpd618]

MU1 max height is 3 stories
MU2 max height is 8 stories
MU3 there is no max height

Okay, let's see. MU-1 (http://kitchener.ca/en/businessinkitchener/resources/MU-1.pdf) has a maximum building height of 13.5m, MU-2 (http://kitchener.ca/en/businessinkitchener/resources/MU-2.pdf) has a maximum of 24.0m. and MU-3 (http://kitchener.ca/en/businessinkitchener/resources/MU-3.pdf) has no maximum. I don't know how I did my previous calculations, but I guess that works out to 3-4 stories for MU-1 and 6-8 stories for MU-2.

[Spokes]

Okay, let's see. MU-1 (http://kitchener.ca/en/businessinkitchener/resources/MU-1.pdf) has a maximum building height of 13.5m, MU-2 (http://kitchener.ca/en/businessinkitchener/resources/MU-2.pdf) has a maximum of 24.0m. and MU-3 (http://kitchener.ca/en/businessinkitchener/resources/MU-3.pdf) has no maximum. I don't know how I did my previous calculations, but I guess that works out to 3-4 stories for MU-1 and 6-8 stories for MU-2.

Ya that's what I was thinking, because typical stories are 3-4 m each right?

None the less, nice to see very little MU1. I'm ok with 6-8 floor buildings somewhere like Queen South. There seems to be a lot more MU3 on the King West corridor

[mpd618]

Interesting that the maximum floor space ratio for MU-3 is the same 4.0 as for MU-2.

[Spokes]

Can you explain what floor space ratio is. That's something I've always wondered

[mpd618]

Can you explain what floor space ratio is. That's something I've always wondered

Square footage in buildings divided by (http://en.wikipedia.org/wiki/Floor_Area_Ratio) square footage of plot of land.

[Spokes]

I emailed the city to ask about the Victoria St. South corridor because according to this document (http://www.kitchener.ca/Files/Item/item17473_dts-09-148.pdf), it's being taken care of at the same time as Queen South. I also asked if they'd be talking about Victoria as well, or just Queen on the meeting on the 27th. Here's what they said:


Thanks for your inquiry about the Victoria St S Mixed Use Corridor. We are working on the zoning implementation for the Victoria St S Mixed Use Corridor. At this point in time we do not have preliminary zoning available for Victoria St S, only Queen St S. As such, the open house scheduled for January 27th will be focused entirely on Queen St South.

We will be having a similar open house in late February to present and get feedback on the assignments in the Victoria St S Mixed Use Corridor. I'd be happy to add you to the notification list for the Victoria St S Mixed Use Corridor to ensure you receive the draft zoning as soon as it comes available.

[Spokes]

City staff are recommending the accepting of the Queen Street Mixed Use Corridor - http://kitchener.ca/en/businessinkitchener/resources/QueenStreetSouthplanningreport.pdf

Very good read detailing what is allowed and whats not, etc.

[smably]

I wrote a post for the TriTAG blog about pedestrian issues on midtown King Street:
http://www.tritag.ca/blog/2010/04/19/king-street-west-an-incomplete-street/

I hope that the street becomes a vital pedestrian corridor, but it has a long way to go yet.

[UrbanWaterloo]

MONTHLY REPORT OF DEVELOPMENT ACTIVITY FOR MARCH 2010
REGION OF WATERLOO PLANNING, HOUSING AND COMMUNITY SERVICES - Community Planning
TO: Chair Jim Wideman and Members of the Planning and Works Committee
DATE: April 27, 2010
Report: P-10-039 (http://www.region.waterloo.on.ca/web/region.nsf/8ef02c0fded0c82a85256e590071a3ce/66C2C3E2820B34638525770E0055FB98/$file/P-10-039.pdf?openelement)

City of Kitchener
2. Official Plan Amendment No. 83
Applicant: City of Kitchener
Location: Queen Street South Mixed Use Corridor
Proposal: To modify the boundaries of the Queen Street South Mixed Use Corridor land use designation and to delete obsolete and redundant Special Policy Areas to the Cedar Hill, Mill Courtland Woodside Park and Victoria Park Secondary Plan.
Processing Fee: February 17, 2010
Commissioner’s Approval: March 2, 2010
Came Into Effect: March 23, 2010

[Spokes]

Im glad they're implimenting the Queen St. South stuff, but they need to get back on track. Victoria South was supposed to happen Jan/Feb '10, King East was supposed to happen Feb/Mar '10, and Victoria North supposed to happen May/June '10.

At this rate I'd be happy if all three got done by the end of the year.

Belmont and Lancaster will be done separately since they are "villages" but the city still wanted all of them completed by year end:


It is staff’s intent to bring forward recommendations regarding implementing zoning for all Mixed Use Corridors by year-end 2010.

http://www.kitchener.ca/Files/Item/item17473_dts-09-148.pdf

[UrbanWaterloo]

KIT: Downtown Advisory Committee
Thursday May 13, 2010 | 4:00 - 6:00 p.m.
Conestoga Room, Ground Floor
Agenda (http://www.kitchener.ca/Files/Item/item19010_may_13_2010.doc)

Discussion Items
2. New Business
2.1 King Street East Mixed Use Corridor Zone Change (15 min)

[Spokes]

They've posted info for both the Victoria South and King East Mixed Use Corridors - http://kitchener.ca/en/businessinkitchener/Mixed_use_corridors.asp

Heres some stuff for King East: http://kitchener.ca/en/businessinkitchener/King_Street_East_mixed_use_corridor.asp

[UrbanWaterloo]

VICTORIA STREET SOUTH MIXED USE CORRIDOR CITY-INITIATED ZONE CHANGE – ZC09/07/COK/HH
REPORT TO: Development & Technical Services Committee
DATE OF REPORT: May 10, 2010 | DATE OF MEETING: June 7, 2010
SUBMITTED BY: Alain Pinard, Interim Director of Planning
PREPARED BY: Heather Holbrook, Planner (Urban Design)
REPORT NO.: DTS-10-076 (http://www.kitchener.ca/Files/Item/item19196_dts-10-076.pdf)

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/dts-10-076.jpg

RECOMMENDATION: That City-initiated Zone Change application ZC 09/07/COK/HH being an amendment to Schedules 73 and 74 of Appendix A, sections 157, 291, 398, 401 and 402 of Appendix C and sections 134, 398, 521, 522, 523, 524, 525 and 526 of Appendix D of By-Law Number 85-1 as they pertain to the Victoria Street South Mixed Use Corridor for the purpose of changing the zoning from various zone classifications to Mixed Use Corridor MU-1 and MU-2 zones with and without site specific special provisions applying to these lands, be approved, in the form shown in the attached “Proposed By-Law” dated April 30, 2010 attached as Appendix A to Report DTS-10-076.

EXECUTIVE SUMMARY: In 2001 Council approved Official Plan Amendment No. 36 to implement a new commercial policy structure. This change introduced the ‘Mixed Use Corridor’ land use designation to lands in seven corridors located on or near major transit routes near Downtown. Following the introduction of the Mixed Use Corridor land use designation, Council approved an Urban Design Brief for the Mixed Use Corridors. In September 2008 Council approved a Zone Change that introduced three new Mixed Use Corridor zones intended to be implemented throughout the corridors. Since the new zones were created Council has approved zone changes to implement the Mixed Use Corridor Zones along King Street West and Queen Street South respectively. Staff are now recommending that the Mixed Use Corridor zones be applied to lands in the Victoria Street South Mixed Use Corridor through Zone Change ZC09/07/COK/HH. Introduction of new special provisions and revisions to existing special provisions are also proposed as part of the Zone Change. The proposed zoning is a result of an extensive planning evaluation and public consultation process.

32659364&access_key=key-j5nhe8jf8susubgnwr3&page

[smably]

Good news: the Victoria South rezoning was approved unanimously at last night's committee meeting after a brief staff presentation.

[Spokes]

Good news: the Victoria South rezoning was approved unanimously at last night's committee meeting after a brief staff presentation.

Excellent! Victoria south came and went without very much notice, and now King East is being discussed. Things are picking up speed. Now we just need to see developments hapen under the new zoning.

[Spokes]

Kitchener's DTS Committee will be voting on the King St. East section on Monday August 23.

Council Doc: http://kitchener.ca/en/businessinkitchener/resources/KingStreetEastplanningreport.pdf

[Spokes]

The King St. East section was approved by DTS and will be approved by council tonight.

[.FLH.]

Found this interesting...

Gateways to downtown to become more urban
Tue Dec 14 2010 | Terry Pender, Record Staff | http://www.therecord.com/news/local/article/301267--gateways-to-downtown-to-become-more-urban

KITCHENER — The main approaches to downtown will, over time, become more urban with higher buildings close to the sidewalks and fewer car-oriented development.

Last month, city councillors approved a wholesale change in the land-use regulations and zoning for King Street East from Cedar Street to Dixon Street.

King Street West, Queen Street South, Victoria Street South and now King East have all officially become what urban planners call mixed-use corridors. The zoning and land-use regulations for Victoria Street North will be changed early next year.

Under these changes no gas stations, no drive-thru restaurants, no car dealerships and no car-repair shops are allowed. Surface-parking lots must be located behind buildings, which are built out to the street.

Fewer parking places are required for new residential developments because the areas are well served by public transit and within walking distance of many shops. The number of residential units allowed on single parcels of land will be increased in many cases.

The city’s Official Plan, a massive document that governs all land-use in Kitchener, was amended to put these changes into effect on Nov. 5 for King Street East.

“It’s a different package of uses and changes to where we direct new buildings to go on the site,” Alain Pinnard, the city’s director of planning, said.

The number of parking spaces required to support a development in these mix-use corridors can be reduced by up to 30 per cent from current standards.

These major approaches to the downtown were slated for more high density development by city planners. But they found the zoning bylaws allowed for car-oriented developments and strip malls that need a lot of surface parking.

“These new zones allow a broader range of commercial uses, allow a mixture of uses — commercial, institutional and residential,” Pinnard said.

New car-oriented businesses will not be allowed in these mixed-use corridors, but the current ones are grandfathered in.

At King and Betzner streets is an infill development called The Betzner Brownstones. That is an example of the type of new residential construction city planners want to see in the King Street East mixed-use corridor.

“These new zoning regulations, we hope, are going to make it easier for people to do that sort of development,” Pinnard said. “These corridors are really the lead-in to our downtown. They are all well served by transit and will be even better served by rapid transit if it materializes.”

Some parcels of land on the approaches to the downtown are dominated by surface parking lots and strip malls. These are among the dominant land-uses along Victoria Street North and during the first three months of next year city planners will put in place new zoning regulations for the fifth and final mixed-use corridor.

“They just make sense. They really have all the attributes that are necessary to create the type of urban environment that some people want to live in and want to see,” Pinnard said.

Just after the city established this new mixed-use corridor a major real estate deal was completed. Fusion Homes of Guelph bought the entire block bounded by King, Cameron, Charles and Madison streets.

It is planning a major, mixed-use development with at least 250 residential units in two apartment buildings and townhouses.

One of the best known businesses on this stretch of roadway is Gascho Automotive Limited at 481 King St. East. It has been in that location since 1947.

Dave Gascho, the current owner of the repair shop and used-car lot, is the third generation of Gascho men to own and operate the business.

“My plans are to relocate,” he said.

Gascho said he has a two-year lease with the new owners and plans to relocate the business to another location somewhere in Kitchener-Waterloo.

“My dad and my uncle followed in my grandfather’s footsteps and I started working here in January of 1980,” Gascho said.

This is not the first time the land under the family-owned business was sold to a developer. Gascho’s father and uncle sold the property to a developer in 1989 and leased back the site.

“That developer went bankrupt and I ended up buying the place back from the bank in 1992.”

“And now I have sold it to another developer, who has similar plans, the scope of the project is similar, the concept is the same,” Gascho said.

[benjaminbach]

What do you think of the plans for the Victoria Street North corridor?

Map and zoning info here: http://www.kitchener.ca/en/businessinkitchener/Victoria_Street_North_Mixed_Use_Corridor.asp

I was just looking through the Design Brief that Kitchener has released for the mixed use corridors (http://www.kitchener.ca/en/businessinkitchener/resources/Design_brief_final_sm.pdf - this area starts on pg 30) and if the area is built up according to city wishes, there will be several new condo developments in the area, from large projects like 30-40 Margaret (outside of the Mixed Use Corridor, but still in the neighbourhood) to smaller projects like what Momentum is building in Waterloo.

What do you think?

[benjaminbach]

As info, the City has now approved the Victoria Street N zone change