Just the Facts:
● Proposed Development: A 20-storey mixed-use building is proposed at 328 and 330 Mill Street in Kitchener, which will include 293 residential units and 212 square metres of ground-floor commercial space.
● Requested Zoning and Official Plan Amendments: The owner is seeking to redesignate the site from ‘Low Density Commercial Residential’ and ‘General Industrial’ to ‘Mixed Use Corridor.’
● Also, the developer is proposing to rezone the site from its current ‘Commercial Residential One Zone (CR-1)’ and ‘General Industrial Zone (M-2)’ designations to ‘High Intensity Mixed Use Corridor (MU-3).’
● Site-Specific Regulations: The development includes several requested site-specific regulations, such as reducing the minimum front yard setback, the rear yard setback, and the ground floor façade.
KITCHENER — A significant new development has been proposed for 328 and 330 Mill Street in Kitchener, owned by 1658194 Ontario Ltd.
The 20-storey mixed-use building, standing at approximately 68 metres tall, is set to bring 293 residential units and 212 square metres of ground-floor commercial space to the Mill Courtland Woodside Park neighbourhood.
The development, located just 1.5 kilometres southeast of Downtown Kitchener, will replace the existing buildings on the site, including a single detached dwelling, a semi-detached dwelling, and an automotive repair shop.
The proposed building will provide a mix of 29 studio units, 208 one-bedroom units, 53 two-bedroom units, and three three-bedroom units, catering to a range of household sizes.
The proposed residential parking ratio of 0.53 spaces per unit falls short of the standard 1.0 space per unit, offering 155 residential spaces instead of the required 293.
The development includes a total of 166 vehicle parking spaces with 11 spaces dedicated for non-residential and visitors (shared parking).
Additionally, the development will provide 106 bicycle parking spaces, 100 of which will be secure indoor spaces, with six outdoor spaces for visitors.
The project will also feature extensive landscaping and pedestrian-friendly design elements, including a large front plaza, raised planters, and a recessed ground floor to create a sheltered promenade.
The primary residential entrance will be prominently marked and sheltered by a substantial canopy.
To proceed with this development, the owner has submitted applications for both an Official Plan Amendment and a Zoning By-law Amendment.
The current zoning on the site, split between ‘Commercial Residential One Zone (CR-1)’ and ‘General Industrial Zone (M-2)’, is proposed to be changed to ‘High-Intensity Mixed Use Corridor (MU-3)’.
Significant changes are requested as part of this rezoning, including an increase in the Floor Space Ratio (FSR) from 4.0 to 6.7 and reductions in both front and rear yard setbacks.
The front yard setback would be reduced from 1.5 metres to 1.0 metres, while the rear yard setback would be reduced from 14 metres to 1.0 metres.
A reduction in the minimum ground floor façade width from 50% to 29.9% is also proposed.
Additionally, a Special Policy Area designation is sought to permit a higher FSR than typically allowed under the ‘Mixed Use Corridor’ designation.
A Holding Provision will apply to the entirety of the site, requiring a Record of Site Condition to be obtained before development can proceed.
The proposed development reflects the ongoing transition in this area of Kitchener from industrial to residential and mixed-use, with a focus on intensification and urban renewal.
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