KITCHENER — Polocorp Inc., the developer and owner of the approved development project, plans to transform the subject lands located at 455-509 Mill Street in Kitchener.
The development plans have been adjusted in response to various factors since the initial submission of the Official Plan and Zoning By-law Amendment applications in July 2022.
Key changes to the approved development include the addition of the site at 455 Mill Street to the project, reducing the number of towers from 6 to 5, and reducing the number of podiums from 5 to 4.
Furthermore, there has been an increase in the maximum building height and Floor Space Ratio (FSR), along with an increase in the overall landscaped area.
Polocorp’s acquisition of the adjacent lands at 455 Mill Street in August 2022 prompted the formal amendment of the approved applications to include the parcel.
Subsequently, City staff provided feedback to Polocorp, and IDS North America conducted a study regarding height constraints imposed by the Region of Waterloo International Airport flight paths.
The approved development aims to transform the area into a vibrant mixed-use community adjacent to the Mill ION Station.
It encompasses 1,500 residential units and approximately 2,000 square metres of commercial space within four podiums and five high-rise buildings. The buildings range in height from 15 to 44 storeys.
The site, roughly 2.17 hectares in size post-road widenings, is situated within the Rockway neighbourhood, currently occupied by a mix of low-scale residential and industrial buildings.
The approved development entails an Official Plan Amendment to redesignate the site from ‘General Employment Industrial’ to ‘Mixed Use’ and a Zoning By-law Amendment to rezone the site from ‘General Employment’ (M-2) to ‘Mixed Use Three’ (MIX-3).
The approved site currently comprises eight properties on Mill Street, including two industrial buildings and six houses.
Construction of the towers will occur in phases, with the tallest tower, approved to be 44 storeys, being built first.
The Planning and Strategic Initiatives Committee meeting approved the development on April 24, 2023, and it was later approved at a Council meeting on May 8, 2023.
One of the notable aspects of the approved development is its focus on community spaces, including a central Promenade and plazas alongside a large central plaza known as the “Station Plaza.”
The project will also include a park adjacent to one of the buildings, serving as an adventure play area and passive recreational space.
In terms of residential units, the approved development offers a mix of 1-, 2-, and 3-bedroom units. Additionally, the commercial space will feature restaurants, cafes, and retail.
The Approved Development also emphasizes sustainable transportation, with allocated parking for approximately 1,141 spaces and 1,150 bicycle spaces on-site, including underground and podium parking structures.
The parking ratio provides 0.55 spaces per residential dwelling unit. The approved Official Plan Amendment has facilitated an increase in the permitted Floor Space Ratio to 8.5 and redesignated the site.
The Zoning By-law Amendment includes various special provisions to accommodate the development.
Examples of the special provisions include but are not limited to:
● An increase in the maximum building height from 32 metres to 145 metres.
● An increase in the maximum Floor Space Ratio from 2.0 to 8.5.
● A reduction in the minimum required non-residential gross floor area from 20% to 1.0%
● A decrease in the minimum parking space ratio from 0.9 to 0.55 spaces per residential dwelling unit and 0.1 to 0.05 for visitor spaces.
● A decrease in the minimum rear yard setback for a podium from 7.5 metres to 0 metres.
These adjustments aim to address the unique needs of the development while ensuring compliance with zoning regulations and promoting a vibrant, inclusive urban environment.
The revised proposal reflects Polocorp’s commitment to creating a dynamic and inclusive urban environment while adhering to the city’s planning regulations.
Comment Disclaimer:
The views and opinions expressed in the comments section of this blog are solely those of the individuals who submit them and do not necessarily reflect the opinions or beliefs of the author or the website owner. We do not endorse or support any comments that may be offensive, discriminatory, or harmful in nature.
We encourage open and respectful discussions and welcome diverse perspectives. However, it is important to remember that comments are the personal opinions of the commenters and not official representations of our stance or values. We reserve the right to moderate or remove comments that violate our comment policy or that we deem inappropriate.
Please engage in discussions with courtesy and respect for one another, keeping in mind that differing opinions can coexist in a constructive manner. Thank you for being a part of our community and for helping to maintain a positive and inclusive environment.
