Approves Townhouse Zoning Amendment - 2026-03-09 - Planning and Strategic Initiatives Committee

City council considered a zoning bylaw amendment application for 67 street-fronting townhouse units on three blocks of vacant land in the Staebler Woods Harvest Park subdivision. The application seeks reduced lot width standards and permission for larger townhouse blocks, with regional water capacity concerns initially raised but later resolved through clarification of existing servicing agreements.

Topics Discussed

TOWNHOUSE DEVELOPMENT PROPOSAL: Eric Schneider, Senior Planner for the City of Kitchener, presented an application for 67 street-fronting townhouse units across 12 buildings on the north side of New Dundee Road. The development would be built on three blocks of currently vacant land, with Blocks 1 and 3 adjacent to a future one-hectare neighborhood park. The zoning amendment would reduce lot width standards for external units and increase typical unit blocks from 4 to 6 units, reducing lot width from 10 meters to 5.5 meters. Staff supports the application, stating it represents "good planning principles" and is consistent with provincial, regional, and city planning policies.

REGIONAL WATER CAPACITY CONFUSION: Council Chapman raised concerns about contradictory letters from the Region regarding water capacity. A December 23, 2025 letter stated the Region is "not in a position to support approval of this application at this time," while a February 12 letter stated the Region "continues not to support approval" and is "not currently entering into new servicing agreements." Staff clarified that the February letter referenced a separate ZBA application with density increases on different blocks, which is "currently on hold" due to sanitary capacity issues. The Region ultimately reversed its position and now supports the current application after discussions about existing servicing agreements and approved unit numbers.

AFFORDABLE HOUSING QUESTIONS: A council member questioned whether affordable units would be included in the development. The applicant responded that no affordable units are planned, but emphasized these are "street towns" at a more accessible price point. The applicant stated: "they are more affordable. They're not strictly affordable, but...that is really what is selling right now because of the price point." One official noted: "Street fronting towns do provide that affordable price point to a freehold household as opposed to leasehold."

CLIMATE-FRIENDLY ROOFING INITIATIVE: A council member proposed requiring lighter-colored or reflective roofing materials instead of standard dark asphalt to reduce heat absorption and support greenhouse gas emission goals toward 2050. The council member noted it's "not a substantial extra cost" and "better for the environment." Pierre Chauvan of MHBC Planning, representing builder Activa, agreed to take the suggestion back to the developer.

INDIGENOUS CONSULTATION AND ENVIRONMENTAL MEASURES: Six Nations of the Grand River submitted comments requesting native plants in landscaping, bird-friendly building design, light-friendly streetscape practices, and expressing concerns about setbacks. The delegate indicated they would consider these requests "to a certain degree." Regarding water conservation, the delegate noted that measures like low-flush toilets, water-efficient fixtures, and high-efficiency appliances have been standard "for a number of years" and region reports suggest they've "plateaued at reducing as much as we can." Gray water recycling has "lowest uptake" and is rarely implemented.

Motions

PASSED: - Motion to approve the zoning bylaw amendment application (moved by Councilor Mash) - Motion to adjourn (moved by Councilor Deno)

Attendees

• Council Chapman
• Councilor Mash
• Councilor Deno