planning & urban design rationale...six- to 12-storeys, including: — 250, 252, 256 albert...

262-280 Albert Street, Waterloo

PLANNING & URBAN DESIGN

RATIONALE May 8, 2019 Prepared by On behalf of 2616359 Ontario Inc.

262-280 Albert Street Project No. 18M-01394-00

Prepared by WSP

R E V I S I O N H I S T O R Y

FIRST ISSUE

DRAFT

Prepared by Reviewed by Approved By

Matthew Rodrigues

Rebecca Tannahill

Rebecca Tannahill Rebecca Tannahill

REVISION 1


Matthew Rodrigues

Rebecca Tannahill

James Jarrett Rebecca Tannahill

REVISION 2


Matthew Rodrigues

Rebecca Tannahill


Prepared by WSP

S I G N A T U R E S

PREPARED BY

Rebecca Tannahill, MES PL., MCIP, RPP, Senior Planner

Matthew Rodrigues, BES, Planner

APPROVED1 BY

May 5, 2019

Rebecca Tannahill, MES PL., MCIP, RPP

Senior Planner

Date

WSP Canada Group Limited prepared this report solely for the use of the intended recipient, 2616359 Ontario Inc., in accordance with the professional services agreement. The intended recipient is solely responsible for the disclosure of any information contained in this report. The content and opinions contained in the present report are based on the observations and/or information available to WSP Canada Group Limited at the time of preparation. If a third party makes use of, relies on, or makes decisions in accordance with this report, said third party is solely responsible for such use, reliance or decisions. WSP Canada Group Limited does not accept responsibility for damages, if any, suffered by any third party as a result of decisions made or actions taken by said third party based on this report. This limitations statement is considered an integral part of this report.

The original of this digital file will be conserved by WSP Canada Group Limited for a period of not less than 10 years. As the digital file transmitted to the intended recipient is no longer under the control of WSP Canada Group Limited, its integrity cannot be assured. As such, WSP Canada Group Limited does not guarantee any modifications made to this digital file subsequent to its transmission to the intended recipient.

1 Approval of this document is an administrative function indicating readiness for release and does not impart legal liability on to the

Approver for any technical content contained herein. Technical accuracy and fit-for-purpose of this content is obtained through the

review process. The Approver shall ensure the applicable review process has occurred prior to signing the document.


Prepared by WSP

TABLE OF CONTENTS

1 INTRODUCTION ................................................. 5

2 SITE AND SURROUNDINGS ........................... 6

Site .............................................................................................................. 6

Surroundings ....................................................................................... 7

Northdale Development Context ........................................ 8

Transit Services ................................................................................ 10

3 PROPOSED DEVELOPMENT ....................... 12

Description of the Proposal ..................................................... 12

Key Statistics ...................................................................................... 13

Required Approvals ...................................................................... 14

3.3.1 Section 37 ........................................................................................................................ 14

3.3.2 Removal of the Holding (H) Provision ..........................................................15

4 PLANNING & REGULATORY CONTEXT ... 16

Provincial Policy Statement (2014).................................... 16

Growth Plan for the Greater Golden Horseshoe (2017) ........................................................................................................ 17

Region of Waterloo Official Plan (2015) .......................... 17

City of Waterloo Official Plan (2012) ................................. 19

4.4.1 Northdale Specific Provision Area (SPA45) ............................................. 24

Waterloo Station Area Plans ................................................. 30

City of Waterloo Zoning By-law 1108 ................................ 31

City of Waterloo Zoning By-law 2018-050 .................. 33

5 PLANNING & URBAN DESIGN ANALYSIS............................................................................... 37

Planning Analysis ........................................................................... 37

Urban Design Analysis............................................................... 38

6 TECHNICAL STUDIES .................................... 41

6.1 Functional Servicing report ................................................................................. 41

6.2 StormWater Management Report ................................................................. 41


Prepared by WSP

6.3 Traffic Impact Study ................................................................................................ 42

6.4 Noise Impact Study ................................................................................................. 42

7 CONCLUSION ............................................................ 45

5


Prepared by WSP

1 INTRODUCTION This Planning and Urban Design Rationale has been prepared in support of an application by

2616359 Ontario Inc. for a Zoning By-law Amendment to permit the redevelopment of 262-280

Albert Street (the “subject site”), located in the Northdale neighbourhood, within the City of

Waterloo.

The subject site is a land assembly with a gross area of 0.417 hectares (1.03 acres) situated on

the east side of Albert Street, south of the intersection of Albert Street and Hickory Street. Six

existing single detached residential dwellings currently stand on the subject site. The requested

Zoning By-law Amendment would permit the redevelopment of the subject site for a six-storey

residential building, with 190 apartment units, comprised of one and two-bedroom units for a

total of 225 bedrooms. The rezoning application would amend both the in-effect Zoning By-law

1108 and the under-appeal Zoning By-law 2018-050. The primary purpose of the requested

zoning amendment is to permit an increase in density and to remove the holding symbol from

the subject site.

This Planning and Urban Design Rationale, conclude that the development proposal represents

good planning and urban design, and thus is it our opinion that the proposed Zoning By-law

Amendment is appropriate and should be approved.

6


Prepared by WSP

2 SITE AND SURROUNDINGS

SITE The subject site is situated at the southeast corner of Albert Street and Hickory Street West and

is an assembly of six lots (Figure 1). The subject site is generally rectangular and has a total

area of 0.417 hectares (1.03 acres) with a lot frontage of 103.5 metres along Albert Street and

approximately 38 metres along Hickory Street.

The subject site is described as Part of Lot 20, Municipal Compiled Plan of Subdivision of Lot 13

German Company Tract and is comprised of municipal addresses 262-280 Albert Street.

Each lot within the assembly is occupied by a two-storey single detached residential dwelling.

Each lot has an existing driveway connection to Albert Street, except for 280 Albert Street,

which has driveway access onto Hickory Street West (Figure 2). The west side of the subject

site along Albert Street is at a higher elevation than the east side, with a significant change in

grade across the site (Figure 3).

Figure 1 - Subject Site Location Plan

7


Prepared by WSP

Figure 2 - Six single detached dwellings are existing on the subject site (looking north along Albert St.)

Figure 3 - There is a significant grade change across the subject site (looking south along Albert Street at

Hickory Street)

SURROUNDINGS

The subject site is situated within the built-up area of Waterloo, in the Northdale neighbourhood.

The Northdale neighbourhood is generally characterized by a mix of post-war single detached

housing and recently constructed townhouses, mid-rise, and high-rise multi dwelling units. The

subject site is within close proximity to the University of Waterloo, Wilfred Laurier University, and

Conestoga College. There are several commercial amenities within the neighbourhood,

including restaurants, commercial, and service commercial uses, and larger commercial plazas

along University Avenue.

The immediate surrounding land uses are characterized as follows:

— North: Immediately north is an active development application (84-86 Hickory Street West)

which proposes to redevelop four existing single detached dwellings with a six-storey

multiple residential building.

8


Prepared by WSP

— East: Immediately east is a mix of existing single detached dwellings and an under-

construction six-storey apartment building fronting onto Hemlock Street (257-263 Hemlock

Street, Sage 10).

— South: Immediately south are several existing single detached dwellings. Further south

towards University Avenue are several recently constructed multi-unit buildings ranging from

six- to 12-storeys, including:

— 250, 252, 256 Albert Street (Sage 8);

— 246 Albert Street;

— 228-236 Albert Street; and,

— 222-226 Albert Street.

— West: Immediately west along Albert Street is a mix of existing single detached dwellings

near the intersection with Hickory Street West. Further south is a recently constructed four-

storey townhouse development (253-263 Albert Street, Sage Ivy Towns).

NORTHDALE DEVELOPMENT CONTEXT The subject site is located within the Northdale neighbourhood, which is bounded by Columbia

Street, Philip Street, University Avenue, and King Street, and was historically characterized by

single detached family dwellings.

Albert Street has experienced significant re-development, with many of the lots south towards

University Avenue and along Hemlock Street having either built out or in the process of being

re-developed with multi-unit buildings. North towards Columbia Street along Albert Street, two

stacked townhouse developments have been constructed. Immediately adjacent to the subject

site, across Hickory Street West, a six-storey multi-unit building has been proposed.

Figure 4 - Redevelopment occurring behind the

subject site (257-263 Hemlock Street)

Figure 5 - Redevelopment occurring north of the

subject site along Albert Street (288-294 Albert

Street, Ivy Towns 2)

9


Prepared by WSP

Figure 6 - Redevelopment occurring behind 264

Albert Street (257-263 Hemlock Street)

Figure 7 - Across from the subject site, along

Albert Street, are several existing single-detached

dwelling units

Figure 8 - Redevelopment has occurred south of

the subject site towards University Avenue

through numerous projects

Figure 9 - Across from the subject site, along

Hickory Street West, four single-detached

dwellings are proposed to be replaced by a six-

storey multi-unit building

10


Prepared by WSP

TRANSIT SERVICES The subject site is located within 800 metres of the University of Waterloo and Laurier-Waterloo

Park ION Light Rail Transit stations, with service scheduled to commence in Spring 2018

(Figure 10).

Figure 10 - Area Context Map (WSP)

The subject site is well connected by existing Grand River Transit (GRT) routes. Columbia

Street and University Avenue are serviced by three iXpress routes – 200, 201, and 202. These

routes offer 10-minute peak and 15- to 30-minute off-peak service across the City and to key

regional destinations including Conestoga Mall, the Boardwalk Station, and Downtown

Kitchener. Several local GRT routes – 7,8, 9, 12, 29, and 92, provide frequent service along

University Avenue, Columbia Street, and Hazel Street (Figure 11).

11


Prepared by WSP

Figure 11 - Excerpt from the Grand River Transit service map

There are currently no dedicated cycling facilities along Albert Street or Hickory Street West. In

Summer 2019, the Region of Waterloo is upgrading the existing painted bike lanes along

Columbia Street and University Avenue to protected bike lanes as part of a pilot project. In

addition, the City of Waterloo has committed to install protected bike lanes on Albert Street from

Seagram Drive to University Avenue as part of the pilot project.

12


Prepared by WSP

3 PROPOSED DEVELOPMENT

DESCRIPTION OF THE PROPOSAL The proposed development involves the demolition of the 6-existing single-detached residential

dwellings and the redevelopment of the site with a six-storey residential building, with a total

gross floor area of 17,465m2 (Figure 12). A total of 190 units/225 bedrooms are proposed, with

a resulting density of 573 bedrooms per hectare. The proposal is a mix of studios, one and two-

bedroom units, including at grade mezzanine units on the ground floor, with the following

breakdown: 33 studios; 79 one bedroom; 43 one bedroom + den; and 35 two-bedroom units.

The proposed building is 21.3 metres in height to the top of the roof (25.1 metres to the top of

the mechanical penthouse). In accordance with the convertible frontage requirements, the

ground floor, which has dual frontage onto Hickory Street West and Albert Street, is 4.5 metres

in height. These units also have direct access to street level.

The proposed development will consolidate six existing driveways into one site access on

Hickory Street West. A total of 84 parking spaces (72 tenant and 12 visitor spaces, of which four

are barrier free) are provided underground. 68 bicycle parking spaces are proposed.

Figure 12 - Site Plan / First Floor Plan - Proposed Development

13


Prepared by WSP

The proposed development is articulated through the use of architectural materials and

balconies, which break up the massing along the street edge. The building has been notched at

the corner to relate to the intersection. The ground floor of the building contains the lobby,

shared amenity spaces, garbage room, moving room and residential units, including the

convertible units on the Albert Street frontage. The proposed development has also been

designed to accommodate a road widening of Albert Street to 23m and a daylight triangle.

Figure 13 - South Elevation Rendering (Albert Street Frontage) - Proposed Development

KEY STATISTICS Table 3.1 - Key development statistics

Gross Lot Area 4171m2 (0.417 ha.)

Net Lot Area (after road

widening) 3926.3m2 (0.3926 ha.)

Proposed Units

Studio – 33

1 Bedroom – 79

1 Bedroom + Den – 43

14


Prepared by WSP

2 Bedroom - 35

Total: 190

Height 21.3m/six storeys (excluding mechanical penthouse)

Total Gross Floor Area 17,465m2

Density (bedrooms/ha.) 573

Parking

Residential parking spaces – 72

Visitor parking spaces – 12

Total: 84 parking spaces

Bicycle parking spaces – 68

Amenity Space Interior shared amenity: 200m2

Private amenity (unit balconies): 965m2

Landscape Area 36%

REQUIRED APPROVALS The proposed development is permitted by the Northdale Low Density Residential designation

in the City of Waterloo Official Plan. The proposal requires an amendment to both in-force

Zoning By-law 1108 and the new under-appeal City-wide Zoning By-law 2018-050 for an

increase in density and to remove the hold on the property. In addition, an amendment is

needed to Zoning By-law 1108 to reduce the permitted interior side yard setback. As the

amended standard meets the new interior side yard setback requirement in By-law 2018-050, it

was confirmed with City Staff that this amended standard is not subject to the moratorium.

3.3.1 SECTION 37

As per the City of Waterloo Official Plan, the Northdale Low Density Residential designation is

permitted a maximum density of 250 bedrooms per hectare as-of-right. The designation further

permits an increase to a maximum of 600 bedrooms per hectare, through a rezoning application

and Section 37 “Bonusing” contribution. This application proposes a density of 573 bedrooms

per hectare.

Pursuant to Section 37 of the Planning Act, the City of Waterloo Official Plan (Policy 12.3.1)

permits height and density bonusing in exchange for community and other benefits. Additionally,

15


Prepared by WSP

the Northdale-specific policies in Specific Provision Area 45 (SPA45) details a bonusing

framework that authorizes increases in density in return for facilities, services, or matters that

comply with the intent and objectives of the Official Plan and Northdale neighbourhood. These

policies are referenced in detail in Section 2.5.

3.3.2 REMOVAL OF THE HOLDING (H) PROVISION

Section 7.11.17 of the City of Waterloo Zoning By-law 2018-050 details the criteria which are

required to be satisfied to lift the holding symbol (H). The applicable criteria are as follows:

— a) Verification of sufficient servicing capacity (water, sanitary, and stormwater) to fully

service the lot and development thereon.

— b) Verification of sufficient transportation capacity and transportation infrastructure within the

surrounding road network affected by the development and or use of the lot.

— d) Where an increase in building density is proposed pursuant to Section 37 of the Planning

Act, the completion and registration of an agreement pursuant to subsections 37.3 and 37.4

of the Planning Act between the owner and the City.

— f) Verification through Site Plan Control endorsement that the lot and development thereon

will conform to: (i.) the Official Plan; (ii.) the Region’s Official Plan; and (iii.) the City’s Urban

Design Manual in effect, including the Northdale Urban Design Guidelines.

A Transportation Impact Study, Functional Servicing Report, and Stormwater Management

Servicing Plan have been submitted concurrently with this application, as detailed in Section 6

of this report, and conclude that no capacity issues are present with respect to the proposed

development. Conformity with applicable policy is addressed in this report and the Urban Design

Brief. A Section 37 agreement will be executed as appropriate for the requested increase in

density.

16


Prepared by WSP

4 PLANNING & REGULATORY CONTEXT

PROVINCIAL POLICY STATEMENT (2014) The current Provincial Policy Statement, 2014 (the “PPS”) came into effect on April 30, 2014

and provides policy direction on matters of Provincial interest related to land use planning and

development. In accordance with Section 3(5) of the Planning Act, all land use decisions are

required to be consistent with the PPS. The vision of the PPS is to build strong communities

while ensuring development patterns are efficient and optimize the use of land, resources, and

public investment in infrastructure.

A central policy direction of the PPS is the creation of strong, healthy communities through

efficient development and land use patterns. Policy 1.1.1 stipulates that healthy and liveable

communities are sustained by efficient land development, accommodating an appropriate range

and mix of uses to meet long-term needs, and promoting cost-effective development patterns

and standards to minimize land consumption, amongst other directives. Policy 1.1.3.2 further

promotes density and a mix of land uses to efficiently use infrastructure and public service

facilities, support transit and active transportation, and avoid uneconomical expansion. In

addition, Policy 1.1.3.4 promotes appropriate development standards, which facilitate

intensification, redevelopment and compact form, while avoiding or mitigating risks to public

health and safety.

With respect to housing, Policies 1.4.1-1.4.3 direct that a range and mix of housing types and

densities be permitted to meet the social, health, and well-being requirements of current and

future residents, in part through the promotion of residential intensification and redevelopment.

Of significant importance to the Province is the efficient use of existing and planned

infrastructure (Policies 1.6.3-1.6.5) and transportation systems (Policies 1.6.7.1-1.6.7.5). With

regards to transportation systems, a land use pattern, density, and mix of uses is promoted to

support current and future transit and active transportation usage, with the aim of reducing the

number and length of vehicle trips.

Supporting energy conservation, improving air quality, and climate change adaptation are all

matters of Provincial interest to be addressed by planning authorities (Policy 1.8.1). Compact

forms of development, a structure of nodes and corridors, the promotion of active transportation

and transit between residential, employment, and other areas, and improving the mix of

employment and residential uses are all means by which to meet these objectives.

For the reasons set out in Section 5 of this report, it is our opinion that the proposal is consistent

with the PPS.

17


Prepared by WSP

GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017)

The Growth Plan for the Greater Golden Horseshoe, 2017 (the “Growth Plan”) came into effect

on July 1, 2017 and establishes the comprehensive growth management strategy for the

Province of Ontario over the 2041 planning horizon. Section 3(5) of the Planning Act requires

that all decisions that affect a planning matter conform with the Growth Plan.

Updated Growth Plan policies have been strengthened with regards to the integration of land

use and infrastructure planning, and the importance of ‘optimizing’ the use of land supply and

infrastructure. A central tenet of the Growth Plan is the provision of ‘complete communities’

which meet people’s needs for daily living throughout their lifetime (Policy 1.2.1) and through

directing growth to settlement areas and prioritizing intensification.

Policy 2.2.1(2)(c) stipulates that, within settlement areas, growth will be focused within

delineated built-up areas, strategic growth areas, locations with existing or planning transit, and

areas with existing or planned public service facilities. Policy 2.2.1.4 provides that a complete

community will be achieved through a diverse mix of land uses, improved social equity and

overall quality of life, and a mix of housing options which accommodate all household sizes and

incomes. Schedule 3 of the Growth Plan forecasts a population of 742,000 for the Region of

Waterloo, to be achieved by 2041.

Further, Policy 2.2.6(1) requires a municipality to develop a housing strategy to achieve the

minimum intensification and density targets of the Growth Plan. Policy 2.2.6(2) states that this

housing strategy will support the achievement of complete communities through planning for

forecasted growth, considering the range and mix of housing options and densities of the

existing housing stock, and planning to diversify the overall housing stock across the

municipality.

The Growth Plan defines a “Major Transit Station Area (MTSA)” as “the area including and

around any existing or planned ‘higher order transit’ station or stop within a settlement area; or

the area including and around a major bus depot in an urban core. Major transit station areas

are generally defined as the area within an approximate 500m radius of a transit station,

representing about a 10-minute walk.” The subject site is 800 metres from a light rail station, just

outside of a MTSA as defined by the Growth Plan. For the reasons set out in Section 5 of this

report, it is our opinion that the proposal is consistent with the Growth Plan.

REGION OF WATERLOO OFFICIAL PLAN (2015) The Regional Official Plan (“ROP”) was adopted by the Region of Waterloo in June 2009 and

received final approval from the Ontario Municipal Board (“OMB”) on June 18, 2015. The ROP

18


Prepared by WSP

forms the Region’s growth management framework in accordance with the 2006 Growth Plan,

and all land use planning decisions must conform to the policies of the ROP. The ROP

population and employment forecasts, and policies pertaining to Major Transit Station Areas

have not yet been updated in conformity with the 2017 Growth Plan.

The subject site is located within the Urban Area Boundary and is designated a Built-Up Area on

Map 3A – Urban Area (Figure 14). The Urban Area, including the Built-Up Area, is intended to

accommodate the majority of population and employment growth in the Region to 2031, and be

planned to create more compact urban form (Policy 2.B.2). Table 1 of the ROP assigns the City

of Waterloo a target of 140,000 persons and 89,000 jobs to be achieved by 2031. As per Policy

2.C.2, area municipalities are required to establish policies which achieve a minimum of 45%of

all new residential development within the Built-Up Area across the region as a whole.

Figure 14 - Urban Area - Region of Waterloo Official Plan - Map 3A

Section 2.D outlines policies which apply to development the Urban Area. It is the intent of the

ROP that these areas be municipally serviced, contribute to building complete communities, and

protect the natural environment. Further, Section 2.D.2 of the ROP details Transit Oriented

Development policies to be applied in reviewing development applications. It is the intent of the

ROP to promote a mixed-use, compact urban form that allows people to walk to take transit

(Policy 2.D.2(b)).

19


Prepared by WSP

Within the Urban Area designation, a Major Transit Station Area, defined by a 600 to 800 metre

radius of a rapid transit station, is to be planned to achieve a mix of residential, office and

commercial uses and increased densities that support rapid transit service (Policy 2.D.6).

However, the ROP defers the designation and establishing of associated policies to the area

municipal Official Plans (Policies 2.D.6 - 2.D.10).

For the reasons set out in Section 5 of this report, it is our opinion that the proposal is consistent

with the ROP.

CITY OF WATERLOO OFFICIAL PLAN (2012) The City of Waterloo Official Plan (2012), was adopted by Council in 2012 and sets the policies

that direct growth and change to 2031. On August 13, 2018, the Official Plan was amended and

consolidated to reflect the new Zoning By-law through OPA 22.

Section 2.3 establishes the guiding principles of the Official Plan for growth, city form,

transportation, the economy, and the environment. A significant proportion of the City’s

population and employment growth is expected to be accommodated through intensification

within the Built-up Area, including MTSAs (Policy 2.3.1). Further, MTSAs are intended to

support higher density, mixed-use development to support existing and planned transit service

levels (Policy 2.3.3).

The City of Waterloo is planned to accommodate a population of 138,000 (excluding post-

secondary students who reside temporarily in the Region) and 88,00 jobs by the year 2029

(Policy 3.2.1). Section 3.3 notes that the City will plan for a minimum 45%of residential

development to occur within the City’s Built-up Area, and that the majority of growth will occur

within key areas of the City, including MTSAs. A diverse and compatible mix of land uses,

including residential intensification will work towards achieving the Built-up Area intensification

target (Policy 3.3.5).

The subject site is designated Low Density Residential on Schedule A – Land Use (Figure 15).

The Low Density Residential designation permits a low to mid-rise residential land uses,

including apartment units (Policy 10.1.3).

Further, Schedule B1 – Height and Density of the Official Plan establishes the permitted heights

and densities within the Low Density Residential designation (Figure 16). Within the Northdale

neighbourhood, the maximum permitted Low Density Residential height is 6-storeys (Schedule

B1 – Height and Density). The general City-wide policies established in Policies 3.4 and 10.1.3

of the Official Plan outline the minimum and maximum residential densities across the various

land use designations. However, the subject site is located within the Northdale area which is

subject to the Specific Provision Area 45 requirements and policies, as detailed below.

20


Prepared by WSP

Figure 15 - Official Plan - Land Use Plan - Schedule A

Figure 16 - Official Plan - Height and Density - Schedule B1

21


Prepared by WSP

UNIVERSITY OF WATERLOO STATION AREA

Schedule J4 – University of Waterloo Station Area, delineates the University of Waterloo Station

Area, which encompasses the Northdale neighbourhood, including the subject site (Figure 17).

The minimum gross density target for MTSAs is 160 residents and jobs combined per hectare

(Policy 3.8(1a)). MTSAs are to be planned to accommodate a mix of transit-supportive land

uses, support the unique character of the Station Area, create attractive places for working,

learning, living, and recreation, and support place-making through public and private realm

improvements (Policy 3.8(1a-f)). Lands within a Station Area shall be planned as transit-

supportive uses such as medium-density residential and commercial uses (Policy 3.8.1(2)).

MTSAs should incorporate opportunities to create and enhance public spaces to accommodate

larger numbers of residents and workers (Policy 3.8.2(1)).

Figure 17 - Official Plan - University of Waterloo Station Area - Schedule J4

SECTION 37 DENSITY BONUSING

Pursuant to Section 37 of the Planning Act, the City of Waterloo Official Plan (Policy 12.3.1(1))

permits the use of bonusing to facilitate increases in height and density in return for community

benefits to be secured by way of an agreement that is registered on the title to the lands.

Specifically, Policy 12.3.1(5) details the benefits that may be provided to authorize increases in

height and density, including:

22


Prepared by WSP

(a) Significantly enhanced off-site pedestrian connections, including pedestrian

connections to transit facilities, and streetscape improvements on public boulevards;

(b) Significantly enhanced off-site bicycle facilities;

(c) Building design that is capable of achieving certification under a recognized

environmental design certification system

d) Public art, representing 1% of the value of construction for the development, pursuant

to the City’s Percent for Public Art Policy;

(e) Superior outdoor amenity area design that functions as public space for the community

at large;

(f) Improvements to City parks or public spaces;

(g) Preservation/enhancement of the natural environment, above and beyond the existing

requirements in this Plan;

(h) Remediation of a contaminated site;

(i) Adaptive re-use of a cultural heritage resource, where a Heritage Impact Assessment

find that the heritage attributes and integrity of the cultural heritage resource will be

conserved through the proposed development;

(j) Developments which receive senior government funding for the provision of special

needs, assisted or other subsidized housing;

(k) Developments that include an affordable housing component;

(l) Provision of community facilities, such as arts or cultural facilities, community centres or

recreation facilities, or child care centres;

(m) Other local improvements identified in a City Community Improvement Plan, capital

budget, district plans, environmental strategies, and/or other implementation plans or

strategies;

(n) The dedication of useable public parkland or cash-in-lieu of parkland, beyond the

minimum requirements, to the City’s satisfaction, and in accordance with the dedication of

parkland or cash-in-lieu requirements;

(o) The provision of active transportation connections that serve areas beyond the subject

lands, consisting of pedestrian/cycling paths/walkways in accordance with the policies of

this Plan and the City’s Urban Design Manual; and,

(p) Enhanced indoor and/or outdoor common amenity space or landscaped open space

areas that are accessible to the public, go beyond the City’s minimum requirements, and

are consistent with the policies of this Plan and the City’s Urban Design Guidelines.

23


Prepared by WSP

URBAN DESIGN

This section provides an overview of the policies and criteria articulated in Section 3.0 the City’s

Official Plan. The Official Plan recognizes that as intensification occurs in Major Transit Station

Areas and other areas throughout the City, it is essential that built form and high-quality design

contribute positively to the City’s urban character. Section 3.11 of the City of Waterloo Official

Plan establishes the general urban design policies for public and private sector projects across

the City. The following urban design policy objectives are applicable to the proposed

development (Policy 3.11.1):

— Intensification – To address the integration, compatibility, and relationship of new

development to existing buildings and the surrounding neighbourhood character and

context.

— Character – To reinforce and maintain the architectural, visual, and thematic integrity of

structures, streetscapes, neighbourhoods and planned development by creating sensitive

designs through the coordination of design elements.

— Streetscapes – To promote a streetscape design that results in an attractive and

coordinated character with emphasis given to green and complete streets, pedestrian

friendly design, coordinated landscape and building design elements and features to

animate the street.

— Safety and Security - To promote safe, comfortable and accessible environments for all

users with emphasis on pedestrians through the universal principles of CPTED and natural

surveillance.

— Site Circulation – To design sites and buildings based on an efficient, safe, and integrated

circulation system with priority given to pedestrian movements and safe vehicular turning

movements – through direct and safe pedestrian, barrier-free and cyclist access.

— Transit-Oriented Design – To design sites and buildings along transit routes and within

transit station areas which promote transit use, active transportation, vibrant streetscapes,

and integrated site amenities.

— Universal Design – To promote the adaptation of transportation networks, buildings, and

lands to provide barrier-free access and principles of universal design – which include

equitable use, flexibility in use, low physical effort, and direct access

— Parking – To reduce the visual impact of parking and urban heat island effect of asphalt

through efforts to green or soften the urban landscape. Parking Areas shall be designed to

provide convenient and direct access to major pedestrian destinations – including

underground parking for residential intensification projects.

— Site Servicing – To design buildings with convenient and safe truck access and turning

movements, and to locate or screen loading and storage areas away from public view.

24


Prepared by WSP

— Compatible Development – To encourage building design that complements and enhances

the surrounding neighbourhood character and context through a variety of design strategies

– including building massing, façade design, and landscape coordination, to minimize

adverse effects to human comfort and surrounding properties.

— Building Design – To design architecturally well composed buildings that complement and

enhance the surrounding neighbourhood character and context. Building design should also

contribute towards an attractive and coordinated streetscape character and towards a sense

of place with opportunity for architectural innovation. Buildings shall be designed with

prominent building entrances and use high-quality durable building materials.

— Site Amenities – To include a range of on-site amenities such as benches, waste

receptacles, bike parking, large canopy trees or shade structures to provide for healthier

outdoor and urban spaces for social gathering.

— Sustainable Design – To promote sustainable design practices in the public and private

realm through a variety of strategies.

As noted above, the subject site is situated within the boundaries of the University of Waterloo

Station Area as depicted on Schedule J4 of the Official Plan, and is within 800 metres of both

the University of Waterloo and Laurier-Waterloo Park ION LRT stations. The applicable urban

design policies as they related to Major Transit Station Areas (Policy 3.11.4) are as follows:

— Development around the station shall contribute to place making and creating vibrant,

attractive, and safe public and private spaces. Attractive spaces should physically and

visually connect the public and private realms.

— Station Areas shall be pedestrian oriented places that are safe, accessible, connected, and

easy to navigate for people of all abilities.

— Building shall be oriented towards streets and walkways, to contribute to the vibrancy and

attractiveness of the street.

— The built form of buildings shall enhance the appearance and character of streetscaping and

the public realm by locating building entrances parallel to the street, locating buildings close

to the street to create street enclosure, and using high quality materials in the design of new

buildings.

— Parking within Station Areas shall be designed and organized where it will not detract from

the public realm or mobility.

4.4.1 NORTHDALE SPECIFIC PROVISION AREA (SPA45)

The City of Waterloo Official Plan was amended in April 2012 with Specific Provision Area 45,

which implemented the recommendations of the Northdale Land Use and Community

Improvement Plan Study.

25


Prepared by WSP

The Preferred Neighbourhood Elements of Northdale promote a more intensive, mixed-use

community which recognizes that the single detached house is no longer the predominant

housing form. Other key neighbourhood elements of SPA45 include (Policy 11.1.45(3)):

— Medium density forms of development are targeted towards the interior of the

neighbourhood and buildings are to be brought to the street edge to create a sense of street

enclosure and limit breaks in the street wall.

— On convertible street frontage areas, frontages will be designed to be convertible from

residential to retail, commercial, or community use in the future.

— Appropriate and compatible building designs will be used to transition building heights and

improve the public realm.

— Community improvement incentives (including a bonusing framework) will help achieve the

land use and urban design objectives of Northdale.

— The principles of Crime Prevention Through Environmental Design (CPTED) will be

incorporated into new developed which may address matters such as lighting and visibility,

ground floor animation, and universal accessibility.

A large portion of Northdale is located within the 800-metre walking distance to future ION Major

Transit Station Areas (i.e., University of Waterloo and Laurier-Waterloo Park Stations) and are

subject to the respective Station Area Plan (Policy 11.1.45(7)). Compact, mixed-use urban

forms, and safe and efficient multi-modal transportation systems are further encouraged to

support the integration of transportation and land use decisions (Policy 11.1.45(23)).

Housing development within Northdale is also intended to support post-secondary educational

institutions through a flexible and adaptable range of housing options to accommodated

changing housing needs and demographics (Policy 11.1.45(9)). Further, a range and mix of

housing tenure (i.e., ownership and rental) and household sizes are encouraged to support

affordable housing (Policy 11.1.45(10).

The Low Density Residential designation for Northdale is intended to support and encourage

redevelopment opportunities for comprehensive redevelopment of the area to more intensive

apartment uses (Policy 11.1.45(13)). The Low Density Residential (Northdale) designation

permits low- to mid-rise densities with a six-storey height limit that is compatible with and

provides an appropriate transition to adjacent land uses. The intent of the Northdale Low

Density Residential designation is to facilitate the construction of low and mid-rise dwellings

through intensification (Policy 11.1.45(14)). The maximum net residential density within this

designation is 250 bedrooms per hectare (Policy 11.1.45(14d)). However, where an apartment

building is permitted and subject to bonusing provisions to achieve community benefits, a

maximum net residential density is 600 bedrooms per hectare within a maximum of six-storeys

may be implemented through a site-specific zoning by-law amendment (Policy 11.1.45(14d)).

Policy 11.1.45(36) permits the use of bonusing provisions to authorize increases in height

and/or density as a tool to support the City’s policy objectives for Northdale.

26


Prepared by WSP

Development applications within this designation must also comply with the following criteria

(Policy 11.1.45(14h)):

— A high standard of urban design, including site and building design, visually interesting

landscape design, and prominent entrances that emphasize the streetscape – consistent

with the Northdale Urban Design Guidelines;

— Sufficient infrastructure exists to service the subject site;

— The development capacity of the subject site is not exceeded, and the proposal does not

require significant relief from standard regulations;

— Minimum requirements for the provision of outdoor amenity space as stipulated in the

Zoning By-law are to be achieve; and,

— Lot consolidation and comprehensive redevelopment of the area may be encouraged

through lot frontage and/or minimum lot area requirements as detailed in the implementing

Zoning By-law.

With respect to parking, Northdale is envisaged as a transit-oriented, mixed-use, and active

transportation neighbourhood which minimizes the need for vehicular travel and parking.

Parking standards and bicycle parking requirements are set out in the Zoning By-law to

minimize parking requirements, while accommodating sufficient on and off-street parking

demand (Policy 11.1.45(29) and (30)).

Supplementary to the bonusing policies in Section 12.3.1 of the Official Plan, SPA45 outlines

further facilities, services or matters that the City may authorize increases in density in return

for, which include:

(a) The dedication of useable public parkland or cash-in-lieu of parkland, beyond the

minimum requirements, to the City’s satisfaction, and in accordance with the dedication of

parkland or cash-in-lieu requirements.

(b) The provision of affordable housing as defined by this Plan, beyond the minimum

requirements, and in accordance with Section 11.1.45 (11).

(c) The provision of active transportation connections, consisting of pedestrian/cycling

paths/walkways in accordance with the policies of this Plan and the City’s Urban Design

Manual (Northdale Urban Design Guidelines).

(d) The provision of on-site maintenance/security monitoring agreement for enhanced on-

site security and/or supervision and maintenance.

(e) Enhanced indoor and/or outdoor common amenity space or landscaped open space

areas, beyond the minimum requirements, and consistent with the policies of this Plan and

the City’s Urban Design Manual (Northdale Urban Design Guidelines).

(f) The conservation, sensitive adaptive reuse or infill/redevelopment of Veterans’ Green

Housing as identified in Special Provision Area 45b.

27


Prepared by WSP

A core tenet of the Northdale SPA is sustainability in both the private and public realms. A

mixture of land uses and housing types and tenures, cohesive public and private spaces, and

active transportation are elements which contribute to a strong public realm (Policy 11.1.45(33)).

New developments are encouraged to implement green building strategies. At the site level,

outdoor amenity spaces, on-site stormwater management, outdoor lighting, and bicycle racks

should be provided. Buildings are encouraged to employ low-consumption water fixtures, use

less energy intensive building materials, improve indoor air quality, and design building

entrances to be easily accessible from the street (Policy 11.1.45(34)).

STREET FRONTAGE AREAS AND STREETSCAPE ELEMENTS

Schedule A45a – Street Frontage Areas and Streetscape Elements (Figure 18) identifies a

hierarchy of streetscapes and street frontage areas to enhance the public realm along public

streets and rights-of-way and provide additional guidance for the permitted land uses and built

form requirements at the ground floor frontage.

Figure 18 - Official Plan - Street Frontage Areas and Streetscape Elements - Schedule A45a

The subject site fronts on Albert Street and flanks onto Hickory Street. Albert Street is

designated as a Mixed-Use Street, while Hickory Street West is designated as a Green Street

on Schedule A45a – Street Frontage Areas and Streetscape Elements. Mixed-Used Streets are

intended to foster social interaction while accommodating other modes of transportation. Key

28


Prepared by WSP

design features of Mixed-Use Streets include wide sidewalks, bicycle lanes, awnings and

weather protection, pedestrian scaled lighting, and co-ordinated street furniture (Policy

11.1.45(28b)). Similarly, Green Streets are intended to prioritize pedestrian circulation and

connections to adjacent open spaces with the objective of increasing public open space. Key

design features include wide sidewalks, tight curb radii, traffic calming measures, differentiated

paving patterns, consistent street trees, pedestrian scale lighting, and coordinate street furniture

(Policy 11.1.45(28c)).

Further, Albert Street and Hickory Street are designated as Convertible Frontage Areas on

Schedule A45a – Street Frontage Areas and Streetscape Elements. The ground floor areas of

the proposed development are to be designed to accommodate mixed commercial, retail,

institutional, and/or community uses (Policy 11.1.45(20b)). Taller ground floors, larger windows

and entrances, and appropriate setbacks will be used to provide this condition (Policy

11.1.45(20b)).

NORTHDALE URBAN DESIGN AND BUILT FORM GUIDELINES

The Northdale Land Use and Community Improvement Plan Study resulted, in part, in the

Northdale Urban Design and Built Form Guidelines, which apply to the entire Northdale

neighbourhood – as identified by Specific Provision Area 45 of the Official Plan. These

guidelines supplement the City-wide Urban Design Manual, and implement the Official Plan

Amendment recommendations through specific built form, landscape and sustainable site and

building design.

The overall vision for Northdale is supported by ten principles to be: integrated, diverse,

identifiable, supported, memorable, interactive, durable, safe, flexible, and collaborative (Section

2.2). Stemming from the vision and principles, the following Preferred Neighbourhood Elements

as they relate to the proposed development, have been established (Section 2.3):

— The low-density, single detached house will no longer be the predominant housing form in

the Northdale neighbourhood. Instead, the City will favour a vibrant, more intensive, mixed-

use community.

— New development will be focused on mixed-use, mixed-density, transit and pedestrian

supportive principles, allowing for a diversity of people and activities.

— Buildings will be brought to the street edge by establishing build-to lines, maximum setbacks

and urban design/built form policies, regulations and guidelines to create a sense of street

enclosure, limit breaks in the street wall, and maximize the principles of “eyes on the street”.

— The location of ground-floor windows, doors, and main entranceways will support visibility

and transparency at grade, and access from the street.

— Indoor and outdoor common amenity areas will be encouraged for housing developments to

promote a healthy social environment both within buildings and along the street. Outdoor

elements could include porches; squares or patios adjacent to the street; roof gardens; and,

29


Prepared by WSP

on larger sites, internal courtyards connected to the public realm. Indoor common amenity

areas may include recreational, study and living areas.

— On convertible street frontage areas, intermediate streets, frontages will be designed to be

convertible from residential to an animated retail, commercial or community use at some

point in the future.

— Improvements to road and pedestrian/ cycling connections will be established through the

redevelopment of lands to promote connectivity and provide better access.

— A bonusing framework will be established to advance key public policy objectives.

The subject site frontages along Albert Street and Hickory Street West are identified as

convertible frontage areas in Specific Provision Area 45. Convertible frontages should engage

passerby with a permeable edge between the building and street, and should have frequent

entrances to ensure a physical and visual connection between the sidewalk and building

activities (Section 5.4.1). This frontage area should include overhangs to provide shelter, and

main entrances should be accessed from the sidewalk (Section 5.4.3-5.4.4). Main entrances

should be visible and identifiable (Section 5.9.1), and should include overhead shelter or

canopies to provide outdoor shelter from wind, sun, and rain (Section 5.9.3). Lobbies should be

designed with a direct line of sight to the street, and indoor amenity areas can be combined with

lobbies to activate the space (Section 5.9.2).

The Northdale neighbourhood is planned so that buildings create a street wall that provides

enclosure for the public realm. Buildings are to be designed with architectural articulation, and to

create interest and a sense of identity (Section 5.10.1). The use of secondary architectural

elements is encouraged to reduce the perceived mass of larger projects, such as building

envelope recesses, adding balconies, canopies, or other elements (Section 5.10.3).

Architectural features should add depth, texture, and scale to buildings, and contribute to rhythm

and depth (Section 5.10.4).

New developments are encouraged to provide opportunities to residents for activities and to

promote social engagement (Section 5.15), such as lawns and functional public art. Further,

balconies are encouraged as a means of private amenity space (Section 5.16.1). Within the

convertible frontage area, balconies are recommended for the first 2-6 storeys, and should be

large enough to accommodate seating, small tables, and passing space (Section 5.16.4).

To ensure that access and servicing have a minimal impact on the public realm in Northdale,

attention should be made to the placement of garage entrances, private driveways, loading

areas, and share service access. It is recommended to minimize the number and width of

driveways and curb cuts, and where feasible share the use of driveways for loading and parking

(Section 5.18.1). Loading access is recommended to be provided from secondary streets

(Section 5.18.4). Further, parking is directed below grade where possible (Section 5.20.2), and

alternative transportation modes and bicycle storage are to be provided for (Section 5.20.5) and

30


Prepared by WSP

5.20.7). Section 5.21.2 notes that on corner lots, the driveway should be located off of the

secondary street, and that parking should be located underground.

WATERLOO STATION AREA PLANS Station Area Plans further define the limits of each MTSA to guide growth and change in

association with higher-order transit, and is used to inform amendments to municipal planning

regulations. The subject site is wholly located within the University of Waterloo Station Area,

and within an 800-metre walking distance (Figure 19).

Figure 19 - Station Area Plan - University of Waterloo Station Area Boundaries

The vision for the Station Area is one that changes the way that many students access the

University and that facilitates safe, attractive, and inviting pedestrian and cycling conditions.

Albert Street is identified as a multi-modal street which acts as an important cycling connection

within the station area. The subject site is identified as a Residential Area within the Station

Area, which are encouraged to develop with low- and medium-density developments. The City

is encouraged to secure a range of public realm improvements, including well-designed

frontages and wide sidewalks through Section 37 agreements.

31


Prepared by WSP

CITY OF WATERLOO ZONING BY-LAW 1108 The City of Waterloo’s in force and effect Zoning By-law 1108 was consolidated on August 23,

2012. Resulting from the Northdale Land Use and Community Improvement Plan Study, Zoning

By-law 2012-070 was adopted on June 25, 2012 to implement the Northdale-specific zoning

provisions through an amendment to Zoning By-law 1108.

The subject site is zoned Northdale Mixed Use Six with a Holding Symbol (H)NMU-6 in Zoning

By-law 2012-070 (Figure 20) which permits a range of dwelling types including townhouses and

apartments, and a range of commercial and institutional uses.

Figure 20 – Excerpt from Zoning By-law 1108

The following Table 4.1 compares the (H)NMU-6 zone standard to the proposed zone

standards.

32


Prepared by WSP

Table 4.1 – Proposed zone standards (Zoning By-law 1108)

Zone Standard Required (H)NMU-6 Proposed Site Specific

Minimum Lot Frontage 20.0m

COMPLIANT

103.5m

Minimum Lot Area

1000m2

COMPLIANT

Gross – 4171.7m2

Net – 3926.3m2

Minimum Front Yard

Setback Convertible Frontage Area

(Albert Street) – 1.0m

COMPLIANT

1.0m

Maximum Front Yard

Setback

Convertible Frontage Area

(Albert Street) – 5.0m (for a

minimum 75% of the front

building façade length)

COMPLIANT

2.29m

Minimum Flankage Yard (Error! Reference source not found.)


(Hickory Street) – 1.0m

COMPLIANT

1.0m

Maximum Flankage Yard (Error! Reference source not found.)


(Hickory Street) – 5.0m (for a

minimum 75% of the flankage

building façade length)

COMPLIANT

1.0m

Minimum Side Yard 5.5m

NON-COMPLIANT

3.3m

Minimum Rear Yard 7.5m

COMPLIANT

7.5m

Minimum Landscaped

Open Space 30% of lot area (which may

include rooftop gardens)

COMPLIANT

36%

Minimum Parking Spaces

(Residential)

0.20 spaces per bedroom (plus

0.05 visitor spaces per

bedroom)

COMPLIANT

72 spaces (tenant)

33


Prepared by WSP

Total – 45 tenant + 12 visitor

spaces

12 spaces (visitor)

Minimum Bicycle Parking

Spaces

0.25 spaces per bedroom –

0.57 spaces

plus 1.0 spaces per

1,500sq.m. of non-residential

gross building floor area – N/A

COMPLIANT

68 spaces

Maximum Building Height

(and subject to s.37.2.4 –

Height Control)

20m + 1.5m = 21.5m

(minimum ground floor storey

height of 4.5m in Convertible

Frontage Area)

COMPLIANT

21.3m

Maximum Density

250 bedrooms per hectare

(98 bedrooms)

NON-COMPLIANT –

SECTION 37 AGREEMENT


(235 bedrooms)

1. Notwithstanding subsection d), architectural feature projections, including architectural entrance projections, and/or the projections of window sills, chimneys, belt course, cornices, eaves, and other architectural features, shall be permitted to encroach into the front yard setback and flankage yard setback to the front lot line or flankage yard line.

CITY OF WATERLOO ZONING BY-LAW 2018-050 On September 10, 2018, the City of Waterloo adopted a City-wide Comprehensive Zoning By-

law, By-law 2018-050, which was subsequently appealed to the Local Planning Appeal Tribunal

(LPAT) and is not yet in effect. Zoning By-law 2018-050 applies to all lands within the City,

including the Northdale neighbourhood.

The subject site is zoned Residential Northdale Six with a Holding Provision (H)RN-6 (Figure

21), which permits a range of multi-unit residential, mixed-use, and townhouse dwelling units,

and a range of commercial and institutional uses.

34


Prepared by WSP

Figure 21 – Excerpt from Zoning By-law 2018-050

In accordance with Section 34(10.0.0.1) of the Planning Act, zoning by-law amendment

applications are prohibited for a two-year period following the passing of Zoning By-law 2018-

050, unless otherwise exempted by Council. Under this moratorium, zoning by-law amendment

applications are still permitted for the removal of a holding symbol pursuant to Section 36 of the

Planning Act and for an application to increase height and or density pursuant to a Section 37

bonusing agreement.

The following Table 4.2 compares the (H)RN-6 zone standards to the proposed zone standards.

Table 4.2 - Proposed zone standards (Zoning By-law 2018-050)

Zone Standard Required (H)RN-6 Proposed Site Specific

Minimum Lot Area

1000m2

COMPLIANT

Gross – 4171.7m2

Net – 3926.3m2

Minimum Lot Frontage 20m

COMPLIANT

103.5m

Minimum Street Line

Setback Convertible Frontage (Albert

Street) – 1m

COMPLIANT

1.0m

35


Prepared by WSP

Convertible Frontage (Hickory

Street) – 1m

COMPLIANT

1.0m

Maximum Street Line

Setback

Convertible Frontage (Albert

Street) – 5m (Min. 75% of

Street Line Building Façade)

COMPLIANT

2.29m

Convertible Frontage (Hickory

Street) – 5m (Min. 75% of

Street Line Building Façade)

*Notwithstanding this, part of the

building may be set back from the

street line up to six metres (6m) to

accommodate an outdoor café patio

or outdoor bake shop patio.

COMPLIANT

1.0m

Minimum Side Yard

Setback 3m COMPLIANT

3.3m

Minimum Rear Yard

Setback 7.5m COMPLIANT

7.5m

Minimum Height of First

Storey 4.5m COMPLIANT

4.925m

Maximum Building Height 21.5m

COMPLIANT

21.3m

Maximum Density


(98 bedrooms)

NON-COMPLIANT –

SECTION 37 AGREEMENT


(235 bedrooms)

Minimum Number of First

Storey Entrances to the

Building

1 per 15m of Street Line

Building Façade – 10

entrances

*For the purposes of calculating the

number of first storey entrances to a

COMPLIANT

11 (Albert Street)

1 (Hickory Street)

Total – 12 entrances

36


Prepared by WSP

building, any fraction shall be rounded

to the next highest whole number.

Minimum Amenity Area 3m2 First Bedroom – 570m2

2m2 per Each Additional

Bedroom – 70m2

Total – 640m2

COMPLIANT

200m2 (interior)

965m2 (balcony)

Minimum Landscaped

Open Space 30% COMPLIANT

36%

Minimum Residential

Parking Spaces 0.20 per bedroom – 45 spaces COMPLIANT

72 spaces

Minimum Visitor Parking

Spaces 0.05 per bedroom – 12 spaces COMPLIANT

12 spaces

Minimum Bicycle Parking

Spaces

0.25 per bedroom – 57 spaces

1 per 100m2 of non-residential

building floor area – N/A

COMPLIANT

68 spaces

Maximum Number of

Driveways per Lot 1 COMPLIANT

1

Maximum Number of Main

Buildings per Lot More than one (1) permitted COMPLIANT

1

Minimum Loading Spaces 1

COMPLIANT

1

1. Zoning By-law 2018-050 permits dwelling units and non-residential uses on the first storey on a lot with a convertible frontage.

37


Prepared by WSP

5 PLANNING & URBAN DESIGN ANALYSIS

PLANNING ANALYSIS The proposed development represents appropriate intensification on the subject site. The

redevelopment of the site for residential uses is supportive of the policy directives established in

the PPS, the Growth Plan, the Region of Waterloo Official Plan and the City of Waterloo Official

Plan, which support intensification on sites well served by infrastructure and transit. The subject

site is an ideal candidate for intensification. It is currently occupied by six single detached

residential dwellings, in an area that has seen significant growth and development activity in

recent years. The subject site represents one of the last remaining parcels on Albert Street

between Hickory Street West and University Avenue West that has not redeveloped or engaged

in planning approvals for redevelopment. As such, the proposed development is appropriate

and desirable as it will urbanize the subject site while providing residential intensification, in

close proximity to higher order transit. The proposal will also assist in achieving the vision of the

Official Plan and SPA 45, transitioning the Northdale neighbourhood from low density single

detached post-war housing to a dense, transit supportive mixed-use neighbourhood.

Policies in both the Regional Official Plan and City Official Plan set out provisions for intensified

development. Table 1 of the Regional Official Plan assigns the City of Waterloo a population

target of 140,000, to be achieved by 2031. Further, policy 2.C.2 directs that 45% of all new

residential development is to be accommodated within the Built-Up Area. The City of Waterloo

is planned to accommodate a population of 138,000 by the year 2029, with a minimum target of

45% of new residential development in the City’s Built-Up Area, with the majority of that growth

to be directed towards key areas, including MTSAs, as per policies 3.2.1 and 3.3.5. As per

policy 3.3.5, residential intensification is an important component of achieving the Built-Up Area

target. Further, the subject site is located within the University of Waterloo Station Area. As per

policy 3.8(1a) the minimum gross density target for MTSAs is 160 residents and jobs combined

per hectare. As such, the existing single detached residential dwellings are an underutilization of

the site.

The proposed level of intensification is appropriate both for the site’s location and proximity to

higher order transit and for the applicable policy framework. The site is located in a

neighbourhood that has experienced recent developments and approvals of comparable size,

scale and density. As per policy 11.1.45(38), the site is permitted a maximum height of six

storeys and a maximum density of 600 bedrooms per hectare, of which the proposed

redevelopment conforms to. Optimizing density on the subject site is consistent with Provincial,

Regional and City policy direction. Residential intensification on the subject site will contribute to

38


Prepared by WSP

transit supportive density and the achievement of population forecasts in the Growth Plan,

Regional Official Plan and City Official Plan. The development will also assist in achieving the

minimum density target for the University of Waterloo Station Area.

Regarding land use, the proposed residential use is permitted by the Low Density Residential

Northdale Official Plan designation. As per policies 11.1.45(13) and 11.1.45(14), the Low

Density Residential Northdale designation permits apartment uses with low-to-mid rise densities

with a maximum height limit of six-storeys. The intention of the designation is to facilitate low

and mid rise residential and mixed-use developments through intensification. Further, the site is

located within the University of Waterloo Station Area. As per policy 3.4.1(2), Station Areas are

to be planned with transit-supportive uses, such as medium-density residential and commercial

uses. The existing six single detached residential dwellings are incongruent with the intention of

the Official Plan and SPA 45 and the University of Waterloo Station Area policies. The proposed

redevelopment will bring the subject site in line with the planned context. As noted previously,

the proposed development conforms the to maximum height and density permissions for the

designation. The proposed use is also permitted by the Northdale Mixed Use 6 and Residential

Northdale 6 Zoning by-law designations.

Albert Street and Hickory Street West are designated as Convertible Frontage Areas on

Schedule A45a – Street Frontage Areas and Streetscape elements. Accordingly, the ground

floor units have been designed to Official Plan and Zoning By-law convertible frontage

standards, to facilitate the option for future commercial, institutional or community uses. These

units have a minimum height of 4.5m and have direct entrances to the street. The proposed

development has also been designed to accommodate enough off-street vehicle and bicycle

parking spaces, and to accommodate a road widening to Albert Street’s ultimate right-of-way,

which will assist in creating an active public realm. The development also proposes to provide a

mix of studios, one bedroom and two-bedroom units, contributing to the range of housing

options in the area.

The proposed development conforms with the Low Density Residential Northdale policies and

adheres to the maximum height and density permissions. The proposal is compatible with

surrounding uses and the planned context of the area, and will add to the range of housing

options in the area, while also contributing to transit-supportive density. The proposal will also

assist in completing the planned context for Northdale, and is appropriate and desirable use of

the site.

URBAN DESIGN ANALYSIS The proposed redevelopment is appropriate and desirable and will fit in with the existing and

planned built form context. The proposal will improve and urbanize the overall design and

appearance of the site, which currently has a poor relationship with Albert Street and Hickory

Street West. Currently the existing single detached dwellings have deep setbacks from the

39


Prepared by WSP

Albert Street frontage. The proposal will result in significant urban design improvements over

the existing site. It will eliminate six single detached residential dwellings and six individual

driveways and replace it with an urban mid-rise building that will improve the street relationship

and improve the pedestrian realm on both site frontages. The proposed development will be set

back 1 metre from the new property line for the majority of the Albert Street frontage, creating

an urban condition and street edge and an improved pedestrian experience.

The proposed development employs clean lines and cohesive design, achieved through

consistent form and lines while differentiating through materiality. The building façade is

articulated through the use of varied architectural materials, colours and balconies, which break

up the massing along the street edge. The building has been notched at the corner to relate to

the intersection. In addition to this, the building corner has elevated architectural treatments, to

properly address the intersection and create an entrance into the development.

The proposed development appropriately addresses the applicable urban design policies of the

Official Plan, SPA 45 and the Northdale Urban Design & Built Form Guidelines, in particular

policies 3.11.1, 3.11.4 and 11.1.45(3). Specifically, the proposed development:

• Eliminates all curb cuts on Albert Street;

• Provides all vehicular parking underground;

• Provides the majority of bicycle parking within the building;

• Incorporates the mechanical penthouse into the building design;

• Provides shared and private amenity space for residents;

• Has been massed and designed to appropriately frame Albert Street and Hickory Street

West;

• Provides for the option for future commercial uses at grade through implementation of

convertible frontage standards;

• All ground floor units on Albert Street have separate and individual building entrances off

of Albert Street;

• Garbage and service areas are screened from view at the rear of the building;

• Has been designed to accommodate a road widening and new public sidewalk;

• Locates the main entrance and lobby in a way that is clearly visible and accessible from

the public sidewalk;

• Locates the building parallel to Albert Street and Hickory Street West, orienting the

building towards the streets and bringing the building to the street edges;

40


Prepared by WSP

• Employs a variation of materiality and colour that creates an attractive building for

residents and the public realm, while also providing a co-ordinated and identifiable

architectural style;

• Provides appropriate heights, massing and density that will be compatible with the

adjacent residential community being planned and built; and

• Includes architectural features, landscaping, massing, and orientation that creates an

entrance and presence to the building from the intersection of Albert Street and Hickory

Street West.

41


Prepared by WSP

6 TECHNICAL STUDIES

6.1 FUNCTIONAL SERVICING REPORT

A Functional Servicing Report (FSR) was prepared by WSP, dated May 2019 and offers the

following conclusions:

Water

- The proposed development will be serviced by one 150mm diameter domestic

connection and one 200mm diameter fire connection

- The maximum day demand is 0.14 L/s

- The required fire flow plus domestic demand flows for the proposed site is 11,058 L/min

- The services will connect to the upgraded 300mm diameter watermain on Albert Street

- A water meter, backflow preventer and a detector check valve will be installed as close

the property line as possible

- All internal plumbing will meet Ontario Building Code standards

Sanitary

- The proposed development will be serviced by one 200mm PVC sanitary service

connection, which will be connected to the existing 200mm diameter sanitary sewer on

Hickory Street West

- Total peak sanitary discharge is 4.42 L/s

- The receiving sanitary sewer has the capacity to accept the increase in sanitary flow

from the site, and there the development has no negative impact on downstream

sanitary sewers

- The development will provide one control manhole per City of Waterloo standards

6.2 STORMWATER MANAGEMENT REPORT

A Stormwater Management Report (SWM) was prepared was WSP, dated May 2019, and

offers the following conclusions:

Water Quantity

- The storage provided by the controlled roof area and the stormwater cistern will ensure

that the peak offsite discharge rates to the storm sewer on Hickory Street West will be

below the allowable maximum rates for all storms up to and including the 100-year event

42


Prepared by WSP

- A 125mm orifice tube on the cistern ensures the flow is controlled to the allowable

release rate

- In addition to the 186m2 of roof storage, the cistern storage required for the 100-year

storm is 33m2

- Modeling results show that the peak discharge rate from site is 45.0 L/s for the 100-year

storm event, which also includes the runoff generated from the uncontrolled areas

draining to the right-of-way

Water Quality

- The City of Waterloo Development Engineering Manual (2013) requires the site to target

a long-term removal of 70% of suspended solids (TSS) on an annual loading basis. A

Jellyfish Filter unit models JF4-4-1 was sized to achieved 70% TSS removal for the site

- The proposed SWM strategy described in the report addresses all stormwater

management related impacts from the project and satisfies the intent of the City of

Waterloo Development Engineering Manual (2013)

6.3 TRAFFIC IMPACT STUDY

A Traffic Impact Study (TIS) was prepared by WSP, dated May 2019, and offers the following

conclusions:

- The subject site is expected to have minimal impact on the surrounding traffic network

- The proposed vehicular and bicycle parking supply is adequate for the development

- Anticipated loading manoeuvres of a TAC LSU truck can be accommodated on ground

level and a passenger vehicle can be accommodated on ground level and throughout

the underground parking lot. Garbage collection to recommended to be collected

curbside

6.4 NOISE IMPACT STUDY

A Noise Impact Study was completed by WSP, dated May 2019, and offers the following

conclusions:

- Outdoor Living Area – the predicted sound level is in the rage of 58 dBA; a noise control will not be required; warning clauses will be required. It is recommended to include in agreements of Offers of Purchase and Sale, lease/rental agreements and condominium declarations.

43


Prepared by WSP

“Purchasers/tenants are advised that sound levels due to increasing road traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the Municipality’s and the Ministry of the Environment, Conservation and Parks’ noise criteria.”

- Indoor Level and façade construction

The acoustical performance requirements for exterior façade elements (i.e. exterior walls, windows) for the development are discussed in Section 3 and are summarized here.

o Exterior Wall

▪ All facades – wall assembly meeting Ontario Building Code is sufficient.

o Balcony Doors and Windows

▪ All facades - doors or windows assembly meeting Ontario Building

Code is sufficient

- Indoor Level and Ventilation Requirements

A forced air ventilation system with provision for central air conditioning is considered sufficient. However, it is understood that the building will include central air conditioning system. A warning clause is recommended to include in agreements of Offers of Purchase and Sale, lease/rental agreements and condominium declarations.

“Purchasers/tenants are advised that despite the inclusion of noise control features in the development and within the building units, sound levels due to increasing road traffic may on occasion interfere with some activities of the dwelling occupants as the sound levels exceed the Municipality’s and the Ministry of the Environment, Conservation and Parks’ noise criteria. This dwelling unit has been fitted with a forced air heating system and the ducting, etc. was sized to accommodate central air conditioning. Installation of central air conditioning by the occupant will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks.” (Note: The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MECP Publication NPC-216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property.)”

- Implementation Procedures

o Once the site plan is finalized including building floor plan and suites layout plans

(at the Site Plan Approval Stage) this noise impact feasibility study be updated with a detailed impact study;

o Detailed plans should be reviewed by a professional engineer or acoustic

consultant or Region’s building department to confirm that no outdoor living area greater than 4 metres in depth is provided within the development other than the one considered in this study. If such area is provided, it should be assessed and noise control requirements be determined at the site plan approval stage;

o At site plan approval stage, it is recommended that an acoustical engineer

44


Prepared by WSP

registered to practice in the province of Ontario or approved professional from Region’s building department must certify that the building plan includes the noise control discussed within this report.

- Stationary Noise Impacts

Potential impacts from stationary noise sources should be confirmed by an acoustic consultant as part of the site plan approval.

45


Prepared by WSP

7 CONCLUSION For the reasons discussed in this report, it is our opinion that the proposed development is

appropriate and desirable. The proposed development is compatible with the existing and

planned context of the Northdale neighbourhood, and will enhance the Albert Street and Hickory

Street West frontages by urbanizing an underutilized site with a well-designed mid-rise building.

Residential intensification on the site is supportive of numerous policy directions in the PPS, the

Growth Plan, the Region of Waterloo Official Plan and the City of Waterloo Official Plan, which

are supportive of intensification on underutilized sites that are well served by transit and

municipal infrastructure. The proposed development would implement the objectives of the Low

Density Residential Northdale designation, and will add to the range of housing options in the

area while also providing transit supportive density. The proposal will contribute to meeting

intensification targets that apply to the site, including the minimum intensification target for Major

Transit Station Areas. The proposed height, density and massing are appropriate for the

immediate context and are compatible and complementary to the adjacent developments in the

Northdale neighbourhood. The proposal will urbanize the subject site and result in a building that

appropriately frames and interfaces with Albert Street and Hickory Street West, improving the

public realm. For all of the foregoing reasons, it is our opinion that the proposed Zoning By-law

Amendment is appropriate and desirable and we recommend that it be approved.

planning & urban design rationale...six- to 12-storeys, including: — 250, 252, 256 albert...

Documents