PLANNING & URBAN DESIGN RATIONALE...six- to 12-storeys, including: — 250, 252, 256 Albert Street...
Transcript of PLANNING & URBAN DESIGN RATIONALE...six- to 12-storeys, including: — 250, 252, 256 Albert Street...
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
Prepared by Reviewed by Approved By
Matthew Rodrigues
Rebecca Tannahill
James Jarrett Rebecca Tannahill
REVISION 2
Prepared by Reviewed by Approved By
Matthew Rodrigues
Rebecca Tannahill
262-280 Albert Street Project No. 18M-01394-00
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.
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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.
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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
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6.3 Traffic Impact Study ................................................................................................ 42
6.4 Noise Impact Study ................................................................................................. 42
7 CONCLUSION ............................................................ 45
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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.
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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
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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.
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— 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)
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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
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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).
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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.
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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
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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
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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,
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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.
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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.
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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
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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)).
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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.
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Figure 15 - Official Plan - Land Use Plan - Schedule A
Figure 16 - Official Plan - Height and Density - Schedule B1
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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:
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(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.
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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.
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— 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.
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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.
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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.
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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
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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,
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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
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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.
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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.
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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.)
Convertible Frontage Area
(Hickory Street) – 1.0m
COMPLIANT
1.0m
Maximum Flankage Yard (Error! Reference source not found.)
Convertible Frontage Area
(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)
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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
598 bedrooms per hectare
(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.
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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
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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
250 bedrooms per hectare
(98 bedrooms)
NON-COMPLIANT –
SECTION 37 AGREEMENT
598 bedrooms per hectare
(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
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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.
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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
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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
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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;
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• 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.
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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
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- 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.
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“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
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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.
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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.