Planning Justification Report
NKL Properties
151 King Street North
City of Waterloo
Official Plan Amendment
Zoning By-law Amendment
August 2015
Planning Justification Report
151 KING ST NORTH
Official Plan Amendment
Zoning By-law Amendment
City of Waterloo
July 2015
Prepared for:
NKL Properties
59 Greencroft Court
Kitchener, Ontario
Prepared by:
GSP Group Inc.
72 Victoria St. South
Kitchener, Ontario
N2G 4Y9
Contents
1.
INTRODUCTION ................................................................................................................1
2.
SITE DESCRIPTION AND SURROUNDING LAND USES .................................................2
2.1
Site Description .........................................................................................................2
2.2
Surrounding Land Uses .............................................................................................2
3.
DEVELOPMENT PROPOSAL ............................................................................................4
4.
LAND USE POLICY AND REGULATORY CONTEXT ........................................................5
5.
4.1
Provincial Policy Statement .......................................................................................5
4.2
Growth Plan for the Greater Golden Horseshoe ........................................................6
4.3
Region of Waterloo Official Plan (ROP) .....................................................................6
4.4
City of Waterloo Official Plan .....................................................................................8
4.5
City of Waterloo Zoning By-law No. 1108 ................................................................ 14
TECHNICAL STUDIES ..................................................................................................... 16
5.1
Urban Design Brief .................................................................................................. 16
5.2
Shadow Impact Study.............................................................................................. 16
5.3
Parking Justification and TDM Options Study .......................................................... 16
5.4
Preliminary Servicing Report ................................................................................... 17
5.5
5.4.1
Preliminary Grading............................................................................... 17
5.4.2
Preliminary Stormwater Management.................................................... 17
5.4.3
Preliminary Sanitary Sewer Analysis ..................................................... 17
5.4.4
Preliminary Water System Analysis ....................................................... 17
Acoustical Report .................................................................................................... 18
5.5.1
Transportation Noise Impacts ................................................................ 18
5.5.2
Stationary Noise Source Impacts .......................................................... 18
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5.6
6.
7.
Heritage Impact Assessment ................................................................................... 18
PLANNING APPLICATION ............................................................................................... 20
6.1
Official Plan Amendment ......................................................................................... 20
6.2
Zoning By-law Amendment...................................................................................... 21
PLANNING ASSESSMENT .............................................................................................. 24
7.1
Location and Residential Use .................................................................................. 24
7.2
Commercial Use ...................................................................................................... 24
7.3
Building Setbacks .................................................................................................... 25
7.4
Serviceability of the Site .......................................................................................... 25
7.5
Traffic Impacts ......................................................................................................... 26
7.6
Access to Public Transit .......................................................................................... 26
7.7
Parking .................................................................................................................... 27
7.8
Heritage Resources ................................................................................................. 27
7.9
Urban Design .......................................................................................................... 28
7.10 Bonusing 28
7.11 Conclusion 30
9.
CONCLUSION ................................................................................................................. 31
List of Figures
Figure 1:
Figure 2:
Figure 3:
Figure 4:
Figure 5:
Figure 6:
Location and Surrounding Uses
Public Transit Proximity
Concept Site Plan
Waterloo Official Plan – Land Use
Waterloo Official Plan – City Structure
Waterloo Zoning By-law
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1. INTRODUCTION
GSP Group Inc. has been retained by NKL Properties (the “applicant”) to prepare this
Planning Justification Report in support of Official Plan and Site-Specific Zoning By-law
Amendments for the assembled properties of 151, 157, 159 & 161 King Street North (the
“Site”). The four described separate properties have been assembled for the Proposed
Development.
The purpose of this report is to describe the Site and its surrounding land uses, outline the
development proposal, summarize the relevant planning policies and regulations, outline
the proposed Official Plan and Zoning By-law amendments and provide justification for
approval.
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2. SITE DESCRIPTION AND SURROUNDING
LAND USES
2.1
Site Description
The proposed development is located on the west side of King Street North, south of Ezra
Avenue and is comprised of 151, 157, 159 & 161 King Street North. It is legally described as Part
of Lot 68 and 69 Municipal Compiled Plan of the Subdivision of Lot 13, G.C.T. Part of Lot 94
Municipal Compiled Plan of the Subdivision of Lot 13, G.C.T. in the City of Waterloo. The Site is
0.351 hectares in size and rectangular in shape. The property has a distinct slope away from King
Street toward MacGregor Public School to the west and has a number of trees distributed
throughout the 4 properties. A series of larger trees straddle the southern property boundary
shared with the school.
The four properties are currently occupied by student residences. These buildings are single
detached and duplex dwellings with the exception of 151 King Street, which is an old house with a
large multi-residential addition at the rear.
2.2
Surrounding Land Uses
The Site is located within an area undergoing significant redevelopment as it is situated directly
between the University District and Uptown Waterloo. There are a variety of land uses
surrounding the Site, including low, medium and high density residential, institutional, office and
commercial uses (Figure 1).
Adjacent to the Site to the south and west is MacGregor Public School with a student population
of approximately 400 grade 7 and 8 students. The school property occupies the majority of the
block with street frontages on both Central Street and King Street North. Immediately south of the
Site is the school’s sports field and baseball diamond. The school building is located at the
southwest end of the property, fronting onto Central Street. The northern edge of the city block,
defined by Ezra Avenue, includes 6 purpose-built, medium density student residence buildings. A
total of 8 single detached houses are located at the western end of the block on Albert Street.
Within 500 metres of the Site is a diverse mix of land uses including residential, institutional, open
space and commercial. To the north and west of the Site, a number of multi-unit student
residential buildings are located along King Street, Ezra Avenue and Bricker Avenue. There are
also several high-rise student buildings on the north side of University Avenue, a 5-minute walk
from the Site. Directly opposite of the Site on King Street is the planned K2 condominium tower.
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Currently under construction, this development will consist of two towers resting on a common
podium and rise to heights of 68 metres and 37 metres, respectively. Additionally, another highrise residential condominium development on the corner of King and Elgin Streets, which is
expected to receive final site plan approval in early August, has a height of 54.4 metres.
The proposed development is also very close to both the universities and Uptown Waterloo.
Wilfrid Laurier University’s campus is only 150 metres from the Site while the University of
Waterloo is approximately a 15 minute walk away. The Uptown Waterloo boundary is 150 metres
south of the Site, with the commercial core, including a grocery store, less than a 10 minute walk
away.
Roughly 350 metres west of the Site, on the opposite side of Albert Street, is the eastern
boundary of Waterloo Park, one of the largest City parks.
The proposed development is well connected to the community through transit services (Figure
2). Being located on King Street the Site is serviced by routes 7C, 7D and 7E buses which pass
the proposed development every 5-10 minutes. A bus stop is located roughly 60 metres north of
the Site. The major intersection of King Street and University Avenue is a 5 minute walk from the
Site. The intersection is extremely well serviced with access to 7 different bus routes including
two of the iExpress routes. Additionally, as the LRT system is completed in 2017 the Site will be
within a short walking distance to two LRT stops. A 10 minute walk will give residents access to
stops at either the Waterloo Square or in Waterloo Park at Seagram Drive.
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3. DEVELOPMENT PROPOSAL
The proposed development consists of a 26-storey, mixed-use building including a 4-storey
podium which houses above grade parking (Figure 3) The proposed development includes a total
of 262 units (284 beds) on a 0.354 hectare site, with a density of 741 units per hectare and 809
bedrooms per hectare. The majority of the units within the building will be one bedroom units
while 22 will be two bedroom. The podium will contain a lobby area and two commercial units.
The podium also includes 4 levels of structured parking including one level of underground
parking.
The ground floor is intended to be an active space within the building. The building lobby will
contain the salvaged front elevation of the heritage building that currently stands on 151 King
Street North. This space will be accessible to the public as well as be visible from the street. In
addition to the lobby space, the ground floor will contain approximately 498 m2 (5,360 ft2) of
commercial space, potentially divided into two units with at least one entrance from the street.
Parking will be provided within a 4 storey parking structure integrated into the podium of the
building. As described above, 3 levels of parking will be above grade while one will be
underground. All levels are accessible via an internal ramp. A total of 184 parking stalls will be
provided within the structure. Using a parking rate of 0.6 spaces per residential unit, a total of 171
parking stalls are reserved for the residential use while 13 are reserved for the commercial space
using a rate of 3 spaces per 115 square metres. The proposed development also offers a total of
54 indoor bicycle parking spaces while an additional 26 are provided outside.
Official Plan and Zoning By-law Amendments are required to facilitate the proposed development.
Details of the amendments are described in Section 6.0 of this report.
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4. LAND USE POLICY AND REGULATORY
CONTEXT
The following section sets out the applicable land use policy and regulatory context that is
relevant to the Proposed Development.
4.1
Provincial Policy Statement
The 2014 Provincial Policy Statement (‘PPS’) provides direction on matters of Provincial interest
related to land use planning and development, and as such is applicable to the Site’s development.
All land use planning decisions ‘shall be consistent with’ the PPS, as mandated by the Planning
Act.
Section 1.0 of the PPS, Building Strong Communities, contains policies that are relevant to the
Proposed Development. Section 1.1.1 of the PPS states:
1.1.1 Healthy, livable and safe communities are sustained by:
a) promoting efficient development and land use patterns which sustain the financial
well-being of the Province and municipalities over the long term;
b) accommodating an appropriate range and mix of residential, employment (including
industrial, commercial and institutional uses), recreational and open space uses to meet
long-term needs;
c) avoiding development and land use patterns which may cause environmental or
public health and safety concerns;
d) avoiding development and land use patterns that would prevent the efficient
expansion of settlement areas in those areas which are adjacent or close to settlement
areas;
e) promoting cost-effective development standards to minimize land consumption and
servicing costs;
g) ensuring that necessary infrastructure and public service facilities are or will be
available to meet current and projected needs.
The Proposed Development is consistent with the PPS. It is an efficient form of development, an
intensification of a site, an efficient use of infrastructure, and constitutes an infill development that
contributes to the planned function of the King Street Corridor as a higher density, mixed use
area.
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4.2
Growth Plan for the Greater Golden Horseshoe
The Ministry of Public Infrastructure and Renewal released the Growth Plan for the Greater Golden
Horseshoe (‘Growth Plan’) to manage growth in Ontario. The Growth Plan came into effect on June
16, 2006. Subsection 3(5)(b) of the Planning Act requires that all decisions that affect a planning
matter ‘shall conform’ with Provincial plans that are in effect on that date, or shall not conflict with
them, as the case may be.
Section 2.2.2 of the Growth Plan, Managing Growth, contains policies that are relevant to the
Proposed Development:
1. Population and employment growth will be accommodated by –
a. Directing a significant portion of new growth to the built-up areas of the
community through intensification;
b. Focusing intensification in intensification areas;
e. Providing convenient access to intra- and inter-city transit;
f. Directing major growth to settlement areas that offer municipal water and
wastewater systems and limiting growth in settlement areas that are serviced by
other forms of water and wastewater services.
The Proposed Development conforms to the Growth Plan. It is a form of intensification and a
transit-supportive land use near the city core. The Proposed Development will be efficiently
serviced by existing major infrastructure systems.
4.3
Region of Waterloo Official Plan (ROP)
The new Region of Waterloo Official Plan (“ROP”) was adopted by Regional Council on June 16,
2009. The ROP was approved by the Ministry of Municipal Affairs and Housing in December 2010,
but was appealed by a number of parties. However, in June 2015, the Region of Waterloo and the
appellants came to a settlement thereby allowing for the ROP to go into full force and effect.
The Site is identified as a “Built Up Area” on Map 3a – Urban Area, in the new ROP. The policies
for the “Built Up Area” are found in Section 2.B.2 of the new ROP
This designation contains the primary urban areas of the Cities of Cambridge, Kitchener
and Waterloo and also extends into portions of the Township of Woolwich. The lands
included within this designation are intended to accommodate the majority of the Region’s
growth within the planning horizon of this Plan, and will be planned and developed in
accordance with the policies in Sections 2.C, 2.D, and 2.G and other applicable policies in
this Plan.
Additionally, Section 2.D.1 of the new ROP contains relevant policies for development occurring in
the urban area:
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… the Region and/or Area Municipalities will ensure that development occurring within the
Urban Area is planned and developed in a manner that:
a. Supports the Planned Community Structure described in this Plan;
b. Is serviced by a municipal drinking-water supply system and a municipal wastewater
systems;
c. Contributes to the creation of complete communities with development patterns,
densities and appropriate mix of land uses that supports walking, cycling and the use of
transit;
d. Respects the scale, physical character and context of established neighbourhoods in
areas where reurbanization is planned to occur;
Further, Section 2.C.2 of the new ROP provides guidance for achieving the Region of Waterloo’s
Reurbanization target through development in the Built-Up Area:
Area Municipalities will establish policies in their official plans and other supporting
documents to ensure that by 2015 and each year thereafter a minimum of 45 per cent of
all new residential development occurring annually within the region as a whole will be
constructed within the Built-Up Area.
The Site is located on a heavily serviced transit corridor and encourages transit oriented
development. Section 5.A.8 of the Regional Official Plan states:
Transit Corridors are Regional or Area Municipal Roads or dedicated rights-of-way outside
of mixed traffic that accommodate existing or planned high frequency transit service.
Wherever appropriate, Area Municipalities will adopt policies, by-laws and/or guidelines that
apply the Transit Oriented Development provisions outlined in Policy 2.D.2 for development
along Transit Corridors.
Policies directing development along Transit Corridors are described in Section 2.D2:
In addition to the general development provisions described in Policy 2.D.1, the Region and
Area Municipalities will apply the following Transit Oriented Development provisions in
reviewing development applications or site plans, on or near sites that are served by existing
or planned rapid transit, or higher frequency transit to ensure that development:
a) creates an interconnected and multi-modal street pattern that encourages walking,
cycling or the use of transit and supports mixed-use development;
b) supports a more compact urban form that locates the majority of transit supportive uses
within a comfortable walking distance of the transit stop or Major Transit Station Area;
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c) provides an appropriate mix of land uses, including a range of food destinations, that
allows people to walk or take transit to work, and also provides for a variety of services
and amenities that foster vibrant, transit-supportive neighbourhoods;
d) promotes medium and higher density development as close as possible to the transit
stop to support higher frequency transit service and optimize transit rider convenience;
e) fosters walkability by creating pedestrian-friendly environments that allow walking to be
a safe, comfortable, barrier-free and convenient form of urban travel;
f) supports a high quality public realm to enhance the identity of the area and create
gathering points for social interaction, community events and other activities; and
g) provides access from various transportation modes to the transit facility, including
consideration of pedestrian, bicycle parking, and where applicable, passenger transfer
and commuter pick-up/drop off areas.
The Proposed Development conforms to the Regional Official Plan (ROP). This building provides
for residential growth in the Urban Area of the City; is served by existing water and wastewater
systems and is a mixed use development that supports walking, cycling and transit use. Further,
the Proposed Development contributes to the City of Waterloo achieving a 45% reurbanization
target as it is an infill development in the Built-Up Area.
4.4
City of Waterloo Official Plan
The City of Waterloo Official Plan (“OP”) was adopted by City Council on April 16, 2012 and
subsequently approved by the Region of Waterloo November 21, 2012, putting it into full force and
effect.
The Site is designated as Mixed-Use High Density Residential as per Schedule ‘A’ of the City of
Waterloo Official Plan. Section 10.1.6 provides a description of the vision for this land use:
The Mixed-Use High Density Residential designation is a category in which multiple
residential buildings are the predominant use of land. This designation is intended to provide
opportunities for substantial levels of intensification. Properties are to be developed
primarily for residential purposes, although complementary and ancillary non-residential
uses are also permitted. The aim of this designation is to encourage high density, mixeduse, primarily residential development in Major Nodes and Major Corridors.
The permitted density for the Site is noted in Section 3.4 (2) (e) as a minimum of 150 bedrooms per
hectare and the maximum of 750 bedrooms per hectare. The maximum permitted height is 81
metres. Within the Mixed Use High Density Residential designation ancillary uses such as long
term care facilities and community uses are permitted in addition to the residential uses.
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As the Proposed Development is located on King Street, the Site is designated as a Major
Corridor on to Schedule ‘B’ of the Official Plan (Figure 4 and 5). As the Site is considered to be
within a Major Corridor, commercial uses are permitted in addition to residential provided they do
not conflict or interfere with the intended function. In Section 3.6.2 Hierarchy of Designated
Corridors of the Official Plan, it states that:
Corridors are major streets or transit routes that link Nodes and provide opportunities for
intensification through the application of high, medium high and medium density land use
designations. Corridors are generally located on planned or existing higher frequency
transit routes, and therefore are designed to support various modes of transportation by
having significant population and employment densities. Corridors are also anticipated to
act as key active transportation linkages between destinations. Land uses within Corridors
are primarily residential and employment, though some Corridors may be designated for
Corridor Commercial uses as defined by the land use policies of this Plan. Lands within
Corridors designated for residential or employment uses may include a limited amount of
commercial uses, as described in appropriate land use designations, provided such uses
do not conflict or interfere with the satisfactory operation and development of lands for
their intended planned function.
(1)
Major Corridors generally connect a series of Major Nodes and/or the Primary
Node and have the greatest capacity and potential to support higher frequency
transit. As such, they will be planned to accommodate medium-high to high-density
uses to provide for sufficient future population and employment growth to support
planned transit service levels.
Mixed-use intensification within corridors is encouraged within the Official Plan, as described in
Section 3.6.5 Intensification within Nodes and Corridors:
Intensification will be encouraged within Nodes and Corridors through the
application of land use designations that permit medium to high density uses. The
maximum permitted heights on properties within Nodes and Corridors range from
20 metres to 81 metres (6 stories to 25 stories), as shown on Schedule ‘B1’ –
Height and Density. Development within designated Nodes and Corridors shall
demonstrate compatibility and integration with surrounding land uses and
contribute to an animated streetscape through the utilization of appropriate height,
mixing of uses, massing, architectural design, character, setbacks, siting and
landscaping, parking, public spaces and conservation of cultural heritage
resources through the application of the following policies:
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(1)
(2)
(3)
(4)
(5)
(6)
Mixed-use development will be encouraged within the designated Nodes
and Corridors, where appropriate, provided the land use designation and
zoning support such mixed-use development. It is not the intent of this Plan
that all lands within Nodes and Corridors will accommodate a full mix of
uses and direction will be provided in this regard through the land use
designations applied to the lands.
High Density, Medium-High Density and Medium Density land uses will be
encouraged to locate in designated Nodes and Corridors and therefore in
proximity to major roads, major community infrastructure, public transit
routes, and other supporting land uses.
Construction of new low density uses will be discouraged within
designated Nodes and Corridors. Development applications, excluding
applications for site plan approval, proposing such uses will be reviewed in
the context of the policies in this chapter, with particular emphasis on
section 3.8 for any development application, excluding applications for site
plan approval, within Major Transit Station Areas.
Intensification of existing low density housing to higher density multiple
residential buildings will be encouraged in designated Nodes and Corridors
by the application of minimum densities on residential lands.
Lot consolidation shall be encouraged to provide properties of sufficient
size that enable medium, medium-high and high density development. The
Zoning By-Law may identify minimum lot sizes in designated Nodes and
Corridors to ensure that an appropriate scale of development is achieved.
In addition to general urban design policies that apply city-wide, area
specific urban design policies for designated Nodes and Corridors shall
also apply, as found in policy 3.11.2 of this chapter.
The City of Waterloo Official Plan promotes reducing reliance on cars in areas such as
nodes and corridors through parking and access to transit policies. Section 3.6.6 Parking
within Designated Nodes and Corridors describes the City’s approach:
The City will plan for appropriate, well designed public parking opportunities in
designated Nodes and Corridors, and will plan for reduced reliance on the
automobile by implementing transportation demand management and supporting
transit and active transportation. In planning for the appropriate type and amount of
parking in Nodes and Corridors, the policies included in the Transportation Chapter
of this Plan, specifically section 6.6 shall be considered in addition to the following:
(1)
Surface parking shall be minimized in favour of more intensive forms of
parking. In conjunction with development, some surface parking is
anticipated and shall be provided for visitor and drop-off uses. Street
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(2)
(3)
screening and screening from adjacent lands shall be undertaken for newly
created surface parking.
Underground and structured parking is encouraged within Designated
Nodes and Corridors.
Parking requirements will be defined in the Zoning By-Law and may include
provisions for:
(a)
Minimum and maximum amount of parking to be provided, including
maximum limits on surface parking.
(b)
Reduced parking standards that may be permitted where sharing of
parking facilities or areas is feasible, transit service is readily
available and/or there is a demonstrated community benefit that
supports a parking reduction.
(c)
Requirements for long-term and short-term bicycle parking.
As described above, the Official Plan also includes policies regarding urban design within
nodes and corridors.
3.11.2
Urban Design within Nodes and Corridors
In addition to the policies set out in Section 3.11.1, the following Urban Design
policies apply to development within Nodes and Corridors and are further
implemented through the Supplemental Guidelines in the Urban Design Manual:
(2)
Interest: Design which results in visual interest and interesting and active
spaces.
(4)
Infill Development: Design buildings to be in proportion with the lot size
and to fit harmoniously into the surrounding character and context. The
design of the site and buildings shall be compatible with the surrounding
character and context.
(5)
Building Design: The design of buildings shall contribute to a high quality
and coordinated streetscape character and context. Buildings should
generally have their principle building façade and entrance to face the
primary public street particularly along transit routes or transit station areas
and be designed with articulated building facades.
(6)
Built Form and Massing: Locate buildings to establish an urban street
enclosure and to frame street intersections. The design and massing of tall
buildings (greater than three storeys) shall relate to the surrounding
context, as well as, to the street proportions (building height to street width
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ratio) and to human scale dimensions. The design of high rise buildings
shall be designed to reduce adverse impacts related to wind, shadowing,
visual impacts and to reduce the appearance of bulk through a variety of
design and massing strategies.
(7)
Skyline: Design tall buildings with interesting roof designs, articulated
massing and supporting architectural features that create an interesting
and recognizable skyline coordinated with other surrounding tall buildings
from many views and vantage points. Encourage opportunities to integrate
roof top equipment into the roof design and to promote a sculpted roofline.
The proposed development has 26 storeys, rising to a height of 83 metres above grade from the
building’s lobby level and contains a density of 809 bedrooms per hectare; higher than the
permitted height and densities described above. Section 12.3 of the Official Plan provides for
Council to consider increases in height and density under Section 37 of the Planning Act in return
for public benefits. Section 12.3.1 establishes policies for Height/Density Bonusing:
12.3.1 Height/Density Bonusing
1. Zoning By-Laws, pursuant to Section 37 of the Planning Act, may be enacted to
authorize increases in height and/or density that would not otherwise be permitted in
the Zoning By-Law in return for facilities, services or matters that would comply with
the general intent of this Plan.
2. Authorized increases in height and/or density will be used as a tool to support the
City’s policy objectives within the Official Plan. The potential for authorized increases
in height and/or density will apply to lands which, at the time of application, satisfy the
following criteria:
a. Is located within a designated Node or Corridor; and,
b. Is well served by existing or planned transit.
3. Any facilities, services or matters for density bonusing will be secured through the use
of agreements that are registered on title to the lands. The City will require the
property owner to enter into one or more agreements with the City, which may be
registered against the title of the affected property, specifying the terms under which
the density bonus will be granted.
4. With regard to facilities, height and/or density bonusing will not relate to the ongoing
maintenance costs of facilities, but may relate to capital facilities or cash-in-lieu toward
planned or actual capital facilities, above and beyond any contributions provided under
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the provisions of the Planning Act or Development Charges Act or other applicable
statute(s).
5. The City may, at its sole discretion, authorize increases in height and/or density in
return for any of the following facilities, services or matters:
h. Preservation/enhancement of the natural environment, above and beyond the
existing requirements in this Plan;
6. In all cases, appropriate development review processes will be utilized to ensure:
a. The site is suitable for the proposed density and/or height in terms of parking,
landscaping, and other site-specific requirements;
b. Any increase in density and/or height is compatible with the planned scale and
character of the surrounding neighbourhood and has a minimal impact on
neighbouring land uses; and
c. That community services, infrastructure and transportation impact issues are
adequately addressed, if applicable. A Transportation Impact Study, Servicing
Report, and any other relevant supporting information may also be required. All
relevant supporting information may require, at the City’s request, examination of
off-site impacts.
7. The positive impacts of the exchange should benefit the surrounding areas
experiencing the increased density.
8. Applications to exceed the maximum height limits of the Zoning By-Law must
demonstrate how the impact of the increased height will be minimized on adjacent low
or medium density areas. Consideration will be given to the extent to which a proposal
meets the urban design objectives and policies of this Plan as well as provisions of the
City’s Urban Design Manual related to compatible development, human scale
development, character, building design, landscape design and buffer standards. With
the goal of incorporating appropriate building massing to minimize shadow impacts,
retain views and complement the planned scale and densities of adjacent properties,
appropriate mitigation measures would include, but are not limited to:
a. Increasing the setback from abutting low or medium density residential area;
b. Incorporating terraced massing on any side of the building that abuts a low or
medium density residential area;
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c. Recognition of existing or planned grade changes between existing abutting low or
medium density residential properties and the proposed development that would
reduce the impact of the requested additional storeys to a similar impact as would
occur if the building were built at the maximum limit in the Zoning By-Law and
there was no grade change between it and abutting low or medium density
residential uses; and,
d. Recognition of existing features that provide a buffer between the property and
adjacent low or medium density residential areas. Such features may include
parks, greenspaces, environmental areas, hydro corridors, properties within nonresidential designations, and properties with height and density limits that serve to
buffer low and medium density residential areas from higher density uses.
The proposed development consists of a 4 storey podium and 22 floors of residential units for a
total of 26 storeys. The building will include 262 units and a total of 284 bedrooms. The project is
a high-density development and is appropriately located within the Mixed-Use High Density
Residential land use designation and along a major corridor. While the proposed development
requires amendments to the permitted maximum height and density, the project maintains the
overall intent of the Official Plan and the land use designation. To compensate for the increased
height and density, the applicant proposes to implement the bonusing provisions for the
integration of a number of the described public benefits. As such, the proposed development
meets the overall intent of the Official Plan.
4.5
City of Waterloo Zoning By-law No. 1108
The Site is zoned as “Multiple Residential-25” (MR-25) in the City of Waterloo Zoning By-law No.
1108 (Figure 6). The MR-25 zone permits a variety of medium-high density residential uses as
well as some non-residential uses. Permitted non-residential uses include beauty salons and
barber shops, offices and clinics for health practitioner as well as nursery schools, churches,
schools, nursing homes and parks and playgrounds operated by the City of Waterloo. The
pertinent regulations in the MR-25 zone are summarized in Table 1.0 below.
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Table 1.0: Multiple Residential-25 (MR-25) Regulations
Minimum Frontage
N/A
Minimum Front Yard
5 metres
Minimum Side Yard
10 metre combination of both sides yards, 3
metre minimum
Minimum Rear Yard
7.5 metres
Minimum Low Rise Residential Setback
½ height of the building, 7.5 metre minimum
Minimum Landscaped Area
30% of lot area
Minimum Parking Spaces
1.0 spaces per unit
Maximum Height
75 metres
Maximum Density
250 units per ha
Minimum Density
100 units per ha
A site-specific Zoning By-law Amendment is required to implement the proposed development.
The nature of the Zoning By-law Amendment application is discussed in Section 6.2 of this report.
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5. TECHNICAL STUDIES
5.1
Urban Design Brief
GSP Group Inc and SRM Architects prepared an Urban Design Brief in support of the proposed
development. The project team worked to ensure that the proposed building and site design
conformed to design policies outlined within the City Official Plan and Urban Design Manual. The
building has been designed with a strong podium and an articulated tower that adds to the City’s
skyline. Above the building podium, the building design provides an attractive built form that
complements the medium and high density developments adjacent to the Site. The development
as a whole utilizes high-quality building materials to create an attractive contemporary building
façade and contribution to the City’s skyline.
5.2
Shadow Impact Study
SRM Architects prepared a Shadow Impact Study on behalf of NKL Properties Inc. The study
examined the impacts created by the proposed development on 4 dates throughout the year at
increments of 2 hours between 10 am and 6 pm, as per the requirement outlined by the Urban
Design Guidelines.
The shadow impact renderings reveal a range of shadows that will be cast by the proposed
development. City policy does not encourage any lot to be cast in shadow in excess of 50% of the
lot for a duration longer than 4 per hours. The study found that the impact to the neighbouring lots
will not exceed the City standards.
5.3
Parking Justification and TDM Options Study
Paradigm Transportation Solutions Limited prepared a Parking Justification and Transportation
Demand Management Options Study on behalf of NKL properties Inc. Based on an analysis of
the traffic patterns within the area, the study concluded that the proposed 184 parking spaces is
estimated to be sufficient to meet the needs of the development. The study recommends that:





The owner offer parking unbundled from the residential units and offer them on a firstcome first-serve basis at free-market rates (ie. sell parking and units separately);
The owner consider to add additional bicycle parking as needed in order to further reduce
the demand for vehicle ownership;
The owner look to consider following the recommended strategy, outlined in Section 5 of
the study, to help reduce the demand for vehicle travel;
The City of Waterloo recognize the conclusions drawn above; and
The City of Waterloo support the proposed Zoning By-law variance in order to allow for the
provision of 184 parking spaces for the development site.
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5.4
Preliminary Servicing Report
Meritech Engineering was retained to prepare a Preliminary Servicing Report, including grading,
servicing and stormwater management, in support of the proposed development at 151, 157, 159
& 161 King Street North.
5.4.1
Preliminary Grading
The existing site predominantly drains from the northeast to the southwest towards existing low
points on the adjacent public school site. The Site Grading Plan shows that the proposed redevelopment will result in the majority of the site draining internally, with surface parking area
directed to the front of the building. Major overland flow will mimic existing patterns, with flows to
King Street increased.
5.4.2
Preliminary Stormwater Management
The Waterloo Core Area Infrastructure Assessment shows that the existing storm system in the
“Peppler/Elgin” subcatchment has capacity issues. Therefore, the proposed quantity design
criteria for the Site is to attenuate the post-development peak flows from the 100-year storm event
to pre-development peak flows from the 5-year storm event.
The concept design increases the Site’s imperviousness to over 80% and attenuation is required.
This is proposed to be achieved with the use of rooftop storage to attenuate rainfall on the top
storeys of the building and underground attenuation to attenuate runoff from the surface areas
directed to a trench drain near the King Street entrance. Rooftop storage is proposed.
5.4.3
Preliminary Sanitary Sewer Analysis
The 2011 Infrastructure Assessment shows that the existing sewer downstream of the Site was
operating at between 40% and 80% of capacity; thus, potential capacity exists. The Site is
currently serviced with a number of connections, which will be removed. As shown on the Site
Servicing Plan, one new connection will be provided to service the building; a 100 mm diameter
service has sufficient capacity for the proposed design flows.
5.4.4
Preliminary Water System Analysis
The 2011 Infrastructure Assessment shows that there may not be adequate firefighting flows in
this neighbourhood. Water modeling has been performed by the Region of Waterloo in order to
confirm existing conditions. The average pressure is 513kPa (74 PSI) and a firefighting demand
of over 400L/s is possible. The mechanical/sprinkler designer will confirm the required water
service size.
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The Site is currently serviced with a number of service connections, all of which will be removed.
As shown on the Site Servicing Plan, one new connection will be installed to the building and will
be sized for both domestic and sprinkler demands.
A municipal fire hydrant is located directly in front of 151 King Street North near the south limit of
the Site, therefore, a new private hydrant is not required.
5.5
Acoustical Report
Novus Environmental was retained to conduct a Traffic and Stationary Noise Assessment for the
proposed development. At this time, the building ventilation, cooling and potential emergency
systems associated with the building have been designed. The potential impacts will be assessed
as part of the final building design to ensure compliance.
The findings of the report regarding external noise sources are summarized as follows:
5.5.1
Transportation Noise Impacts
Noise control measures in the form of special façade constructions or setbacks are not required.
The roadway noise impacts on the North, East and South facades are predicted to exceed the
indoor noise criteria in the 1 to 10 dBA range. Therefore, forced air heating systems with a
provision for central air conditioning is required for units along these facades.
Noise warning clauses registered on Title and included in offers of purchase or rental agreements
must be included for residential units along the North, East and South facades.
5.5.2
Stationary Noise Source Impacts
Stationary sources in the surroundings included PTAC units and small HVAC units from
residential buildings along Ezra Avenue, large HVAC units on the roof of MacGregor Public
School, and an emergency generator located on the rooftop of 167 King Street North. Impacts
from these stationary sources are predicted to be at or below the applicable guideline limits from
NPC-300.
5.6
Heritage Impact Assessment
CHC Limited was retained by NKL Properties Inc to conduct a Heritage Impact Assessment on
151 King Street North. The assessment concluded that the property is not worthy of designation
under Ontario Regulation 9/06, the Ontario Heritage Act. It is, however, an interesting example of
two styles; Gothic Revival and Queen Anne, creating an unusual breakfront design, the front
façade being the only noteworthy aspect of the structure. It is recommended that the front façade
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be dismantled and reconstructed in the lobby of the new building to be viewed from King Street
North and function as an amenity space or other appropriate use.
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6. PLANNING APPLICATION
The proposed development matches the vision contemplated by the Official Plan and Zoning Bylaw, as it is a high-density, mixed use building on a major corridor within walking distance to the
Uptown core and universities. While the proposal meets the intent of the Official Plan, some
adjustments need to be made.
6.1
Official Plan Amendment
Density
The Official Plan ascribes a minimum and maximum density of 150 and 750 bedrooms per
hectare for the Mixed-use High Density Residential Designation in Section 10.1.6 (3) (a). With
262 and 284 beds, the proposed development has a density of 809 beds per hectare. This
exceeds the permitted density by 59 beds per hectare and represents a ~7% increase from the
permitted density. As such, an amendment to the permitted density will be necessary to permit
the proposed development.
Height
Section 10.1.6 (3)(b) of the Official Plan describes a maximum permitted height of 81 metres. The
proposed development ranges in height due to the Site’s natural topography, however, the
maximum height when measured from the lowest point on the Site is 86 metres above grade.
Along King Street, on the other hand, the tower rises to a height of 83 metres after a 4.8 metre
step back above the four storey podium. As such, the proposed Official Plan Amendment
requests a maximum permitted height of 83 metres.
The necessity for increased height is directly related to the integration of the heritage building into
the building podium. In response to the heritage buildings height, the ground level lobby required
an increase in height by approximately 3 metres. This increase in the lobby level ceiling height
pushes the buildings total height above what is permitted, as per the Official Plan.
As described in Section 4.4 of this report, the City of Waterloo may permit greater height and
density in return for facilities, services or matters that are of public benefit. This bonusing
provision is permitted under Section 37 of the Planning Act and is to be used at the discretion of
the City. To facilitate the increased height and density described above, the application proposes
to voluntarily preserve the heritage façade of the existing building located at 151 King Street
North by integrating this architectural component into the proposed building’s lobby. In addition to
the heritage preservation, the proposed development integrates a number of other public benefits
into the design, further discussed in Section 7.10 of this report.
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6.2
Zoning By-law Amendment
The proposed development is on a Site that is zoned Multiple Residence 25 (MR-25). While the
proposed mixed-use multi-residential development is permitted within the zone, special provisions
are required to accommodate the Site dimensions and building form. A summary of the proposed
zoning amendment is provided below in Table 2.0.
Table 2.0: Multiple Residence 25 (MR-25) Proposed Regulations
Required
Proposed
Minimum Front Yard
5.0 m
5.0 m
Minimum Side Yard (North)
10.0 m combination of
5.0 m
both yards, 3.0 m
Minimum Side Yard (South)
2.0 m
Minimum Rear Yard
7.5 m
1.0 m
Minimum Landscaped Area
30% of lot area
30% of lot area
Min. Residential Parking Spaces (/unit)
1.0
0.6
2
Min. Commercial Parking Spaces
3 spaces/100 m
3 spaces/115 m2
Maximum Height
75.0 m
83.0 m
Maximum Density (as per Official Plan)
750 beds/ha
809 beds/ha
 Nursery school
Permitted non-residential uses
Additional permissions for:
 Offices
 Churches
 Medical clinics
 Church halls
 Personal services
 Sunday schools
 Retail stores
 Public schools
(excluding hardware
 Separate schools
store, furniture store,
 Nursing homes
appliance store,
 Recreational parks
department store,
and playgrounds
automotive supply
operated by the City
store, or stores for the
sale of bulky goods)
 Restaurants (excluding
drive-thrus)
 Coffee shops
 Drug stores
The Zoning Amendment application requests special provisions that address building setbacks,
height and density, parking as well as permitted non-residential uses. The table above
summarizes the proposed amendments.
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Building Setbacks
To accommodate the parking structure within the podium, the proposed development will require
reduced setbacks for the south side yard and the rear yard. Access to the parking structure is
located at the southern end of the property via a ramp which leads to public, at-grade parking as
well as the parking structure. Due to the sloping topography toward the rear of the Site, the
ramp’s 8% incline requires a wall that exceeds 0.6 metres approximately 5 metres from the
property line. As the wall exceeds 0.6 metres it is subject to minimum yard setbacks as per the
Zoning By-law. As such, it is proposed that the southern minimum side yard requirement be 2.0
metres from the property line. While a 2.0 metre setback is required to accommodate the parking
structure ramp, the building podium and tower are setback 11 metres from the property line.
The Site’s rear lot line is irregular, resulting in a varying rear yard setback. To accommodate the
parking structure at the rear, a minimum rear yard setback of 1.0 metres is requested for this
development. The parking structure rises to a maximum height of 16.67 metres at this set back.
The building tower, however, is set back 13.2 metres from the property line.
The front and north side yards both conform to the required setbacks. The podium front yard
setback is 5.0 metres from the property line while the tower is setback 9.8 metres after a 4.8
metre step back. The tower is setback 5.0 metres from the north property line.
Building Height
The City of Waterloo Zoning By-law has yet to be amended to reflect the updated Official Plan. As
such, the maximum permitted height within the Zoning By-law (75 m) is inconsistent with the
maximum height described within the Official Plan (81 m). This application proposes that a
maximum of 83 metres be permitted, as described above. It should be noted, however, that from
the lowest point on the property to the highest point of the building the building stands 86.0
metres in height. As noted above, the increase in building height is directly related to the
integration of the heritage building into the building podium.
Parking
The Site’s location inherently reduces the likelihood of each resident requiring a private
automobile. The close proximity to Uptown Waterloo and both universities allows for residents to
walk to a number of amenities. For further trips, the Site is situated on one of the most frequently
used transit corridors in the City, with a bus stops for local and express services within a short
walk. By 2017, the LRT will also be available for use within a short 10 minute walk from the
proposed development.
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Due to the availability of the transportation alternatives, it is expected that many residents will not
require a parking space with the unit. This application proposes that the minimum residential
parking requirement be reduced from 1.0 spaces per unit to 0.6 spaces per unit. This rate has
been applied to the development directly opposite the Site on King Street and is appropriate for
this similar project. A minimum commercial parking rate is proposed as 3 spaces per 115 square
metres of commercial GFA. This parking rate reflects a minor reduction from the development
across the street.
Permitted Non-residential Uses
Currently, the permitted non-residential uses within the MR-25 zone are limited. As a mixed-use
development, there is 500 square metres of commercial space at ground level. Due to the Site’s
location and heavy pedestrian traffic, it would be appropriate to expand the permitted uses to
provide an opportunity for a broader range of services for the residents of the building and
neighbourhood. The application proposes that, in addition to the permitted non-residential uses,
the following uses be permitted on the ground floor:







Offices
Medical clinics
Personal services
Retail stores (excluding hardware store, furniture store, appliance store, department
store, automotive supply store, or stores for the sale of bulky goods)
Restaurants (excluding drive-thrus)
Coffee shops
Drug stores
Density
The new City of Waterloo Official Plan describes density levels by bedrooms per hectare,
however, the Zoning By-law utilizes a units a per hectare measurement. It was the request of City
staff that density for this site be calculated based on the new direction of the Official Plan. As
such, the density for the proposed development will be regulated in bedrooms per hectare.
Amendments pertaining to density are described above.
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7. PLANNING ASSESSMENT
The following section provides planning assessment and rationale for the proposed Official Plan
and Zoning By-law Amendment applications. As demonstrated above, the proposed development
is consistent with the Provincial Policy Statement and the Places to Grow Act. The Site’s location
and building form support compact, transit oriented development as envisioned by the Regional
and Municipal Official Plan’s. In order to accommodate the development, minor adjustments to
the Official Plan and Zoning By-law are necessary.
7.1
Location and Residential Use
The Site is located on King Street, situated between Uptown Waterloo and Wilfred Laurier
University. This location offers an ideal opportunity for a mixed-use development due to its
proximity to the commercial core, city parks, the universities as well as public transit. In recent
years, the University District and north of Uptown Waterloo have experienced residential
intensification due in large part to these factors. Historically, this area of the city has been
residential in nature. While the mature neighbourhood of MacGregor-Albert has retained a lowdensity form, much of the area from King Street to Wilfrid Laurier University has seen the
assembly of smaller lots to development of higher density residences.
The areas surrounding both Wilfrid Laurier University and University of Waterloo have also
attracted significant high-density developments in recent years. King Street, north of University
Avenue in particular, and the Northdale neighbourhood have experienced significant high-density
residential development. Developments such as Sage, King’s Court and King’s Landing are
examples of 18-20 storey high-rise developments that have been constructed in recent years.
These development, however, are purpose-built student residence building.
The proposed development will be in condominium tenure and provide the opportunity for a wide
range of residents to live north of Uptown. This location provides access to both commercial and
institutional amenities within walking distance as well as convenient access to public transit. As
such, this location offers a prime opportunity for intensified residential development as
contemplated by the Official Plan.
7.2
Commercial Use
In addition to residential uses, commercial and institutional land uses are within the immediate
vicinity as well. While the Official Plan encourages mixed-use development at this location, the
Zoning By-law permits a limited range of commercial uses. Approximately 150 metres south of
the Site is the Uptown Waterloo commercial core where a variety of commercial services are
available including restaurants, clothing stores, services and grocery stores. North of the Site, at
the King and University intersection, there are commercial outlets that cater to university students.
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While the predominant use of the Site is residential, the proposed development includes
commercial space at ground level as well. This commercial space will provide increased activity
and surveillance at street level, serve local needs and enhance the pedestrian experience along
King Street between Uptown and the King/University intersection. A broadening of the permitted
commercial uses at this site is appropriate as it will provide the opportunity for a broader range of
services to local residents and for the reasons cited above.
7.3
Building Setbacks
The building is located closer to the side and rear property lines than the minimum requirements
described by the Zoning By-law, however, this does not cause a conflict with neighbouring
properties. The adjacent land to the south and west is the MacGregor Public School sports fields.
As such, the reduced south side yard and rear yard setbacks will not create an unsuitable
minimum separation between buildings or sensitive activities. It is also important to note that the
minimum setbacks reflect ‘pinch points’ between the podium and property lines. The maximum
wall height, at which a ‘pinch point’ occurs, is 18.8 metres at the southwest corner or the building.
The south side yard setback of 2.0 metres also reflects a ‘pinch point’ as the parking structure
ramp exceeds 0.6 metres and is thus subject to the minimum setbacks. The building podium and
tower are setback over 10.0 metres from the southern property line.
7.4
Serviceability of the Site
To assess the level of services available to the Site, a Preliminary Servicing Report and
Stormwater Management Plan was prepared by Meritech Engineering. The site is currently
provided with municipal sanitary and water services. As discussed in Section 5.4 of this report,
the proposed mixed-use residential development can be fully serviced with the appropriate
municipal water, sanitary and storm water systems. The proposed development will utilize the
existing water services and no capacity issues have been identified. In order to provide the
necessary water services, the existing residential laterals will be decommissioned and replaced
with service from King Street. Similarly, the existing four sanitary laterals servicing the existing
residential lots will be decommissioned and replaced with a 100 mm diameter lateral connecting
to the existing sanitary sewer on King Street.
The proposed development will be fully serviced and the Servicing Report demonstrates that
municipal systems are capable of handling the increased demand created by the intensified
residential use, as well as mitigating any negative impacts to the environment or existing services.
The detailed engineering design will occur in conjunction with the subsequent Site Plan Approval
process.
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7.5
Traffic Impacts
As part of a complete application, a Traffic Impact Study was required for the proposed
development. A Traffic Impact Study assesses the impact the proposed development will have on
the local road system. Paradigm Transportation Solutions was retained to conduct this study and
is described in Section 5.3 of this report.
The finding of the study concluded that the projected increases in traffic volumes on the
surrounding streets can be accommodated and no improvements to the local streets are required.
The PTSL study also considered the Region’s plan to rebuild King Street North with a 3 lane
cross section (vs the current 4 lane design). No additional turning lanes or traffic signals are
necessary and the projected increases in traffic created by the proposed development pose no
concern.
7.6
Access to Public Transit
The Site is situated on King Street North which provides a variety of transit options for residents
of this development. Located on the No. 7 routes, routes 7C, 7D and 7E stop just metres from the
Site roughly every 5-10 minutes during peak periods (Figure 2). These routes provide direct
access southbound to Downtown Kitchener via King Street and northbound to Conestoga Mall
and the University of Waterloo via Columbia Street and University Avenue. Conestoga Mall acts
as the northern transit hub at which users can transfer to other bus lines.
Approximately 500 metres from the Site, on University Avenue, a variety of other bus routes are
also available. At this location, routes 7, 8, 9, 12, 29 and 91 stop along with two of the three
Regional express bus routes also stop at this location. The iExpress 200 provides express
northern access to Conestoga Mall via the University of Waterloo and southern access to Ainslie
Terminal in Cambridge via Downtown Kitchener. The iExpress 202 provides express access to
Conestoga Mall via University Avenue and east Waterloo as well as the Boardwalk Shopping
Centre.
In addition to convenient access to the local and express bus system, the Site will be accessible
to the future ION LRT system. With expected completed date of 2017, the Site will be
approximately a 10 minute walk from both the Uptown Waterloo and Waterloo Park (at Seagram
Drive) stations. The LRT will provide service between Conestoga Mall in Waterloo and Fairview
Park Mall in Kitchener and will provide access to major points of interest and employment in the
Region including the University of Waterloo, Uptown Waterloo and Downtown Kitchener.
The proposed development is well supported by the current transit service, which will be
enhanced by the 2017 introduction of the ION LRT system.
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7.7
Parking
The proposed development is located within central Waterloo and an ideal location for utilizing
alternative modes of transportation including active and public transportation options. As such,
the standard parking requirement of the zoning by-law would over supply the demand forecasted
for the proposed development. Parking reductions may be considered under the policies of the
Regional Official Plan and the City of Waterloo Official Plan under Section 3.6.6 (3)(b) (see
Section 4.4). The proposed relief from parking requirements is justified for a number of reasons.
The Site’s central location provides inherent opportunities for reduced parking requirements.
Close proximity to both Uptown Waterloo and the Universities allow residents to access both
within a reasonable walking distance. Access to public transportation is also readily available from
the Site as discussed in Section 5.3 of this report.
The proposed development is targeted to a demographic less inclined towards car ownership.
Smaller, 1 bedroom units will attract a younger, and more urban demographic which tend to have
lower car ownership rates than others within the City. This target demographic often lives alone or
as a couple with no kids. When purchasing a unit within the proposed development, parking
spaces will be “unbundled” from the purchase of the units providing an opportunity for residents to
forego the need to purchase a parking space. As an alternative residents are anticipated to rely
on public transit, as described above, and active transportation options. To accommodate this
increased demand for active transportation use, the proposed development has integrated 54
secure indoor bicycle parking spaces within the underground parking structure. Bicycle parking
will also be available at-grade for visitors and users of the commercial space.
Similar parking rates have been applied to other developments within the City. The Northdale
neighbourhood requires a parking rate of 0.25 per bedroom as-of-right, due to its proximity to
amenities and transit – equating to a significantly reduced parking rate when compared to the
proposed development. Similarly, the K2 condominium that is on the opposite side of King Street
from the Site has been approved for a similar parking rate. For these reasons, the proposed
residential parking rate of 0.6 spaces per unit and commercial parking rate of 3 spaces per 115
m2 is justified and will provide an appropriate amount of parking for this Site. This rate is
supported by the findings of the Paradigm study.
7.8
Heritage Resources
The existing house at 151 King Street North was constructed circa 1883. While the house is not
considered rare or unique, it does feature a locally unusual example of a breakfront façade style
that was part of an addition circa 1905-1915. The property is listed on the City of Waterloo
Municipal Heritage Register as a non-designated property of cultural heritage value or interest. In
July 2015, a Heritage Impact Study was conducted by CHC Limited which established that the
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property does not meet the criteria under Ontario Regulation 9/06 for listing or designation under
the Ontario Heritage Act.
Despite lacking the criteria to be listed or designated under the Ontario Heritage Act, the buildings
locally unusual breakfront style can be considered to be of architectural interest. As such, NKL
Properties proposes to voluntarily conserve the front façade of the existing building and integrate
it into the proposed building’s lobby as a gesture of recognition. By reconstructing the façade
within the lobby, the historic building façade is given a renewed purpose while acknowledging the
historic character of the property. The proposed building’s lobby will be highly transparent at
street level leaving the building façade visible from the public right of way.
7.9
Urban Design
The proposed concept has been prepared integrating the design guidelines described within the
City of Waterloo Urban Design Guidelines document. The building massing consists of a single
residential tower with a 4-storey podium, rising to a height of 83 metres above street level. The
overall massing of the building acknowledges the adjacent built forms, frames the street and
implements the design intent of the Official Plan.
At grade the building concept utilizes a variety of unique design features that distinguish this
building from adjacent properties and contributes to a distinct streetscape. The integration of the
heritage façade from 151 King Street North into the southwest corner creates an identifiable and
individual building frontage. Visible from the street due to the increased street-level transparency,
this heritage asset, creates an exceptional urban experience for pedestrians.
Due to the Sites prominent location adjacent to the MacGregor Public School sports fields and
overlooking Uptown Waterloo, the proposed development responds well to this context by
providing a contemporary architectural approach that is a high-quality design as required by City
policy.
7.10 Bonusing
The City of Waterloo Official Plan includes provisions for Height and Density Bonusing as a
municipal incentive under Section 12.3.1, implemented under Section 37 of the Planning Act. The
execution of bonusing provisions is left to the sole discretion of the City of Waterloo. The
submitted application proposes that the City utilize this tool to allow for the requested increased
height and density necessary for this development. A number of public benefits have been
integrated into the concept plan. A summary of these benefits are provided below.
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151 King Street Public Benefits
Public Benefit
Adaptive reuse of a heritage resource
Underground parking
Aesthetically attractive design
Superior outdoor amenity area
Secure bicycle storage
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Commentary
The development will preserve breakfront
building façade is a locally unusual
architectural feature. The façade will be
reconstructed within the building lobby and
visible from the street, creating a unique street
frontage that gives recognition to the areas
historic context.
The majority of parking on the Site is
contained underground or within a parking
structure that is integrated into the building
podium. One level of underground parking,
containing 52 parking spaces, is provided.
Three levels of parking structure contains 114
private parking stalls while 18 public spaces
are available at-grade at the rear of the
building. Integrating structured parking into the
proposed development reduces the impact of
the parking requirements at street level and
create a more aesthetically pleasing and
comfortable street scape.
The building façade integrates a variety of
high-quality building materials composing an
interesting and aesthetically appealing
building design. The unique design
differentiates the building from neighbouring
properties through building articulation and
colour variation while maintaining a vernacular
that relates to adjacent buildings.
The proposed development includes an
improved streetscaping plan for the King
Street frontage. Plantings will be comprised of
native, hardy and drought tolerant species
throughout. Public amenities including
benches and 14 outdoor bicycle parking
spaces will also be available for use.
A total of 54 secure, indoor bicycle parking
spaces are available within the parking
structure.
29
7.11 Conclusion
The proposed development offers to bring a high-rise mixed use residential tower to a major
corridor between the two most high-profile nodes within Waterloo.
The City Official Plan provides for high density mixed-use development within this area. The
development as proposed implements the direction and policies of the Official Plan. With minor
amendments to the Official Plan and Zoning By-law, this development will create a positive
contribution to the street and community by creating an active street frontage, intensification
within a major corridor and a high-quality building and site design. As such, this project represents
the type and quality of development that is to be encouraged within this area.
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9. CONCLUSION
GSP Group have been retained by NKL Properties Inc to coordinate and prepare the submission
of a planning application for Official Plan and Zoning By-law Amendments for the assembled
properties of 151, 157, 159 and 161 King Street North in the City of Waterloo. The proposed
planning application is necessary to facilitate the development of the subject site for a multiple
storey mixed-use development containing ground floor commercial use and residential uses
above. The proposed planning applications would modify the existing Official Plan designation
and zoning on the property in order to accommodate the proposed development of the Site.
NKL Properties Inc, SRM Architects and GSP Group attended the required Pre-application
Consultation meeting with the City of Waterloo on May 15, 2015 to present the preliminary
concept design for the Site and discuss requirements of the proposed planning application. From
this meeting, the City identified requirements for the submission of a Planning Report and Urban
Design Brief in support of the proposed planning application that justify the proposed
amendments to the Official Plan and Zoning By-law. This Planning Report should be read in
conjunction with the Urban Design Brief prepared and submitted concurrently for the proposed
planning application.
The Planning Report concludes that the proposed development and its implementing Official Plan
and Zoning By-law Amendments are appropriate as the development:




Supports Provincial and Regional Planning Policy;
Is consistent with the City’s direction for the Major Corridors as expressed in the Official
Plan;
Is consistent with the Regional Official Plan’s policies for transit-supportive development;
and,
Exhibits good urban design and high quality architecture.
The proposed Zoning By-law Amendment, in our opinion, represents good planning for the
community.
Planning Justification Report | NKL Properties Inc
GSP Group | August 2015
31