Planning Justification Report
651 Colby Drive
RISE Commercial Developments City of Waterloo Zoning By-law Amendment April 2018
Planning Justification Report
651 Colby Drive
Zoning By-law Amendment
City of Waterloo
March 2018
Prepared for: RISE Commercial Developments 205-3975 Lakeshore Road Kelowna, British Columbia V1W 1V3
Prepared by: GSP Group Inc. 201-72 Victoria Street South Kitchener, ON N2G 4Y9
Contents
1. Introduction ...... 1 1.1 Background ...... 1 1.2 Supporting Studies ...... 1
2. Site Location and Description ...... 6
3. Development Proposal ...... 7 3.1 Proposed Development ...... 7 3.2 Integration of Proposed Development with Surrounding Land Uses ...... 8
4. Planning Policy Framework ...... 10 4.1 Ontario Planning Act, R.S.O. 1990, c. P.13 ...... 10 4.2 Grand River Source Protection Plan (2015) ...... 13 4.3 Resource Recovery and Circular Economy Act, 2016 ...... 13 4.4 The Accessibility for Ontarians with Disabilities Act, 2005 ...... 14 4.5 Provincial Policy Statement ...... 14 4.6 Growth Plan for the Greater Golden Horseshoe (2017) ...... 19 4.7 Region of Waterloo Official Plan ...... 20 4.8 City of Waterloo Official Plan (2012) ...... 21 4.9 Official Plan Amendment No. 14 ...... 26 4.10 Conestoga Major Transit Station Area Plan ...... 29 4.11 City of Waterloo Zoning By-law No. 1418 ...... 32 4.12 City of Waterloo new Comprehensive Zoning By-law (Second Draft) ...... 36
5. Technical Studies ...... 39 5.1 Urban Design Brief ...... 39 5.2 Functional Servicing Letter ...... 39 5.3 Transportation Impact and Transportation Demand Management Study ...... 39
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6. Planning Analysis ...... 41 6.1 Provincial Policy Statement ...... 41 6.2 Growth Plan for the Greater Golden Horseshoe (2017) ...... 41 6.3 Region of Waterloo Official Plan ...... 42 6.4 City of Waterloo Official Plan ...... 42 6.5 City of Waterloo Official Plan Amendment No. 14 ...... 43 6.6 Conestoga Major Transit Station Area Plan ...... 44 6.7 City of Waterloo Zoning By-law No. 1418 ...... 44 6.8 City of Waterloo new Comprehensive Zoning By-law (Second Draft) ...... 47
7. Conclusion...... 49
Appendix 1: Draft Zoning By-law Amendment...... 51
Figures
Figure 1 – Site Location………………………………………………………………………. 2 Figure 2 – Community Context ……………………………………………………………… 3 Figure 3 – Site Plan Concept…………………………………………………………...... 4 Figure 4 – 3D Views…………………………………………………………………………... 5 Figure 4 – City of Waterloo Official Plan Schedule A1 …………………...... 22 Figure 5 – City of Waterloo Official Plan Schedule B……………………………………… 24 Figure 6 – City of Waterloo OPA 14 Schedule J1…………………………..…………….. 27 Figure 7 – City of Waterloo Zoning Schedule……………………………………………… 33 Figure 8 – City of Waterloo Draft New Zoning Schedule……………………...…………. 37
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1. Introduction
1.1 Background GSP Group Inc. has been retained by RISE Commercial Developments Inc (the “Owners”) to coordinate the preparation and submission of a Zoning By-law Amendment for the property municipally known as 651 Colby Drive in the City of Waterloo (the “Subject Property / Site”). A location plan is shown as Figures 1 and 2.
A Zoning By-law Amendment (“ZBA”) is necessary to permit the redevelopment of the Site which includes the renovation of the existing two-storey office building for medical uses and the construction of two new one-storey commercial buildings (the “Proposed Development”). The development concept is shown in Figures 3 and 4.
A Pre-Consultation Meeting was held with the City of Waterloo on December 13th, 2017 to discuss the requirements for a complete application. Several supporting technical reports were identified for the ZBA to be deemed complete, including a Planning Justification Report. This Planning Justification Report should be read in conjunction with the other associated studies prepared in support of the ZBA.
The purpose of this Planning Justification Report is to provide:
• A description of the Site, its existing physical condition, and its context within the surrounding community; • An outline of the Zoning By-law Amendment Application; • An overview of the relevant planning policy and regulations that affect the Proposed Application, including Provincial and City policies, regulations, and guidelines; • A summary of each of the technical studies; and • A planning opinion and justification for the Proposed Development.
1.2 Supporting Studies The following studies were identified as complete application requirements by the City and commenting Agencies and have been prepared in support of the ZBA and/or upcoming Site Plan application: • Urban Design Brief; • Servicing Assessment; and • Traffic Impact Study
651 Colby Drive 1 GSP Group | April 2018 Grand River Conservation Authority Date: Apr 02, 2018
Bus Route/Stop Legend
Regulation Limit (GRCA) Regulated Watercourse (GRCA)
Frobisher Dr Regulated Waterbody (GRCA) Wetland (GRCA) Northland Rd Floodplain (GRCA) Engineered Employment Estimated Approximate Staples Special Policy Area
King St N Slope Valley (GRCA) Steep Oversteep Site Steep
Employment Slope Erosion (GRCA) Oversteep Toe Lake Erie Flood (GRCA)
Colby Dr Graham A. Giddy Lake Erie Shoreline Reach (GRCA) Funeral Home Lake Erie Dynamic Beach (GRCA) Lake Erie Erosion (GRCA)
Smart Choice Parcel - Assessment (MPAC/MNRF) Auto This legend is static and may not fully reflect the layers shown on the map. The text of Ontario Boston Pizza Regulation 150/06 supercedes the mapping as represented by these layers.
Figure Site Location Source:GRCA Aerial Imagery (2015) 1 Planning Justification Report | 651 Colby Drive, Waterloo GSP Group | April 2018 Copyright Grand River Conservation Authority, 2018. Disclaimer: This map is for illustrative purposes only. Information contained herein is not a substitute for professional review or a site survey and is subject to change without notice. The Grand River Conservation Authority takes no responsibility for, nor guarantees, the accuracy of the information contained on this map. Any interpretations or conclusions drawn from this map are the sole responsibility of the user. The source for each data layer is shown in parentheses in the map legend. For a complete listing of sources and citations go to: https://maps.grandriver.ca/Sources-and-Citations.pdf
0 20 40 80 120 GRCA Metres Map Centre (UTM NAD83 z17): 537,458.07 4,816,921.87 This map is not to be used for navigation | 2015 Ortho (ON) NAD 1983 UTM Zone 17N Scale: 3,837 ± Grand River Conservation Authority Date: Feb 15, 2018
Legend
Regulation Limit (GRCA) Regulated Watercourse (GRCA) Regulated Waterbody (GRCA) Wetland (GRCA) Floodplain (GRCA) Engineered LRT Route/Stop ROUTE 21 Estimated Bus Route/Stop Employment Approximate Nothland Rd Special Policy Area
Staples Frobisher Dr ROUTE 14 Slope Valley (GRCA)
Colby Dr Steep Oversteep Commercial Steep
Home Slope Erosion (GRCA) Depot Site Residential Oversteep Employment Residential Toe Commercial Davenport Rd Conestoga Pkwy Best Buy Lake Erie Flood (GRCA) Lake Erie Shoreline Reach (GRCA) Employment King St Home Commercial Sense Lake Erie Dynamic Beach (GRCA) Nothfield Dr Lake Erie Erosion (GRCA)
Commercial Parcel - Assessment (MPAC/MNRF) This legend is static and may not fully reflect the layers shown on the map. The text of Ontario Conestoga Rd Regulation 150/06 supercedes the mapping as represented by these layers.
Employment Conestoga Mall Station Conestoga Mall
Northfield Station
Commercial
Employment Copyright Grand River Conservation Authority, 2018. Disclaimer: This map is for illustrative purposes only. Information contained herein is not a substitute for professional review or a site Figure survey and is subject to change without notice. The Grand River Community Context Conservation Authority takes no responsibility for, nor guarantees, Source:GRCA Aerial Imagery (2015) the accuracy of the information contained on this map. Any 2 interpretations or conclusions drawn from this map are the sole responsibility of the user. Planning Justification Report | 651 Colby Drive, Waterloo The source for each data layer is shown in parentheses in the map GSP Group | April 2018 legend. For a complete listing of sources and citations go to: https://maps.grandriver.ca/Sources-and-Citations.pdf
0 70 140 280 420 GRCA Metres Map Centre (UTM NAD83 z17): 537,481.02 4,816,865.83 This map is not to be used for navigation | 2015 Ortho (ON) NAD 1983 UTM Zone 17N Scale: 12,212 ± U.P.
U.P. U.P. U.P. W.V.
21.62 S.I.B. MH COLBY DRIVE 30Ø 40Ø 30Ø UTIL. MARKER 48.37 50Ø U.P. 30Ø 50Ø 30Ø 345.75 Hydro MONUMENT H W.V. 40Ø H H 346.75 Screen U.P. INV 150Ø= 344.17+/- 60Ø 60Ø Loading 14.5 m 50Ø Moloks N 38° 37' W 37.0 50Ø 346 40Ø HYD. 60Ø H 30Ø
120Ø 250Ø 30Ø
1800Ø BUSH 38.030m S.I.B. U.P. H H
X 350Ø X
R.I.B. 100Ø X 40Ø 40Ø 110Ø 600Ø 340Ø 346.25 60Ø 500Ø 120Ø 345 360Ø 380Ø 370Ø 600Ø X EXIST. EXIST. U.P.
SHED X SHED 300Ø X 200Ø X PROPOSED 30Ø 30Ø H B H 6 0 2 4 6 8m 230Ø 220Ø WELL ONE-STORY 150Ø RETAINING PVC WALL 8 SHRUB BEDS COMMERCIAL 30Ø Landscaping 340Ø 70Ø 450sm 340Ø ROOF DRAIN
Landscaping Glazing Glazing Glazing Glazing Glazing 30ØX 240Ø X
346.25 Animate Corner
G 30Ø 100Ø 400Ø X 550Ø 280Ø ASPHALT IN
100Ø X 30Ø
120Ø
X X
X 400Ø
400Ø X 400Ø 100Ø 400Ø 100Ø 400Ø 400Ø 200Ø OUT X
344.25 100Ø 120Ø PICNIC X 344 5 5 EXISTING X 1000Ø BUSH X X AREA Landscaping 1000Ø BUSH TWO-STORY 30Ø 10Ø BEDS SHRUB
Loading 400Ø Loading OFFICE H B
L.S. 100Ø
X Screen 2,034sm Moloks 100Ø 400Ø 40Ø
H 400Ø 91.65 320Ø H 100Ø 50Ø H
X100Ø
L.S. 40Ø
GARDEN 50Ø
H H X 40Ø 346 & TRACE WIRE 240Ø Bicycles B 11 U.P. L.S. B Glazing
EXIST. 25Ø CLASS 160 PE WATER 30Ø X 30Ø 290Ø EXIST. 150Ø DR28 PVC SAN @ 1.0%
L.S. H B B X WELL EXIST. WELL 40Ø CLEANOUT 40Ø
260Ø 89.75 230Ø H 11 15 15 30ØX 70Ø 346 300Ø 345 20 14
120Ø 344 40Ø
80Ø ASPHALT G 89.968m CLEANOUT SHRUB BEDS 60Ø W Y M A N R O D 40Ø H
N 64° 45' 30" E H
H CONNECT TO EXIST SAN 70 OUTLET @ 0.6m BELOW GRADE TOWER PATIO 10 H 651 COLBY DRIVE BASE 180Ø 240Ø SITE STATISTICS: 150Ø #651 COLBY DRIVE L.S. 30Ø Glazing Service Corridor 40Ø PROPOSED L.S. Required Proposed
#613 H ONE-STORY40Ø #617 KING ST. N. B H X Site Area: 1.07ha.
COMMERCIAL 30Ø INTERLOCKING STONE WALKWAY ASPHALT Lot Frontage: SIDEWALK 40Ø 650sm X Streetscape Presence King St 119.4m
30Ø 200Ø B 60Ø X G Colby Dr 107.0m H H 30Ø L.S. B 40Ø Glazing X Wyman Rd 91.65m H Lot Depth 117.0m INTERLOCKING STONE WALKWAY 200Ø 346 B Min. Front Yard Setback 5.0m 5.0m 300Ø 320Ø STUMP Landscaping Min. Flankage Setback 5.0m 5.0m L.S. Landscaping 7 H H Min. Side Yard Setback 1.5m/3.5m N/A
89.751m 17 U.P. Min. Rear Yard Setback 7.5m 8.7m 130Ø H Landscape Buffer 1.5m 4.7m N 64° 49' 40" E H Landscaping 70Ø X 343 Max. Height 75m 6.0m 10X70Ø 15 Bicycles No. Buildings on Lot 3 L.S. 80Ø L.S. X 80Ø 342.25 S.I.B. Parking 126 120 ASPHALT H Glazing 345 L.S. X 80Ø 342.75 H.H. Existing 99 2 H X 550Ø 510Ø 430Ø 80Ø DI66C Proposed 21 220Ø 80Ø X 80Ø 40Ø 40Ø Landscaping Landscaping Animate Corner Barrier Free 5 6 10.61 250Ø DCBMH66B 30Ø Landscaping I.B. N 38° 30' 40" W HYD. S.I.B. 240Ø 37.887m EXISTING Proposed Sidewalk Snow Storage Proposed Sidewalk U.P. 119.28 U.P. 300Ø PIPE U.P. U.P. U.P. 30Ø PVC PIPE H.H.
CB 204A L.S. RIGHT-OUT RIGHT-INCB 205A
CL CL K I N G S T . N . R E G . R D . 1 5
CBMH 204 CBMH 205
346.25 EXISTING CONTOURS 70Ø EXISTING TREES Figure Development Concept Source: David Thompson Architect Limited (December 2017) 3 Planning Justification Report | 651 Colby Drive, Waterloo GSP Group | April 2018 Wyman Rd
King St N
Figure 3D Views Source: David Thompson Architect Limited (April 2018) 4 Planning Justification Report | 651 Colby Drive, Waterloo GSP Group | April 2018
2. Site Location and Description
The Site is located in the south-west corner of King Street North and Wyman Road in the City of Waterloo. It is legally described as Part of Lots 34 and 35 on Plan 1405. The Site is 1.09 hectares in area and has 107 metres of frontage on Colby Drive, 92 metres of frontage on Wyman Road, and 120 metres of frontage on King Street North.
The Site is occupied by a two-storey office building and surface parking lot and was formerly home to CRA Consulting Engineers. The office building was built in the 1970s and is located at the south end of the Site, furthest from Wyman Road. The main entry to the office building faces north towards the internal parking lot.
The existing parking lot contains 99 spaces and is accessed from Wyman Road. Pedestrian access is provided from Wyman Road, as the Site’s frontages along King Street North and Colby Drive do not currently include sidewalks.
The Site includes some mature deciduous trees which are primarily located along the perimeter of the property, as well as within the centre of the Site near the parking area. The remainder of the Site is grassed.
The Site is located in the north end of the City of Waterloo, north of Conestoga Mall, and is in the southwest corner of the intersection of King Street North and Wyman Road. It is located within an industrial and commercial neighbourhood, characterized by large-scale retail stores across King Street (Staples, The Home Depot), the Colby Drive employment area to the west and north, and restaurants and commercial uses to the south. The Graham A. Giddy Funeral Home abuts the Site to the south and is the only parcel to share a property line with the Site.
The Conestoga ION station is located approximately 800 metres from the Subject Property. The Site is serviced by Grand River Transit bus routes 14 and 21, which provide direct or connected access to Elmira, Kitchener, Waterloo, and Cambridge. A second LRT system access is available on Northfield Drive, approximately 1100 metres from the Subject Property. The Site is near Highway 85 and the interchange at Northfield Drive, providing convenient access to the expressway and Highway 401.
While the Site is located in the north end of the City, it is easily accessed by regional highways, arterials roads, and the GRT transit system.
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3. Development Proposal
3.1 Proposed Development The Proposed Development consists of the renovation of the existing two-storey office building for medical uses, including doctor’s offices, clinics, a dispensary, and related uses. Two one-storey commercial buildings are proposed to be constructed with a 450 square metre building located in the north-west of the Site along Colby Drive and a 650 square metre building located in the north-east of the Site along Wyman Drive. The development will be constructed in two phases. The first phase includes the interior and exterior renovations of the existing building and requires a Site Plan application to address the exterior modifications of the Site. The second phase includes the construction of the two commercial buildings and requires a Site Plan application and a Zoning By-law Amendment to permit additional uses. It is anticipated that the renovations for the first phase will be completed while the requested Zoning By-law Amendment application is processed, establishing the requested permitted uses for the existing building at the completion of the renovations.
Parking for the existing office and proposed commercial buildings is provided via an expanded shared surface parking lot. A large island is proposed in the middle of the parking lot to address the unique configuration of the Site and provides landscaping, a pedestrian pathway, and bicycle parking. Additional bicycle parking is provided near the larger commercial building. The current parking lot contains 99 spaces. An additional 21 spaces are proposed to be constructed for a total of 120 parking spaces, including 6 barrier free spaces that are located near the entrances to each of the buildings.
The expanded parking lot will continue to be accessed from Wyman Road, with a new right- in, right-out access proposed along King Street North at the south end of the Site. The right- in, right-out access is consistent with other commercial development in the vicinity of the Site.
A new sidewalk is proposed along King Street North and will connect to the existing sidewalk along Wyman Road. Pedestrian access to the office building is enhanced via a new internal connection to this sidewalk. Portions of the buildings will contain animated facades facing both King Street and Wyman Road to create a comfortable and interesting pedestrian environment.
Existing mature trees on the Site will be retained where feasible. Landscaping will include planting new trees and shrubs along the perimeter of the Site with a focus on King Street North to provide screening of the surface parking lot. All islands on the Site will also be
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landscaped. A screen is proposed along the loading area of the building in the north-west to shield the area from view along Colby Drive.
The new buildings are placed to frame the Site and create a new campus in conjunction with the renovated office building. The principal entrances to the new units will face the campus. Appropriate treatments will be applied to the Wyman and Colby elevations of the new buildings to address those streetscapes in conjunction with landscaping.
Loading for the existing building will be limited given its office use and is proposed in front of the building at the west end of the parking lot. Loading for the smaller building is proposed along the rear of the building, shielded from view from Colby Drive by a screen. Loading for the larger building is proposed near the Site’s entrance on Wyman Road and includes an internal servicing corridor to provide access for all units.
Waste storage for the existing building will continue to be stored in an interior garbage room and will be brought outside to a concrete pad on the day of pickup. Both buildings will store waste in moloks located near the Site’s entrance onto Wyman Road.
Stormwater will be directed to a swale running parallel to King Street where it enters the municipal storm system. Parking lot storage with controlled outletting will be implemented, and roof top storage will likely be required.
3.2 Integration of Proposed Development with Surrounding Land Uses The Proposed Development takes into consideration the context of the surrounding neighbourhood and integrates the development into the community. This is achieved through building scale and orientation of buildings to the street, landscaped buffers screening the parking areas from the public realm, architectural design, and the retention of existing mature trees around the perimeter of the Site.
The existing office building will undergo a complete renovation. The façade will be updated and will complement the proposed commercial buildings to create a cohesive development. The footprint, height, and massing of the structure will not change.
The commercial buildings will be designed to provide visual interest along the principal elevation along with King Street and Wyman Road. Both buildings will be one-storey in height to match the established height in the neighbourhood. The Site provides a transition from the commercial uses on King Street North to the industrial users along Colby Drive, and is a natural extension of the commercial corridor along King Street to the south.
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Mature trees will be retained wherever possible along the perimeter of the Site and within the islands. These mature trees will soften the visual aspect of the development and will assist with blending the new construction with the existing building to create a consistent visual and spatial feel to the development.
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4. Planning Policy Framework
The following section sets out the relevant planning policy framework to assess the appropriateness of the Proposed Zoning By-law Amendment Application in the context of Provincial and City policies and regulations.
4.1 Ontario Planning Act, R.S.O. 1990, c. P.13 The Planning Act R.S.O. 1990, c. P.13 provides for a land use planning system led by provincial policy, integrates matters of provincial interest in provincial and municipal planning decisions and provides for statutory planning processes in Ontario. Section 2 of the Planning Act, sets out matters of Provincial Interest when considering an application under the Act. The following table provides an analysis of the Proposed Development in response to the prescribed Provincial interest.
Provincial Interest Response The protection of ecological systems, • The Site does not contain any significant natural including natural areas, features and areas, features, or functions and redevelopment functions of the Site will not directly impact ecological systems • A Tree Management Plan has been prepared to A assess trees on and adjacent to the Site • Intensification of the Site may facilitate the protection of lands with sensitive ecological features by accommodating growth and limiting sprawl
The protection of the agricultural resources of • The Site is within the urban boundary and does B the Province not contain agricultural resources
The conservation and management of • The Site does not contain natural resources or C natural resources and the mineral resource minerals base The conservation of features of significant • The Site has been disturbed from existing architectural, cultural, historical, development and is unlikely to contain items of archaeological or scientific interest archaeological significance D • The existing building is not a designated heritage building and does not have cultural or architectural interest
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Provincial Interest Response The supply, efficient use and conservation of • The development will occur on full municipal energy and water services • The existing building will be extensively renovated. It is anticipated that the renovation E will update the building to use energy and water more efficiently through updated materials, fixtures, and techniques. The new buildings will be constructed using modern technologies and materials and will be efficient The adequate provision and efficient use of • The Site has convenient access to the public communication, transportation, sewage and transit system F water services and waste management • The Site will be developed on municipal sewage systems and water services with private waste pickup The minimization of waste G • The existing building will be renovated instead of being demolished The orderly development of safe and healthy • The Site is within the urban boundary and will be communities; the accessibility for persons fully integrated with the surrounding built form with disabilities to all facilities, services and • All sidewalks and surfaces meet AODA matters to which this Act applies H requirements, and the medical building will include an elevator. Accessible parking spaces have been provided in accordance with the AODA and zoning by-law. The adequate provision and distribution of • The Site is near Conestoga Mall and is within educational, health, social, cultural and the Major Transit Station Area. The addition of recreational facilities medical uses to this Site will increase access to I residents in North Waterloo and in Elmira, and the Site’s connection to transit and proximity to Highway 85 will further increase accessibility to the Site’s health uses. The adequate provision of a full range of J • The Proposed Development is not residential. housing, including affordable housing The adequate provision of employment • The Proposed Development includes 1100 opportunities square metres of new service and commercial area that will generate employment K • Renovation of the existing building and construction of the new buildings will create short-term employment
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Provincial Interest Response The protection of the financial and economic • The Proposed Development will occur on well-being of the Province and its municipal services. The Functional Servicing municipalities Letter demonstrates that adequate capacity L exists and additional infrastructure is not required to accommodate the development • The Site is located on a major transit route and encourages use of the Regional transit system The co-ordination of planning activities of • The Site is within the Region of Waterloo and public bodies the City of Waterloo. Both municipalities M provided comments during the Pre-Application process and will comment on the Proposed Development The resolution of planning conflicts involving • Public meeting(s) will provide an opportunity for public and private interests N members of the public to express concerns with the project. The Proposed Development may be altered as a response to these comments The protection of public health and safety • The Site will be accessible to emergency service O vehicles. The buildings will meet the Ontario Building Code to ensure safety The appropriate location of growth and • The Site is located within the urban boundary, development on a Regional Road, and is within the Conestoga Major Transit Station Area.
P • The Proposed Uses are compatible with the surrounding neighbourhood and the development is appropriate within the surrounding context
The promotion of development that is • The Proposed Development is located on a designed to be sustainable, to support public transit route and enhances the vitality of the Q transit and to be oriented to pedestrians streetscape • The Development includes the installation of new sidewalks and includes bicycle parking The promotion of built form that, • Please refer to the Urban Design Brief submitted (i) is well-designed, as part of this application (ii) encourages a sense of place, and R (iii) provides for public spaces that are of high quality, safe, accessible, attractive and vibrant
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Provincial Interest Response The mitigation of greenhouse gas emissions • The Proposed Development renovates an aging and adaptation to a changing climate structure with modern materials and technologies S • The Development is located on a transit route • The Site is not within an area that is prone to flood risks
4.2 Grand River Source Protection Plan (2015)
The Ontario government passed the Clean Water Act in 2006 to protect drinking water supplies by preparing watershed-based source protection plans. The Act established source water protection areas across the Province, which are mandated to prepare source water protection plans based on local characteristics. The Site is part of the Grand River Source Protection Area within the Lake Eric Source Protection Region. The Grand River Source Protection Plan was approved on November 26, 2015 and was effective on July 1, 2016.
The Grand River Source Protection Plan identifies vulnerable areas and the risks posed to municipal water systems. Within the Source Protection Plan are Assessment Reports, which contain detailed information on vulnerable areas associated with drinking water systems, including level of vulnerability, and activities that pose threats to the system. Schedules F and G of the Grand River Source Protection Plan identifies vulnerable areas within the City of Waterloo. As illustrated on Schedules F and G, the Site is not located within an identified vulnerability area and as such, the source water protection policies of the Plan are not applicable to the Site.
4.3 Resource Recovery and Circular Economy Act, 2016
The Government of Ontario released the Resource Recovery and Circular Economy Act, S.O. 2016, Chapter 12, Schedule 1, in 2016 to establish a framework for recovering resources and reducing waste in the Province. More specifically, the Act requires producers to be environmentally accountable and financially responsible for recovering resources and reducing waste associated with their products and packaging.
To implement the Act, the Ministry of the Environment and Climate Change released the final draft of the Strategy for a Waste-free Ontario, Building a Circular Economy in December 2016. A circular economy means an economy in which participants strive:
a) to minimize the use of raw materials;
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b) to maximize the useful life of materials and other resources through resource recovery; and c) to minimize waste generated at the end of life of products and packaging.
The Strategy establishes the goal of 50% waste diversion by 2030 and 80% waste diversion by 2050.
Within the land use planning system, the Strategy applies to the management of excess soil (Excess Soil Management Policy Framework, 2016) on a development site. The goal is to reduce the inappropriate relocation of excess soil and enhance opportunities for reuse. The Strategy requires the generator of excess soil to plan for its appropriate reuse early on in the process of planning for development and infrastructure.
Redevelopment of the Site with two new buildings and renovation of the existing building will increase the efficiency of the Site and allow for enhanced environmental performance as the current building was constructed in the 1970s. Any excess soils relating to excavation will be appropriately managed.
4.4 The Accessibility for Ontarians with Disabilities Act, 2005
The Accessibility for Ontarians with Disabilities Act 2005, S.O. 2005, c. 11 (“AODA”), provides a framework to develop, implement and enforce accessibility standards in Ontario for goods, services, facilities, accommodation, employment, buildings, structures and premises.
The Proposed Development will be designed in accordance with the AODA. The type, dimensions, and quantity of accessible parking spaces meet the requirements of the AODA, as do the exterior paths of travel and surfaces. Emergency signage and alarms will be designed in accordance with the Act and will include features to maximize accessibility. The medical building will include an elevator.
4.5 Provincial Policy Statement The Provincial Policy Statement (PPS), issued under the Planning Act with the latest version coming into effect on April 30, 2014, provides direction on matters of provincial significance related to land use planning. The Planning Act requires that, “decisions affecting planning matters shall be consistent with” the PPS. The overriding vision of the PPS states that “the long-term prosperity and social well-being of Ontarians depends on maintaining strong communities, a clean and healthy environment and a strong economy.” The PPS policies outlined below are relevant to the Site and the Proposed Applications:
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1.1.1. Healthy, liveable 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 (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other 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 patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate.
1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted.
1.1.3.2 Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and 6. are freight-supportive; and
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b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.
1.1.3.3 Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Intensification and redevelopment shall be directed in accordance with the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety.
1.2.1 A coordinated, integrated and comprehensive approach should be used when dealing with planning matters within municipalities, across lower, single and/or upper-tier municipal boundaries, and with other orders of government, agencies and boards including: a) managing and/or promoting growth and development; b) economic development strategies; c) managing natural heritage, water, agricultural, mineral, and cultural heritage and archaeological resources; d) infrastructure, electricity generation facilities and transmission and distribution systems, multimodal transportation systems, public service facilities and waste management systems; e) ecosystem, shoreline, watershed, and Great Lakes related issues; f) natural and human-made hazards; g) population, housing and employment projections, based on regional market areas; and h) addressing housing needs in accordance with provincial policy statements such as the Ontario Housing Policy Statement.
1.3.1 Planning authorities shall promote economic development and competitiveness by:
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a) providing for an appropriate mix and range of employment and institutional uses to meet long-term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; c) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities; and d) ensuring the necessary infrastructure is provided to support current and projected needs.
1.5.1 Healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity
1.6.6.2 Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.
1.6.6.7 Planning for stormwater management shall: a) minimize, or, where possible, prevent increases in contaminant loads; b) minimize changes in water balance and erosion; c) not increase risks to human health and safety and property damage; d) maximize the extent and function of vegetative and pervious surfaces; and e) promote stormwater management best practices, including stormwater attenuation and re-use, and low impact development.
1.6.7.2 Efficient use shall be made of existing and planned infrastructure, including through the use of transportation demand management strategies, where feasible.
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1.6.7.4 A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation.
1.7.1 Long-term economic prosperity should be supported by: a) promoting opportunities for economic development and community investment-readiness; b) optimizing the long-term availability and use of land, resources, infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities; c) maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets; d) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes; e) promoting the redevelopment of brownfield sites; f) providing for an efficient, cost-effective, reliable multimodal transportation system that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people; g) providing opportunities for sustainable tourism development; h) providing opportunities to support local food, and promoting the sustainability of agri-food and agri-product businesses by protecting agricultural resources, and minimizing land use conflicts; i) promoting energy conservation and providing opportunities for development of renewable energy systems and alternative energy systems, including district energy; j) minimizing negative impacts from a changing climate and considering the ecological benefits provided by nature; and k) encouraging efficient and coordinated communications and telecommunications infrastructure.
1.8.1 Planning authorities shall support energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions, and climate change adaptation through land use and development patterns which: a) promote compact form and a structure of nodes and corridors;
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b) promote the use of active transportation and transit in and between residential, employment (including commercial and industrial) and institutional uses and other areas
4.6 Growth Plan for the Greater Golden Horseshoe (2017)
The Province recently announced a new Growth Plan for the Greater Golden Horseshoe (“Growth Plan”) which came into effect on July 1, 2017. The new Growth plan continues to direct growth to built-up areas within settlement areas and supports the development of complete communities. The Growth Plan policies outlined below are relevant to the Site and the Proposed Application.
Section 2.2.1.2 directs growth to settlement areas with municipal water and wastewater systems and access to transit. Section 2.2.1.4 states that complete communities “feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities”, “expand convenient access to a range of transportation options”, and “ensure the development of high quality built compact form, an attractive and vibrant public realm, including public open spaces, through site design and urban design standards”.
Section 2.2.4 addresses development in Transit Corridors and Station Areas. Policies relevant to the Proposed Development are provided below:
8) All major transit station areas will be planned and designed to be transit-supportive and to achieve multimodal access to stations and connections to nearby major trip generators by providing, where appropriate: a. connections to local and regional transit services to support transit service integration; b. infrastructure to support active transportation, including sidewalks, bicycle lanes, and secure bicycle parking; and c. commuter pick-up/drop-off areas. 9) Within all major transit station areas, development will be supported, where appropriate, by: a. planning for a diverse mix of uses, including second units and affordable housing, to support existing and planned transit service levels; b. fostering collaboration between public and private sectors, such as joint development projects;
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c. providing alternative development standards, such as reduced parking standards; and d. prohibiting land uses and built form that would adversely affect the achievement of transit-supportive densities. 10) Lands adjacent to or near to existing and planned frequent transit should be planned to be transit-supportive and supportive of active transportation and a range and mix of uses and activities.
4.7 Region of Waterloo Official Plan The Region of Waterloo Official Plan (ROP) was adopted by the Region of Waterloo in June 2009 and received final approval from the Ontario Municipal Board in June 2016. The ROP provides goals and objectives for future growth and development within the Region.
The Site is located within the Built-Up Area on Map 3A – Urban Area within the ROP. Lands located within the Built-Up Area are intended to accommodate the majority of the Region’s growth.
General Development Policies for lands within the Urban Area are included in section 2.D.1 of the ROP and the following are applicable to the Proposed Application:
a) Supports the Planned Community Structure described in this Plan; b) Is serviced by a municipal drinking-water supply system and a municipal wastewater system; c) Contributes to the creation of complete communities with development patterns, densities and an appropriate mix of land uses that support walking, cycling and the use of transit; d) Protects the natural environment, and surface water and groundwater resources.
Transit oriented development policies are included in Section 2.D.2, which states:
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;
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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; 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.
Development in Major Transit Station Areas is addressed in policies 2.D.6 – 2.D.10. These Major Transit Station Areas have not yet been identified on the Region’s Official Plan schedules but will be included via an amendment to the Plan. The Region of Waterloo recently approved Official Plan Amendment No. 14 to the City of Waterloo Official Plan. This amendment implements Major Transit Station Area Plans. Sections 4.5 and 4.6 of this Report provide additional information on this amendment.
4.8 City of Waterloo Official Plan (2012) The City of Waterloo Official Plan was adopted on April 16, 2012. The Official Plan (“OP”) includes changes to provincial planning policy since the 2004 Office Consolidation, including the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe.
The OP designates the Site “Corridor Commercial” on Schedule A1 (Figure 5). The Corridor Commercial areas are intended to be auto-oriented commercial areas located along major roadways and performing a different function than the supermarkets and local retail focus of Neighbourhood and Community Commercial / Mixed Use areas in Residential communities. Permitted uses are described in Section 10.2.2.9(3) and include:
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a) Retail uses, limited to automotive/vehicle related products and services, large or bulky goods such as furniture and domestic appliances, home entertainment goods, home improvement materials, hardware, nursery or garden supply products, office equipment; and the limited sale of goods in association with a wholesale use. b) Wholesale uses; c) Offices; d) Medical clinics; e) Accommodation uses; f) Restaurants; g) Entertainment uses; h) Commercial recreation; i) Banquet halls; and, j) Funeral homes.
Drug stores are not a permitted use in this designation (10.2.2.9.4).
Development within the Corridor Commercial designation requires adequate vehicular access and egress, off-street parking, and municipal services; high quality urban design and streetscapes; and maintain the planned function of commercial designations such as the Conestoga Commercial Centre (10.2.2.9.7 – 11).
The Site is within a “Major Corridor” as shown on Schedule B (Figure 6). Major Corridors are transit routes or major streets that link important community nodes and are appropriate for intensification. Section 3.6.5 states, in part:
1. 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.
Major Transit Station Area policies have been replaced in Official Plan Amendment 14 and are provided in Section 4.5 of this Report.
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" " " " "" " " " " " " "" " " " " " " " " " V ! " " " " !
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" " " " " " " " " " " " " " " "" " " """ " ! ! Official Plan " " " " " " " " " " " " " " " " " " " "" " " " " " " " B " " " " B " " "" ! U " " " " " " " " " " " " "" " !
" " " " " " " " " "" " " " "" " Y " " ! " " " " " ! " " " " " " " " A ! " " "" " " " " " " " " " " ! " " " " " " " " " " " " " " " """ W ! !
" " " L ! " S " " " " " " " " " " " " " " " " !
" " " " "" " " " " " " ! " " " " " " " " " " " " S " ! " " " " ! " " " " " "" " " " " " " " ! r " " " " " T !
" " " "" " " """ " " " " " " " " " " " "" " " " " " AV " ! !! ! ! ! " " " " " " " " " ! " R " " " V " " " ! !
" " " " " " " " " E ! ! ! " " " " " " " " " " "" " " " " " "" " " " " ! ! " " " " " " " " ! " " " " " K " ! ! a " " " " " " " " " " ! !
" " " " " " " " " " " D " " ! ! " " " " " " ! !
" " " " " " " " " !
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"" "" " " "" " " " " " " " " " ! A portion of this Schedule has been appealed to the OMB. " " " " " " " ! n " " " " " " " " " " " " "" " " " " " " " ! " " " " " "" " " " " " " "" "L " " " " " " ! " " " " " " " " " " " " " " ! " " " " ! " " " "" " " "" " "" " " " " " " """
" " " " " " " "" " " " " ! " " ! " " " " "" " " " " "" " " " " ! CITY OF KRITTCRHDENER " " E " O E " " " "" " " " " "" " "" " "" " "" "" " " " " ! GEP d " " " " " " " ! ID
" " " "" " " ! R " " " " ! B " " " " " " " " " " " " " " """ " " " " " " "
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" " " " " " " " " " "" " " " " " " " ! C " " " " " " " "
" " !
" " " " " " " ! Please refer to the explanatory note for more details. " " " " " " "" " !
" " " " " " "" " " " " " " " " " " " C " " " " CITY OF KITCHENER
" " " " " " " " ! " " " " " " "
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" " " " " " " " " " " " " " T " " " "" ! " "
" " " " " " " " ! " " " !
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"" " " " " " "" " " " " " " " "E ! Minor Node " " " " " " " " """ " " ! " " " " " " G" " " " " " " " " " " " " " " " " " D " " " " "" " " " " " " "E " " " " " " " " " " " " " " "" " " V " " " " " " " " " "" " " "" " " " " " " " " " " " " " " I " " " " " " " " " " " " " Railway " " B " " " " " " " " " " " " Intermittent Watercourse Reurbanization Corridor " " " " " "" " " " " " " " " S " " " " " " " "" " " " " " " " " " " " " """" " " " " " " " " " " " " " " " " S N " " " "" " " " " " " " " " " " " " " " " "" " " " " " "" " " " " " Official Plan " " " " " " " " " " " " " " " " " " " " B " " " " " " " " " " " " " " " " " "" " " " U " " " " " " " " " " " " " " " " " " " " " E " " " " " " " " " " " " " "" " " " " " " " " " " " " " L" " " "" " "" " " " " "" "" " " " " " " " " " " " " " k " " " " " " " " "" " " " " " " " " " " " " Future Node " " " " " " " " " V " " " " " " " " " " " " " " " " " " " " E " " " " " " " " " " " " " " " " " "" " " " N.T.S. " L " " " " " " " " " " """ " " " " " " " " Major Transit Station Areas " " " " " " " " " " W " " " " " " """ " " " " " " R " " " " " " " " " " " D """ " " " " " " " " " " " " " " " " " " " " " " " " " " "Road Water Body " " U " " " " " " " " " R " " " " "" "" " " " " " " " "" " " " " " " " " "" "" " " A portion of this Schedule has been appealed to the OMB. " A " " " " " " " " " " " " " " " " " " " " " " " " "" O" " " " " " " " " " " " " " " " L " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" """ " " ** Not shown - Map will be amended to designate " " " " " " " "" " " " "" " " " " " " " " " " """ " " " " " " " " " " " " " " " "" " " " "" " CITY OF KITCHENER " " " " " " " " " " " " " " " " "" " " " " " " " " " Map © 2009-2013, City of Waterloo Property Information © 2001-2012 " " " " " " " " " " " "" " " " " " " " "" "" " " " " " " " " " " " " " " " " " " Major Corridor " " " " " " " " " " " " " " " " "" "" " Please refer to the explanatory note for more details. " O " " " " " " " " " " " " "" " " " " "" " Major Transit Station Areas and Reurbanization Teranet Land Information Services Inc. and its Licensors. " " " " " " " " " " "" " " " " " " " " " " " " " " " " " "" " " "" " " " " " " " " "" " "" " "" " " " " " " " R" " " " " "" " " "" " " " " " " " Hydro Easement " " " " " "" " " " " " " " " " " " " "" " " " " " " " " "" " " " "" " " " " " " " " " " " "" Revision Date: February 2013 May Not Be Reproduced Without Permission. " " " " "" "" " " " " " " " " " " " " " " "" " " " " Corridors following completion of the " " " " " " " " " "" " " " " " " " " " " " " City Structure " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" " D" " " " " " " " " "" " " " " " " " " " " " " " " " " " " " " " " " " " Produced by: GIS, IMTS THIS IS NOT A PLAN OF SURVEY " " " " " " " " " " " " " " " " "" " " " " " "" " " " " " " "" " " " " " "" " " " " " " " " " " " " " " " " " " " " "" " " " " " " " "D" " " " " " " " " " " Minor Corridor Rapid Transit Environmental Assessment. " " " " "" " " "" "" "" " " " " " " " " " """ " " " " " " " " " " "" " " " " " " " " " " " " " " "" " " " " " " " " " " " " " " " " " " " " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" " " "" "" " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" "" " " " " " " " " "" " " " " " " "" " " " " " " " " " " " " " " " " "" " " " " " " "" " " " " " " " " " " " " "" " " " " " " D " " " " " " " " " " " " " "" " " " " " " " "" " " " " " " " " " "" " " " " " " " " " " " " " " " " " "" " " " " " " " " " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " Nodes and Corridors " " " " " " " " " " " " "" " " " " " "" " Urban Area Boundary " " " " " " " " " " " "" " " " " " " " " " " "" Schedule "B" " " " " " " " " " C " " " " " " " " " " " " " " "" " " " " " " " " " " " " " R " " " " " " " " " " " " " " " " " " " " " " " " " Leg" end" " " " " " " " " " " " " "" "" " " " " " " " " " " " "" " " """ " " " " " " " " " " " " " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" " " "" " " O " " " " " " " " " " " " " " " " " " " " " "" " " " " " " " " " " " " " "" " "" " " " " " " "" " " " " " " " " " " " "" "" "" " " Primary Node " " " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" " " " " " " "" " "" " " " " " " " " " " " " " " " " " " " " " " "" "" "" " " " " Protected Countryside N " " " " " " " " " " " "" " " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " """ " " " " " " " " " " "" " "" " " " "
" ! " " " " " " " " "" " " " " "" " " " " " " " " " " " " "" " ! ! ! ! ! ! ! ! ! " " " " " " " " ! " " " " " " " " " " " ! " " " "" """ " " " " " " " " " "" " " " E " " " " " " " "" " " " " " " ! "" " " " " " " """ " " " " " " " " " " " " " Major Node ! " " " " " " " " " " " "" " " " " " " " " " " " " " " ! " " " " " " " " " " " " " " " " " !
" " " " " " " " " " " " " " "" !
" " " " " " " " Perennial Watercourse
" " " " City Boundary " ! " " " " " " " " " ! ! ! ! ! ! ! ! ! " " "" " " " " " ! S " " " TOWNSHIP OF WOOLWICH " Uptown Waterloo Urban Growth Centre " " " ! " " " " " " " " " " " " " " " " " " " "" " "" " " " " " " " " " " " " " " "" " " " " " "" " " " " " " " " " " " "" "" " " " " " " "" "" " " " " " " " " ± T " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " Minor Node
" " " " " " " " " " " " " " "" " "
" " " " " " " " " " " " "" " " " " " """ " " O " " " " " " " " " " " " Railway " " " F " " " " " " " " " " Intermitten"t Watercourse Reurbanization Corridor " " " " " " " " " " " " " " " " "" " " " " "" " " " " " " "" " " " " " " " " " " " " " " "" " " "" " " " "
" " " " " " " " " " " " " "" " G
" " " " " " " " "" " " " " " " " " " " " " " " " " " "" "" " " " " " " k Figure " " " " " Future Node " " I " "" " " " " " " " " " " " " " " " " " " " " " N.T.S. " " " " " " Major Transit Station Areas " " "" " " " " " " " """ " " " " " " " " " " " " " " " " " "Road Water Body A
" " " " " " "
" " " " " " """ """ "" " " " " " " " " " " " S " " "" " " " " " " " ** Not shown - Map will be amended to designate " " " " " " " "" " " "" " " "" " " " " " " " " " " " " " " " "" " " " " " " " " " Map © 2009-2013, City of Waterloo Property Information © 2001-2012 "" "" " " " " " D " " " " " " "" " " " " " " " " Major Corridor City of Waterloo Official Plan -P City Structure " " " " " "" " " " " " " " " "" "" Major Transit Station Areas and Reurbanization Teranet Land Information Services Inc. and its Licensors. R " "" " " " " " " "" " " " " " " " " " " " "" "" " " " " " " Hydro Easement " " " " " " "" " "" " " " " "" May Not Be ReproduceKd Without Permission. " " " " " Revision Date: February 2013 N " " "" " " " " " " " " " " " Corridors following completion of the " " " " " " " " " " " " " " "" Source: City of Waterloo Official Plan Schedule ‘B’ (February 2013) " " " " " " " " " " " C " " THIS IS NOT A PLAN OF SURVEY O " " " " " " Produced by: GIS, IMTS " " " " " " " " " " " " " " " " " " " " " " " " " " Y " " " "" "" " " " Rapid Transit Environmental Assessment. T " "" " " "" " " " " " " " " "" " " " Minor Corridor " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " G " " " " " " " " " " " " " " " "" " " " " " " " " " " " """ "" " "" N " " " " " " " " "" " I " " " " " " " " " " " " " " " " " " " " X " " H " " " "" " " " " " " " " " " " " " " " " " " " E " " " " 6 " " " " " " " " "" " " " " " " " " " "" L " " " " " " " " " " " " " " " " " " " " " " " " " "" " " " " " " " " " " " " " " " " " " " "" " " " " " E " " " " " " N " " " " "" " " " " " " " " " " " " " " " " " " "" "" " " "" " " " " " " " " " " " " " " " " " " " " " " " "" " " " " " " " Planning Justification Report | 651 Colby Drive, Waterloo " " " " " " " " " " " " " " " " " " " " " " " " R " " " " " " " " " " " " " " " " " "" T " " " " "" " " " " " " " " " " " " " " " " " " " " " " " " " " GSP Group | April 2018 " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " - " "" " " " " " " " S " " "" " " " " " " " " " " " " H " " " " " " " " " " " " " " "" " "" " " " " " " " " " " " " " " " " " " " " " " " " " " " " "" " " " " " " " " " " " "" "" " " " """ " " " " A G " " " " " " " " "" " " " " " " " " "" T " " " " " "" " " " "" " " " " " " " " "" " " " " " "" " " L " N
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Urban Design policies are included in Section 3.11 of the OP. The general urban design policies described in Sections 3.11.1 and the urban design within nodes and corridors policies in 3.11.2 apply to the lands. Section 10.2.4 further details Urban Design guidelines for lands designated Commercial. These policies require developments be compatible with neighbouring land uses, be of an appropriate scale and massing, have appropriate lighting, be transit-oriented, incorporate universal design, and offer connectivity for pedestrians, among other items. These policies will be fully discussed in the accompanying Urban Design Report.
Section 6.4.1 states that the submission of a Transportation Impact Study may be required for Site Plan applications. Subsection 3 further states that applications that abut a Regional Road may also be required to submit a Transportation Impact Study. King Street North is a Regional Arterial Road, as identified on Schedule E. In this case, a Transportation Impact Study has been completed as part of a complete application and is summarized in Section 5.3 of this Report.
Transit-oriented development is addressed in Section 6.5.2. These policies are provided below:
1. The City will plan for a transportation network and land use pattern that supports the Region of Waterloo in the provision of an efficient and effective public transit system. Efficient and safe transit movement shall be supported through the application of the following transit-oriented development principles when reviewing development applications (including site plan applications where enabled by the Planning Act), on or near sites that are served by existing or planned high frequency transit service, as shown on Map ‘5a’ – Regional Transit Network of the Region of Waterloo Regional Official Plan: a. Plan for a road layout and active transportation network that encourages walking, cycling and the use of transit, and supports mixed-use development; b. Support a more compact urban form that locates the majority of transit-supportive uses within a reasonable walking distance of the transit stop or Major Transit Station Area; c. Provide an appropriate mix of land uses, including a range of food destinations that provide for a variety of services,
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amenities and employment, thereby fostering vibrant, transit-supportive neighbourhoods. d. Promote medium and higher density land uses as close as possible to transit stops to support higher frequency transit service and optimize transit rider convenience. e. Plan for environments that allow walking and cycling to be safe, comfortable, barrier-free, convenient and relatively direct forms of urban travel; f. Plan for public spaces that provide the opportunity for social interaction and community participation; and, g. Provide access from various transportation modes to the transit facility, including consideration of pedestrian movement, bicycle parking, and where applicable, passenger transfer and commuter pick-up/drop-off areas. 2. For clarity, in addition to policy 6.5.2 (1) above, section 3.11.2 and/or section 3.8 of this Plan shall apply, as applicable, when reviewing development applications on or near sites that are served by existing or planned high frequency transit service.
4.9 Official Plan Amendment No. 14 The Region of Waterloo requires Area Municipalities, including the City of Waterloo, to create Major Transit Station Area Plans. The City of Waterloo initiated five such Major Transit Station Area Plans and included all five of these Plans within Official Plan Amendment No. 14 (“OPA 14”). OPA 14 was approved by the Council of the City of Waterloo on June 26, 2017 and forwarded to the Region of Waterloo for consideration. The Region of Waterloo approved OPA 14 with modifications on January 11, 2018. No appeals were received, and amendment is in effect as of February 1, 2018.
OPA 14 includes the Site within the Conestoga Station Area on Schedule J1 (Figure 7). Section 3.8 contains general policies for Major Transit Station Areas. Section 3.8.1 states the following:
1) Planned land uses within Major Transit Station Areas are shown on Schedule ‘A’ – Land Use Plan, with additional direction provided through Station Area Plans. 2) As a general principle, and subject to the detailed land use policies of this Plan, transit-supportive uses such as medium to high density residential, commercial and/or employment uses shall be
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Figure Conestoga Mall Transit Station Area Plan Source: City of Waterloo Station Area Planning Schedule ‘J1’ (2017) 7 Planning Justification Report | 651 Colby Drive, Waterloo GSP Group | April 2018
encouraged in Major Transit Station Areas, as set out in the Station Area plans. Non-transit supportive uses such as lower density office uses or commercial uses oriented to vehicular travel shall be discouraged. 3) Station Area Plans provide the framework for land use change in the areas around LRT stops using a proximity-based approach, meaning that a high degree of intensification, activity and connectivity will be planned in activity nodes that are closest to the LRT stops. Within close proximity to an LRT stop, lands will develop according to transit-oriented development principles. As the distance from the LRT stop increases, planned land uses and development standards will generally support less intensive uses, while maintaining connectivity and place-making objectives throughout the station area.
The Site is not included in “Area A” or “Area B” on Schedule J1, which classify the lands closest to the LRT station at Conestoga Mall. Therefore, the Site falls within the category of “Remaining Lands in Station Areas”, which are addressed in Section 3.8.2.8:
8) Lands within a Station Area that are furthest from the LRT stop, shall generally be planned as transit-supportive nodes of the least intensity, relative to other lands within the Station Area, while retaining a focus on connectivity to the stop. The following provisions shall be reflected in the Zoning By-law: a. Parking regulations shall address appropriate types and ranges of automobile and bicycle parking to be provided, and in all cases, automobile and bicycle parking standards will reflect the desire to reduce reliance on the automobile in favour of transit usage and active forms of transportation. In all cases, automobile and bicycle parking standards will reflect the desire to reduce reliance on the automobile in favour of transit usage and active forms of transportation.
Urban Design policies 3.11.1 and 3.11.2 apply to lands within Station Areas that are outside Area A and Area B. These policies were not affected by OPA 14 and can be reviewed in Section 4.4 of this Report.
Section 12.2.1 of OPA 14 adds Station Area Plan policies to the Official Plan. Subsection 11 includes criteria for development applications in Major Transit Station Areas:
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Station Area Plans support the implementation of the Official Plan and Zoning By-law as well as the application of Urban Design Guidelines to ensure that development applications and site plan applications within Major Transit Station Areas: a) demonstrate an appropriate mix of transit supportive land uses; b) demonstrate compatibility and integration with surrounding planned land uses; c) contribute to an animated streetscape through the utilization of appropriate height, mixing of uses, massing, architectural design, setbacks, siting and landscaping, parking, public spaces and the conservation of cultural heritage resources; and, d) demonstrate strong linkages to active transportation networks that abut property boundaries. The City shall also encourage landowners within Major Transit Station Areas to work collaboratively to create linkages to active transportation networks that allow movement across property.
4.10 Conestoga Major Transit Station Area Plan The City has prepared Major Transit Station Area Plans for all five LRT transit stations within the City. As described above, the Site is within the Conestoga Major Transit Station Area.
The Plan notes the importance of the Area as the northern terminus of the LRT corridor, the proximity of the Conestoga Parkway and two interchanges, the mall’s function as a regional retail destination, and that this Station Area has the highest density of employment uses of all the Station Plans in the City. The Plan describes that the area has been designed for vehicular access and provides policies to transition the area to a transit-oriented neighbourhood that supports active transit and mixed-use developments. The creation of an integrated activity node and transit hub is proposed via intensification of Conestoga Mall, the largest parcel in the Station Area.
The main goals of the Plan are described in Section 7.2 and are as follows:
1) Support the emergence of mixed-use activity node at the station; 2) Transform King Street as a walkable and transit-supportive gateway into the City; 3) Support the station area as an important intermodal hub;
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4) Unlock the Reurbanization potential of the “Conestoga Triangle” by introducing a finer grained street network; 5) Support higher densities with new open spaces, trails and improved green spaces; and 6) Link surrounding neighbourhoods to the station and employment areas.
Section 7.3 of the Plan identifies King Street as an Avenue and Wyman Road as a Cycling Street. The street fabric in this section of the Station Area is to remain as is, while the area nearer to the Station proposes new streets and pedestrian paths. Section 7.3.4 addresses the cycling network. Subsections c – e are relevant to the proposal:
c) Extend the recently installed multi-use path network north along King Street to connect areas north of Northfield Drive with the station. d) Explore the potential to extend the King Street multi-use path network north to the St. Jacobs Market over time. e) Support access to the Colby Drive employment district by introducing a signed cycling route along the street, and extend this signed route east from Wyman Road across King Street, and connecting with Northfield Drive to create a signed cycling circuit to and from the station.
Avenues are addressed in Section 2.4. General objectives include increasing density, adding a greater mix of uses, animating building facades, increasing street level activity, and establishing a network of cycling routes leading to and from each station.
Section 7.3.5 address the sidewalk network in the Station Area. Subsection c states the following: “Complete the sidewalk network along both sides of King Street, and ensure a minimum sidewalk width of 2.1m to support pedestrian travel to and from the station, with greater widths if combined with a multi-use path”.
The frequency of bus service along Route 14 to increase ridership is discussed in Section 7.3.6(b): “Consider enhancing Route #14 to provide service in both directions, and coordinate its schedule to coincide with work commuting schedules”. The Site is serviced by Route 14.
A shift to urban development and away from the Area’s current auto-oriented form is discussed in Section 7.3.7. The recommended guidelines and strategies are as follows:
a) Restrict new or replacement surface parking within 100m of the station.
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b) Restrict new parking between the face of a building and the street, and ensure that new parking facilities are oriented to support future street and path connections. c) Encourage shared parking between uses to optimize the use of the available supply. d) Over the long term, encourage parking to be provided within a structured deck or below grade to minimize the land area used for parking. e) Provide parking with structured decks or below grade to support future growth of Conestoga Mall. Mall parking should be located away from the station along the south or east sides of the property and placed where they will not preclude future connections leading to and from the station. f) Incorporate active uses at the ground level of new parking decks lining key pedestrian routes to help animate the public realm.
Street-oriented development along King Street is encouraged in Section 7.4.3. These recommendations are as follows:
a) Concentrate active commercial uses, services, and other amenities at ground level where they should be oriented to activate the street. b) Establish a consistent building setback to facilitate a curb to building face distance of 8m, sufficient for a generous pedestrian and cycling boulevard with street trees. c) Design the ground floor of buildings to be located flush with the street and incorporate extensive use of transparent glazing and doors to street level uses to promote street life and provide visual interest for pedestrians. d) Relocate parking to the rear of buildings and reduce its visibility from pedestrian routes. e) Consider reducing parking supply requirements for street-oriented, mixed-use buildings. f) Discourage single-use access drives in exchange for shared access and servicing routes that serve multiple developments. g) Encourage compliance with Chapter 2, Section 2.4.3 to ensure that the design of buildings supports pedestrian comfort and increase street level activity.
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Employment and commercial recommendations are addressed in Section 7.4.5. Relevant sections are provided below:
a) Maintain the role of the Colby Drive area as a stable employment district, and encourage the introduction of intensified employment uses along its edges. d) Encourage high-quality design for any new development or redevelopment along King Street, Northfield Drive, and Conestogo Road to improve the setting for new office uses. e) Ensure that any new development or redevelopment contributes toward the establishment of the planned street and pathway network that supports access to area businesses.
Economic development is a key element of the Conestoga Station Area Plan and is discussed in Section 7.6. Two objectives relate to commercial development:
1) Strengthen the King Street retail district and market the area as a major regional retail destination; 2) Encourage prestige employment and commercial uses to locate on highly visible sites along King Street and around the station.
4.11 City of Waterloo Zoning By-law No. 1418 The Site is zoned Industrial Six (I-6) in the City of Waterloo Zoning By-law No. 1418 (Figure 8). The zone permits a range of industrial and commercial uses, including offices; automobile service stations; warehousing equipment; laboratories; manufacturing, processing, or assembly; and commercial recreation. The maximum permitted height is six storeys.
The Proposed Development includes a pharmaceutical dispensary, clinic, service, and commercial uses which are not permitted in the Industrial Six zone. Accordingly, a Zoning By-law Amendment is required to change the zoning on the Site to Commercial Three (C3- 25), which most closely matches the proposed zone category in the City’s draft New Comprehensive Zoning By-law. The C3-25 zone currently applies to the commercial properties south of the Site.
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Industrial Zone Commercial Zone Agricultural Zone
Figure City of Waterloo Zoning By-law No. 1418 Source: City of Waterloo Zoning (February 2015) 8 Planning Justification Report | 651 Colby Drive, Waterloo GSP Group | April 2018
The Commercial Three zone permits the following uses:
• Bake Shop • Marine Equipment Sales and • Bank and Trust Company Service • Beer, Liquor and Wine Store • Medical Clinic • Building material Supplies and • Motel Sales but Outdoor Storage of • Nursery and Garden Centre Building materials is not • Nursery School permitted • Office Equipment and Supplies • Catering Services • Optician/Optometrist • Church • Personal Service Shop • Office • Photograph Studio • Commercial Recreation • Picture Framing • Commercial Recreation • Printing Shop (outdoor) • Private Club and Lodge • Commercial School • Private School • Carpet, Wall and Floor • Parking Facility Coverings and Draperies Sales and Service • Restaurant including drive-in and Take-out Restaurant • Custom Service Shop • Specialty Food Store in • Dog Obedience School (but not conjunction with a Restaurant to include animal runs) (Specialty Food Store not to • Domestic Appliance Store exceed a maximum 50% of • Electronic Equipment Building Floor Area of the • Equipment Rental combined Specialty Food Store • Film Processing Depot and Use and the Specialty Food Store not to exceed 240 square • Furniture Store metres Building Floor Area • Funeral Home when combined with a • Hardware Store Restaurant) • Heating and Plumbing • Swimming Pool, Steam Baths Equipment Sales and Service and Saunas Sales and Service • Hotel • Textile Store • Institution • Veterinarian • Laboratory • Video Cassette Outlet
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• Vehicle and Vehicle Supplies • Community Building and Accessories Sales and • Fire Station Storage, Service, Repair, • Government Building Wholesaling, Distribution and • Library Rental including Uses such as Service Station, Gasbar, Car • Museum Wash or any combination • Park thereof. • Police Station • Arena • Recreational Facility • Art Gallery
The provisions of the Commercial Three zone are provided in the table below:
Commercial Three (C3) Regulations Provision Required Provided Compliance Minimum Front 5.0 metres 5.0 metres Y Yard Minimum Flankage 5.0 metres 5.0 metres Y Yard 1.5 metres on one Minimum Side Yard side and 3.5 metres N/A Y on the other side Minimum Rear 7.5 metres 8.7 metres Y Yard Must contain plant materials that form a visible screen not less than 1.5 metres Landscaped Buffer in height, shall have 4.7 metres Y an average depth of 3.0 metres and at no point less than 1.5 metres Maximum Height 75 metres 6.0 metres Y 4 spaces per 100 3.5 spaces per 100 square metres of square metres of Parking N building floor area building floor area. for most uses 120 parking spaces
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= 126 parking provided (including spaces (including 6 6 barrier free) barrier free) More than one Buildings on a Lot 3 Y permitted
A site-specific exception to permit the following is requested:
• Add Offices of a Health Practitioner as a permitted use. • Add Pharmaceutical Dispensary as a permitted use. • Create a site-specific definition of a Pharmaceutical Dispensary by modifying the definition of a Pharmaceutical Dispensary from the new Comprehensive Zoning By- law to include ancillary teaching and training related to pharmacy and ancillary convenience retail. • Reduce the required parking from 4 spaces per 100 square metres of building floor area to 3.5 spaces per 100 square metres of building floor area.
The requested Zoning By-law Amendment and site-specific exceptions are further discussed in Section 6.7 of this Report.
4.12 City of Waterloo new Comprehensive Zoning By-law (Second Draft) The City of Waterloo is currently undergoing a Comprehensive Zoning By-law Review to conform with the City’s new Official Plan (2012). The second draft of the Zoning By-law is dated April 2017 and proposes to establish a Corridor Commercial (C5-81) zone on the property (Figure 9).
The maximum height permitted for development of the lands is 81 metres, and the following uses are proposed to be permitted:
• auditorium • commercial recreation • automobile gas station • commercial school • automobile service centre • commercial service • bake shop • commercial wellness • banquet hall • communication production • business incubator • custom service shop • café • financial service • car wash • funeral home
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Draft Zoning Map 18 April 2017
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L (H)RN-6
L C R1 O G M U
A
R R
C L E
A P A RN-25 NI
L R5 S A E1-40 R
R6 I O UC-40 M R4 D R T V K K Residential Medium High R6-SL ST. R8 D T
T T E GLE R4 A C R1 (H)RN-6 L (H)RN-25 OS1 E
Y N N R U
O TON R C R OS1 R6-SL A OS1 E (H)UC-10/S NRIDG R4
S R C D
R L E N C E3-27 S T K E P R2 S
L N E1-27 L I
S T
W R7 K I
B T RN-6 E
Y
R6-SL I R1 R1 RN-6 E R4 R8 R4 T
P L E R
(H)UC-10/S BRAEMORE AVE D
STRAWBERRY CRES S R6 ASH TREE PL V R S
T O PELHAM ST
R1 PHILLI CARENE CRT R8 H
P D OS1 W
R5 T C
B KIN OS1 FD
D R1 N S R1 S E R5 R1 OS1 DALE CR S R
R INNSBRU U OS1 R1 RN-12 VILLA PL G N (H)RN-6 (H)RN-6 ST SPRUCE R1 BR S
R6-SL D S S DOVERCLIFFE PL (H)RN-25 P HAWTHORN ST ST HAWTHORN R H MI OS1 R1 RMU-81 A ASTERN TRAIL E WILMOT LINE C MILLA CRT P ST N K W LL HICKORY ST W K PL EMORE R4 C (H)RN-6
R6-FT P K PARK N ST KING L O L R8 R4 R7 C (H)RN-12 HICKORY ST W ES C A AVENS ST R4 Residential High R1 R A O IR TWINLEAF ST OS1 R4 O G (H)RN-6 (H) RN-12 RN-25 C5-40 R1 R1 DALE CRES CROYDEN E T I REEN L A R1 R OS1 R5 D C LARCH ST (H)RN-6 OS3 R8 R R6 OS1 A P D RN-6 CINNAMON R5 B L A
FERN ST LE P
OS1 OS3 N ST REGINA R1 C R4 R D (H)RN-6 C P FERNDALE PL X R A R1
WINTERBURG WALK PELHAM ST
INTERBURG R M OS1 O R1 E R SOUTHWIC NEW W O SUNVIEWST R I RN-8 WEBER N ST OS1 UC-27 M B M (H)RN-6 F CA
COLUMBIA UIR PL N L RR
T T O A IA R8 S O G H Z STATE ST ST STATE OS1 Y A E MILLA CRT P CRT O R1 G (H)RN-6 OS1 R1 W L R4 R4 E
I UR K E C R W T C R6-SL N R1 R (H)RN-6 C5-40 A
R5 RING R
C C R1 (H)RN-12 RN-6 P E Y R1 R RMU-81 G E OS1 OS1 R1 E (H)RN-6 SABLE CRT ALBERT ST HEMLOCK ST NIVERSITY AVE E
CORNRIDGE PL D
H R S (H)UC-40 HICKORY ST W H RIDGE DR L S R5 R1 D C R5 I E3-27
R7 R1 IC R R1 C4-20 R4 F
OS1 U T
CH R1 E R1 K OS1 R4 R6-SL ST SPRUCE NORTHCRES
L OS3 O R4 RN-6 E A
W S RD R R1
R6-FT R6 CALVINGT N PL A (H)RN-6 C1-81 Y GLEN C A T L S G
R
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L E T O A R5 N (H)RN-6 R4 T L DR R7 OS1 L HICKORY ST E R R
R6-SL D N UC-40
R A G Open Space C R6-SL OS1 OS1 R1 PO (H)RN-8 OS1 (H)RN-6 (H)RN-6 OS1
D ST C R R RMU-20 C3-12
OS1 R1 L RD RN-6 FIR ST I R1 DR AUBURN D R5 B O (H)RN-6 R1 A
R R D IL AN R1 RN-12-6 C1-81 C UNIVERSITY AVE E S E W MARSLAND DR S R1 C OS1 TO Q BALSAM ST (H)C1-81 C4-20 R4 G
R5 O N R8 R OS1 MEERSBURG LANE UC-81 E DR U R C2-40 R2 S A RMU-20 E R6-SL R5 E OS1 E ZERMATT DR LESTER ST V E OS1 (H)RN-12 R9 R4 U
R PL
N RN-12 S BRANDENBURG BLVD (H)C5-40 ORSETTE DR O W AMBERG LANE E RN-25 (H)RN-6
OS1 SD T (H)C1-81 T RMU-20 R6 R A OS1 (H)RN-12 H R4 KARLSFELD RD L R9
SUNDEW DR R5 R5 W E S B LANE PUBLIC E A R6-SL C C OS1 R5 I O G EE G R5 R5 LAGENFELD LANE T (H)RN-12 A
R5 N R1 P N CH UNIVERSITY AVE E I Y Y I BEECHDROPS DR ST CRT MAPLE MOUNTAIN R R R4 S R1 S AT C1-81 RMU-81 R
E D OS1 RN-12RN-12 E G OS1 ST HAZEL T R2
T R1 L S RN-12 RN-12 OS1 A HOLLY CRT C ST WOOLWICH
C WILTSHIRE PL CFD T R1 O O P R1 R RMU-20 R1 R1 O T OS1 LADYSLIPPER DR R1 R THE LION'S GATE O R1 R (H)UC-40 RMU-20
R5 N C S (H)RN-12 (H)RN-12 RMU-40 OS1 CARRIAGE WAY I'ON CRT S LI R6 R5 O T KLOSTERS DR R7 P R1 CRAIGLEITH DR C1-81 (H)C1-81 R5 H W
F R1 RMU-40 Environmentally Sensitive Landscape
L FARADAY CRT (H)RN-12 RMU-20 R4 R7 R1 LINCOLN RD 85 HY
DEWDROP CRES O
OS1 T RN-12 FD C1-81 (H)C1-81 C5-40 R T
R6-SL E C1-81 (H)RN-12 UC-40 OS1 R4
B OS1 N (H)RN-12
CHOKECHERRY CRES R5 R5 ERBSVILLE RD L HARVARD PL PL HARVARD RMU-23
S L R9 A C2-40
L S (H)RN-12
R6 R P N OS1 R4 LEIGHLAND D V
L T E TS C5-40 G R5 R7 R1 L R9 R5 T UNIVERSITY AVE E
U BRANDENBURG BLVD R I D R1 F R7 R5 R5 G IGH R9 UNIVERSITY AVE E RMU-20 FO ENGO CR OS1 C R A E M UNIVERSITY AVE W S OS1 OS1 T H R1 ITY AVE W R OS1 R4 UNIVERS SUNVIEW ST E OS1 H OS1 OS1 S R6 OS1 I M L R1 D MAR OS1 E R1 ERMER A L MB E C BRAEBURN OS1 O R1 R OS1 E P T O RES OS1 R C (H)C1-81 OS1 P B E N A PL C1-81 OS1 N T
R6-SL C L U U RMU-81 R1 R D WINDER H L N ST WEBER
E T
R5 BONN AVE R1 O OS1 N ST REGINA R R4 INTERLAKEN DR N ST KING R R1 C R1 PE CHERON D R R N C1-81 C5-40 A K R1 L G R A E O C1-81 MAYF RT R4 I R4 V OS1 G C B MB C LESTER ST A Commercial T
ZERMATT DR X R1 U E R1 T R R1 R E RMU-81 R4
KARLSFELD RD C
OS1 D T RMU-40 N A T T
K E O R1 R1 I
I C T R WILLOWDALE ELD AV N N B R R RMU-81
R6-FT G N DR R1 OS1 UC-81 (H)C1-81 R1 BLUEVALE ST N BRIDGE ST W R OS1 L
R6-SL AL W Y AVE CARTER
R1 H E R4 E S D R5 O A OO C SHAKESPEAR ALBERT ST PL
T M R8 R1 ESPEARE DR E PL C5-40 L I-10 T OS1 R4
HEIM R5 A OS1 E S
GINSENG ST S R1 R B C
L K L P V OS1 N D D A A
E D E N L R1 K E OS1 P SWEET GALER6-SL ST OS3 MOUNTBATTEN AVE D R1 S R1 C1-81 R1 H UC-81 R2 R
R6-SL R R1 H R5 B
OS1 E D B S UC-81 W WDA C R R1 ILLO L R1
R5 R N L QUICKFALL PL OS1 A R6-SL OS1 RO R4
R1 R O R3 (H)C4-81 E R1 N AUBURN DR CAVELLETTI CRT
OS1 R5 D O R1 OS1 M R3 N V I A R1 I R5 S UC-81 (H)UC-81 D R4
R5 O G T R6-FT E M (H)C5-40 V E W
OS1 E F LINCOLN RD A K L E R5 R R1 O N OS1 P R1 E RMU-81 E WINFIELD AVE CLAIR R1 I R1 C5-30 R H N R5 R5 E OS1 L N RMU-20 MONT S E T Industrial R R1 T L E R6-SL BUTTONBUSH ST R9 KEATS WAY H R1 UC-81 D I-10 O N R
L R3 M C CRAIGLEITH DR IN UC-81 C S G W R1 R PL A
R6-SL E P Y A L R4 M RMU-81 D S O V R8 K R ES S EXMOOR ST R6-SL OS1 OS1 A T O D (H)UC-81 CR R C O
R (H)UC-81 IE SPBERRY PL R1 R1 OS1 H R O SEA X O OS1 A E UC-81 I O R A D F R R
R6-SL N B O UC-81 SEAGRAM DR L N UC-81 R6-SL P R5 R AM C W R1 L D T EXMOOR ST
E Y R8 R C BE LAY K GRAM DR LODGE ST CHE E D C
E U R R1 P HARVAR R2 L R5 D LODGE ST P R2 W G KNIGHTSBRIDGE H R1 R
O V A UC-81 R
R6-SL WOOD CR L L R1 L (H)C4-81 L L C W C OS1 F B R1 V FORD O E
M R5 UC-81RMU-81 RMU-81 F OS1 EXMOO
T CRT A R T E S KEATS WAY RING RD CLAYFIELD AVE (H)C4-81 C5-40 P A
OS1 O H S (H)UC-81 (H)C4-81 L R6-FT OS1 E C UC-81 BRICKER AVE E
F
O R C5-20 S S RMU-81
OS1 A RMU-40 (H)UC-81 (H)UC-60 R8 S
R5 N ST KING M D RD PKY CONESTOGA R U I S K RMU-40 R3 R1 R1 R6-FT T R5 R4 R1 T OS1 R3 R RMU-20 LINCOLN RD . N H T Waste Management E SEAGRAM DR O OS1 RMU-81 RMU-20 WESTON PL R ST L R9 R6-FT L RMU-45 COLUMBIA ST W M BRANDENBURG N OS3 BRI R9 A C RMU-20 DOWNSVIEWOS1 PL E A R4 S E ND Q R5 Y R1
T R2 O L BRANDENBURG G E ASHCROFT DLE PL E R W R1 U WOOLWICH ST S A O SHADOW WOOD CRT R A O RC1 OS3 R3 R PL CRT OS3 R R1 B B R1 O RMU-20 MARSHALL ST MARSHALL ST R8 R8 E T UC-10 TRAIL I C R1 D UC-81 R T C S I E R8 C T S WO C R4 K E C RMU-81 S
OD W G RMU-20 O Z ITH CRT SH RE OS1 R R P EZRA AVE R1 C
C3 L A R5 C AL D I OD OS1 R4 MARLOWE DR N WO R6-SL R6-SL E A G N L OW
U V R KES ONQ UI UNIVERSITY AVE ST BRIGHTON AD APACHE DR DR APACHE E A R4 H S S
M E OS1 R5 S P RC1 RENAUD DR M
OS1 R1 EAR JAMES ST S R1 B OS1 C OS3 R1 I RMU-40 BELLEHAVEN DR E
A B KEATS WAY R3 ST W RMU-20 T M R1 A
R5 A R1 MAR LINCOLN RD R4
OS1 E E D RC1 N A OS1 R1 F N E RMU-81 R4 R8 T R ELGIN CRES ELGIN CRES MARGARET AVE N Y S O Future Development
R1 SH C R1 D R1 RMU-20 F H R7 I R IC MACKAY CRES H ALL ST OS1 L R3 CENTRAL ST N ST WEBER E R1 AMOS AVE LD W R1 R1 OS1 OS3 D E L R1 S MAYFIELD W RMU-40 R1 R1 A R1 CRT LAUSANNE CRES O R9 I V W BRIARCLIFFE BA OS3 D RICK NT WOODBEND CRES CENTRAL S ST N ALV E O O E
BRANDENBURG BLVD ED I ASHBERRY PL PL R4 R N OS1 N ST REGINA R R8 F O HIAWATHA DR W PARADISE CRES G R1 R7 OS3 O R1
OS1 P S S R1 OS1 O OS1 R1 NOECKER ST R4 D L
OS1 R8 E RMU-81 R1 OS3 D OS1 RMU-40
D
R1 C R RC1 AVIGNON PL R1 B R1 T R3 R R R1
R5 R IA C R4 OS1 RC1 OS1 E RMU-40 ST DORSET ERBSVILLE CRT R1 R F McDOUGALL RD
LEASIDE PL R1 E F FI C LI S OS1 RMU-40 NOECKER ST R3 OS1 MAYFIELD AVE R2
R5 S R1 S E BLUEVALE ST N N ST BLUEVALE Not Currently Under Review
R1 R
R5 A
SCHER FOUNTAIN ST ST FOUNTAIN L L C RMU-55
N OS1 R4 R S P
D R8 LINCOLN RD O D R1 VE R1
R4 H McCARRON CRES COLERIDGE DR R1 RC1 E OS1 O R1 A S F COLERIDGE PL S A
OS1 R1 O N R2 DR LILLIAN O R1 G E ELGIN ST B O OS1 U LE W OS1 T OS1 R OS1 D R G SPRING ST W G N RC1 L D KEATS WAY K CA OS1 ALBERT ST IN CHRISTOPHER DR D U1-60 I E H RC1 MONTPELLIER DR I G ELGIN CRES CHRISTOPHER DR R1 R1 E S W R T A N - A R1 F R1 KE R8 H RMU-20
Y N RD HALLMAN R1 R1 A A WILMOT LINE E U1-40 ST PEPPLER WASH
L D T C R2 N Y RC1 N ST KING OS1 R1 BERNAY DR E T SPRING ST E O S A R8 R1 RC1 R M S VERMONT ST P SAUVE CRES S S N R5 R5 R1 PL R1 KEATS KEATS WAY R4 R1 E Y R1 L I ANATOLIN PL BAUER DR D S Under Review I R5 N VAL N V RC1 ELLIS NCRES HALLA A S S D C1-20 (H)C1-20 OS1 P W WALK RMU-40 YOUNG ST W G O AINSWORTH CRT R R1 E T BRENDAWOOD A CRE T S L H U1-60 OS1 GLENBURN DR T U1-20 U OS1 S YOUNG ST W FD R D OS1 A A D OS1 L R1 BARRINGTON LANE F U1-20 OS1 R8 CRES V PARADISE CRES R A C3-60 U1-40 RMU-60 Y R1
E D R RMU-20 N ST REGINA R2 N R2 RC1 OS3 VERMONT ST R1 R5 C R5 A R1 R F RC1 R8 R5 C M R1 S RMU-40 AT R4 OS1 R4 R H D RE OS1 H
A R R4 R1 MIDWOO D C ER C1-60 AVE MURDOCK E B A R5 R1 R D OS1 LI . R1 TE McCARRON KEATS WAYKAREN WALK AV RC1 OS3 S S D T R OS1 ES ID RMU-40 U1-20 YOUNG ST E R1 LILLIAN DR
R5 R S O R1 H RMU-40 BA BRIDGEPORT RD W
Y OS1 C PL U U1-16 U1-16 RMU-30 I-10 R2 R4
A R L H E LINCOLN RD OS1 W OYA E
L B N R2 ST DORSET MURDOCK AVE L R EECH DR I B R B D ROYAL BEECH DRAKE CIR L E R4 B OS1 E CH M P S D U1-20 S c A
C OS1 W AMOS AVE A
S R E E BORDEAUX PL OS1 A E R RC1 U1-40 ERBSVILLE RD CRT WESTCOURT PL R
R4 E KEATS WAY RMU-20 R U1-10 (H)C1-60 R S U1-30 N R BRIDGEPORT RD E
C OS1 R U1-40 U1-40 (H)C1-60 R1
R1 E I-20 E RMU-60 RMU-40 T U1-16 C4-40 A EL RC1 PARIS BLVD R4 R1 U1-40 W RMU-81 L U1-20 R1 R1 C R8
R7 O OS1 OS1 OS1 R2 R1 M U1-20 OS1 Y SS U1-40 R1 R1 R1 Y E R R R U1-16 S
K A PRINC E U INGS O PRINCESS FOR E ST W C1-60 NEILSON AVE R7 M R4 R U1-30 OS1 N ME R8 D R (H)U1-40
I LHARDT DR P S U 85 HY D U1-40 P L OS1 R1 D EI-20 ST W
R1 PL U L L OS3 EL S VOG S COPPER ST S C4-60 C1-60 (H)C1-30 RMU-20
R1 N PRINCESS ST E
T P R2 N OS1 B R8 R8 OS1 R1 R2 B E U1-20 U1-30 BRIDGEPORT RD E M E U1-20 T L E R4 L V R9 OS1 R4 HEMI AY R2 R2 I R8 V U1-40 NEILSON AVE NGW V A PL OS1 V (H)U1-60 V R1 OS TC OLLA NE EE NN AA L L OO CC TT SS OO C PINEROW CRES INBECK c C1-60 OS1 R2 REIBER NER FE CRT R4 LA AVONDALE N AVE N T A D ROSL D A D H R8 R4 R ERC T BRIDGEPORT RD E E N LTNMDR PLATINUM R M HA U1-16U1-16 C
UBRR N RD DUNBAR RC C
D NE N R1 O SUNSHINE AVE E S WINCHESTER M LANE DOMINION RMU-20 DUPONT ST W DEVITT AVE N D A STC CCO OO LANE R7 R1 R A (H)C1-40 BLUEVALE ST N U
PINEROW SETTLERSFIELD ERBSVILLE CRT R2 E KAREN PL N CAROLINE ST N
N U1-40 U1-60 (H )C1-20 (H)C1-20 (H )RMU-40 G PEPPLER ST ST PEPPLER (H)C1-40 S CRT R8 D R1 OS1 U1-40 MOORE AVE N N B
I B U1-20 U1-60 WEBER STN
R CRT OS3 N CRES ELLIS A R4 RMU-20 N AVE N R1 I
A I R4 R4 N AVE ETZ A R8 L
F PLE FORE T R4 R4 U1-60 C1-40 (H)RMU-20 BRIDGEPORT RDR1 E B E A S R L T R1 R L
R4 OS1 MAP O M LANE C4-40 I-40 DUPONT ST E CHURCHILL ST C5-40 SANDBURY Y
R CHURCHILL ST R A A S R4 OS3 ROYAL ST MARGARET AVE E R1 V
R8 D V LANE R1 A U1-16
V S R8 U1-40 G E E
ENALOCTS R1 RMU-20 OS1 T R7 RMU-20 V (H)RMU-20 OS3 R1 OS1 I-10 RMU-20 O C2-40 I R8 RMU-20 RMU-20 ROYAL ST
P HWO U1-20
BEEC OD D LD L R RMU-40 R4 R4 E R1 TWEED ST Ü L ERB ST W U1-16 R2 R4 F L R8
B
A RMU-20 LANE HUGHES R4 R4 W E1-40 U1-30 RMU-20 OS TC O AN E EENNOOCC AA L TT OOC SS L E R4 RMU-20 R1 E T U1-40 R1
UBRR S DUNBAR RD U1-40 C R4 (H)U2-20 S ST REGINA OS1 R4 C4-20 C1-40 RMU-40 U2-20 H S AVE D EUCL I U1-30
(H)U2-20 K (H)U2-2 0 ST GILLEN RMU-20 ROSLI R K LANEWELLS B LL CRT WAL RMU-20 RMU-20 E LAUREL ST WOOD PL R1 EN C4-20 CARDINAL R H CHURCHI U1-16 L E OD D BEEC R ERB ST E CRES E O RMU-20 R CHW R1 A R9 RMU-20 STMENNO K A D C2-40 R1 U2-20 EI-60 R1 R8 ERB ST W N
R2 D ERB ST E U1-40 S ST U1-16KING U1-20 RMU-20 RMU-20 E RMU-20 RMU-40 DOVER ST A RMU-20 RMU-20 R8 R4 RMU-20 R8 N CAROL RMU-40 S AVE N I-20 V DEVITT AVE S
C3-40 R4 RMU-20UR R4 C I L BEVERLEY ST RMU-20 C4-10 GOL I-20 OS1 I
RMU-20 L
C2-40 RMU-40 RMU-20 RMU-20 ST WILLOW RMU-20
I-20 RMU-20 R4 R4 D R1 R1
RMU-40 RMU-30 R4 RMU-20 S RMU-20 D MOORE AVE S RMU-20 T ERB ST W R4 OS1 OS3 OS1 WEBER ST S R8
ERB ST W C4-40 RMU-20 R4 R4 BAUER DR R1 BECK ERB ST W RMU-40 C4-40 RE S S BRIDGEPORT RD E R4 R4 S ST NE I R4 BLUEVALE S ST ERB ST E G D WESTHAVEN OS1 ST ERB ST W ERB ST W ERB ST W U1-40 RMU-40 C4-10 A EZAES AVE IETZ DAWSON ST ERB ST W R1 WILLIS WAY CARDINAL CRES T OS1 W E R1 WILLIS WAY MARGARET AVE S A SE T ROOSEVELT AVE RMU-40 R1 R4 S U1-60 V E OS1 OS1 V RMU-30
RMU-40 T E RMU-20 ALLEN ST E I R1 DAWSON ST LANE HUGHES OS1 R C3-40 RMU-20 RMU-20 O I WESTHILL DR E R1 O RMU-20 ALLEN ST E R1 R RMU-20 W S R N ALLEN ST E R4 BRAESIDE AVE N ALK HEATHER HILL PL NSA C3-20 MULBERRY LANE DAWSON ST R SHORT ST Y
W D KINGSLEY
ALE D A D D V M T
C2-40 E R1 T R1 R4 U1-16 RMU-20 F S OS1 CL R OS1 S
E A U2-40 T E I-10 M
P A T ARLENE PL WESTCROFT DR R1
R4 W CRES
N H R1 L R1 E A IFF L R9 RMU-20 O
CULPEPPER PL R1 R1 E L B ELLIS CRES S T R1 O I-10 O R4 R1
E N H R1 R4 H O R4 U1-40 E PL A U2-20 R CULPEPPER DR LOURDES ST
E
C OS3 U2-30 E R2 U U V R4 U1-40 N WESTRIDGE DR C R2
OS1 R R1 R1 U1-40 R4 I OS1
E W R1 R LOURDES ST RMU-20 B ROSLIN AVE S D HILLCROFT R N R1
R1 B R R1 LOURDES ST R1
A R2 N U WILLIAM ST E CORNWALL ST CORNWALL ST T S R4 I V T R4 U1-30 R1 D WESTRIDGE L CRT R1 L FOXHILL PL S BREEZEW AL
OOD CRE E I-10 R1 S R1 K G R1 E P H R RMU -20 R4 MOORE AVE S PL DOVER ST
C CARDINAL CRES E L I RMU-20 RMU-40 DUNBAR RDS S BIRCHLEAF WALK N D R4 C R2 U1-16 R1
E R R4 R1 G R1 R1 FISCHER-HALLMAN S RD E R1 (H)U1-40 OS1 R1 R
Y E R1 A U2-40 WESTRIDGE DR S KING ST S B M OS1
E R1 S T T R1 RMU-20 R OS1 A PARK ST
L H E S R4 E RMU-30 CAVALIER SHT R1 W W I S PL R1 HERBERT ST
O S V D A E U1-40
D R2 DICK ST AV KUNTZ LANE OS1 BRISTOL ST BRISTOL ST
E S R4 E G
R R4 D ALLEN ST E
D W C ON Z O OS1 ESTVALE DR R R1 T S
S N L R1 E O OS1 OS1 R4
R9 A R2 O
B OS1
T T CRES W
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C ALEXANDRA AVE KING ST S V E WES V
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R RMU-40
R D
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C R4 WESTHOLL R I A R2 M R4 R1 R1
E THORNDALE WILLOW ST R R1 R1 E
V L CAMB R1 U2-30 GEORGE ST R L R OS1 1:12,000 R
E L E S S I CULPEPPER DR R9 Y E PL P A
R4 N R1 D R1 R2 N P RMU-20 R4 R1
R4 V E DE L L I-10 RMU-20 RODNEY ST L
R1 C A R RMU-20 D A
B R4 S R L T T HILLCREST AVE A LE OS1 S OS1 R4 RODNEY ST T R Y O N C R1 FULLERTON ST
R1 R U ALEXANDRA AVE E R4 T R1 ALEXANDRA AVE U2-40 R4 ITT DE
R U2-20 I-10 RMU-20 OS1 A C O R1 RMU-20 U2-60 R1 R1 R2 VIE (H)RMU-20 SVE V E W P W N R L R1 W OS1 OS1 R2 OM E OS1 R1 I-10 NORMAN ST
T E R4 H T R1 V OS1 ALLEN ST E R4 A S R4 R2 E RMU-18 S H
C R1 RMU-20 R1 Y RMU-20 MARY ST R4 E R4 E R1 O T U2-20
R2 R2 I R WILLIAM ST W R1 R1 R1 FREEMONT ST (H)U2-60 U2-30
R R1 S R OS1 OS1 R R1 R2 NORWOOD E R1 UNION ST E UNION ST E W LOURDES ST UNION ST E
C S E E R CRES R N R1 R4 I-10 R4 R C S S
O E E RMU-20 DODDS LANE R4 MARGARET AVE S L D D NORMAN ST
E RK R2 DR WESTVALE D R1 C W VI DG W IV SOMERSE T T E RMU-20 C5-20 A A O U2-20 C3-20 I-10
ST P M OS1 O DOUGLAS ST (H) U2-20 RMU-20 ELLIS CRES S
N SRIPM RMU-20 C2-40 C5-27 FD L D
R2 R2 E PL AVONDALE AVE S R4 R4 R2 OS1 A E U PARK ST E1-27
OS1 R2 C5-20 ORIOLE ST
LUCAN AVE WEBER ST S D R4
A R1 D ALLEN ST W RMU-20 R R OS1 P O RMU-20 R4 P R1 R4 CAROLINE ST S R4 RMU-20 R1 metres L R1 OS1 E W R1 R1 APPLEGATE OS1 S D R1 R1 WILLIAM ST W BELMONT AVE R2 AL R1 U2-20 R1 E L R1 U2-60 R4 PINEWOOD PL EDENVALLEY CRES R8 JOHN ST E BOWMAN ST
A OS1 W
OS1 R4 C R R3 (H)RMU-20 R N
CRT IELD O LAURIE R1 R3 R2 O E R4 WESTF E E1-27 LD E
R4 ERI
S DUNBAR RDS O PL STANLEY DR
PL R2 O S R RMU-20 R4 (H)RMU-20 R1
R T S D (H)U2-60 R4 W CH E DR N R3 RMU-60 W
DAL M A THORN ROSLIN AVE S ATERLOO ST
R E O R E D T OS2 ALLEN ST W R4 O (H)R4 R4 0 250 500 750 1000 S R1 P R1 R4 R2 G D L V U NORMAN ST YORK ST UNION ST E R2 T R4 N R3 (H)U2-20 OS1 O E I RMU-20 RMU-20 R4 R4
ND N OS1 F R2 OR AL R1 R1 R D ROGER ST TH E L R1 ESSON ST SILVERMEADOW T R1 D I D H
T T U2-20 O WESTVALE DR R JOHN ST W HE E R R T (H)U2-60 T R3 K THI N A S
LD DR DR LD D R1
R R4 H A W C5-20 AL W HILLIARD HILLIARD AVE R3 R4 I L RMU-20 R
E V D N O D BELMONT AVE A BER R1 STLEGLEN R1 R E R4 OS1 N RMU-20 PL E
THE BOARDWALK R G E S S
PL (H)U2-20 MOORE AVE S HARTWOOD AVE N R1 S R3 T ST R2 R1 R1 R4 RMU-20 ROGER ST ROGER ST H R1 ALLEN ST W R4 S R4 TM R4 PL R12 R1 FO SEVERN ST PARK ST R4 I R3 E1-40 R STANLEY DR E1-27 T MARY L R4 R1 RSYTH DR U2-60 R4 D R4 U2-20 L CRES OS1 S UNION ST E L O E1-27 PL OAKVAL E R4 ROSEMEADOW CRES ERHIL WARRINGTON DR R4 R4 C5-20 HERBERT ST C5-40 WM DRUMM R1 RMU-20 ST S R1 JOHN ST W U R3 R1 OS1 RMU-2 0 R4 OS1 R12 R1 R3 N U2-20 FD GRAHAM ST JOHN ST W R4 JOHN ST W U2-20 R4 R T I-10 F R4 R4 R2 R4 R4 U2-60 U2-2 0 R4 R9 R4 I R3 U2-20 R9 R4 E1-40 R2 S R3 R4 F M W NORTHAM R I E PTON D D G AMPTON C R4 THCL F RID RED RIVER C HEA E B A H R1 I
R L T PL T BELGR WAY OS1 R4 H E L
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R1 W R2 H R1 R1 D E N W L L N E R2 TR S R2 A EE OS1 R2 P SOUTH E CARDIFF ST TVALE DR A OS1 C R R2 O R1 D M L R E Y T T R DR VER P C S BU R L
A F STVALE DR W E WOODINGTON D E T OS3 RDI F L T PL D O M IR ID M P L O R1 N R1 Y C6-36 R2 L A LIFESTYLE WAY E R1 W R1 P R2 L N S D B P OO I-10 L A L K D N ALE PL URY DR R B D B THE BOARDWAL E R R1 L R E E D L THORNB RD I M L PITFIEP S SPRINGFIELD O R2 R2 S D V T PL R2 S BELGREEN WAAVEN DR PL D
I D R1
M OS1 ASHBY CRT R8 R4 R4 STONEH Map Notes BOLINGBROOKE PL
HALD DORCH R8 S OS1 OS1 S S PENNY LANE P R4 R2 R1 E OS1 I R R R1 L G CRTANE V K C I PORTSMOUT W R A E ST BAKER N R2 S NG ESTER PL G E TONEHAVE E F R R4 R4 IE R2 R1 R8 C OS1 LD R4 R4 R4 L TON R
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R8 W RR RSITY AV H GATE GATE H E N D D E H
G OS1 S R
A T R
T R2 V R2 This version of the Draft Zoning By-law Map does not yet
E A UNIVE R1 UNIVERSITY AVE W L OS1 E UNIVERSITY AVE W include the Site Specific Zoning.
The site specific zoning will be added in a subsequent version. Map Notes
THIS COMPOSITE EDITION OF THE ZONING MAP IS PREPARED FOR PURPOSES OF CONVENIENCE ONLY. FOR ACCURATE REFERENCE RECOURSE SHOULD BE HAD TO THE ORIGINAL AND AMENDING BY-LAWS.
"COUNCIL APPROVED ON xx xxx xxxx"
Projection: UTM Zone 17 Datum: North American Datum 1983 Map Created By: GIS, IMTS; Development Approvals, IPPW Map Created On: 18 April 2017
Map © 2017 City of Waterloo
Property Information © 2001-2017 Teranet Land Information Services Inc. and its Licensors. May Not Be Reproduced Without Permission. THIS IS NOT A PLAN OF SURVEY DRAFT
• hotel • pet services (class a) • large merchandise store • printing establishment • medical clinic • restaurant • motor vehicle retailer • take-out restaurant • nanobrewery • tech office • nightclub • training facility • office • transportation service • payday loan store • veterinary clinic • personal brewing establishment • wholesaler
Medical clinics and a variety of commercial uses are permitted. Large merchandise stores are permitted and are defined as “a building or part thereof in which predominately large goods are offered, displayed and kept for sale or rent to the end consumer. Includes, but is not limited to a furniture and home furnishing store (including home décor store), domestic appliance store, home entertainment store, home improvement store (with or without ancillary garden supplies), hardware store (with or without ancillary garden supplies), office equipment store, electronics store, sporting goods store, fitness equipment store, automotive parts and accessories store (including tires). Excludes motor vehicle retailer”. Drug stores, food stores, and department stores are specifically prohibited.
A Pharmaceutical Dispensary is not a permitted use in the C5 zone. It is now included in the general definitions and is defined as “a retail outlet where the primary business is the dispensing of drugs prescribed by a health practitioner. Dispensing shall only be undertaken by a pharmacist registered with the Ontario College of Pharmacists. Includes ancillary retailing of medical devices and supplies”
The Site is proposed to be within Parking Area D on Schedule A1, requiring 80% of the minimum required parking spaces.
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5. Technical Studies
The following studies have been prepared in support of the Zoning By-law Amendment and a future Site Plan Application. For further details, please consult the full reports.
5.1 Urban Design Brief The Urban Design Brief was prepared by GSP Group Inc. and concludes that the Proposed Development satisfies the relevant Urban Design policies by providing an infill commercial development that reutilizes an existing building on the Site. It adds variety of health-oriented services and uses within walking distance to various transportation options. Its urban form and massing fits within the surrounding context and creates a more pedestrian-oriented development than exists today. Overall, the Proposed Development applies the principles of good urban design and follows the intent and objectives of the City’s Official Plan and Urban Design Guidelines.
5.2 Functional Servicing Letter Meritech Engineering prepared a Functional Servicing Letter in support of the application. The letter analyzes available municipal services in the area, as well as options for stormwater management. It concludes that the Proposed Development can be adequately serviced through existing storm sewers, municipal watermains, and gravity sanitary sewers.
The new buildings will be serviced by a new internal sanitary sewer and watermain that will connect to the existing municipal infrastructure. The Region of Waterloo has provided water pressure information that will be used to demonstrate that the water distribution system is able to provide fire protection in support of full Site Plan Approval. Whether the buildings will be sprinklered will be determined at the Site Plan Approval stage.
The Site does not appear to have any stormwater management in place. Surface runoff is currently directed to a swale running parallel to King Street that outlets into the municipal system at the intersection of King and Wyman. The Proposed Development will maintain this pattern and will include attenuation in the form of parking lot storage and a controlled outlet.
5.3 Transportation Impact and Transportation Demand Management Study Paradigm Transportation Solutions Limited prepared a Transportation Impact and Transportation Demand Management Study in support of the application. The report analyzed current traffic levels in the area and projected the level of traffic that’s expected in the area to 2026 if the Proposed Development did not occur. The Study determined that the development is expected to generate 77 and 67 new trips during the AM and PM peak
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hours, respectively. The report projected traffic levels to 2026 if the Proposed Development were to be constructed. The report concludes that no traffic mitigation measures are warranted by the construction of the Proposed Development.
The Study examines Transportation Demand Management (“TDM”) for the Site. TDM techniques reduce traffic by reducing vehicle demand. TDM techniques recommended for the Proposed Development include encouraging use of the transit system, increasing cycling support, joining the Travelwise program, and creating a TDM Coordinator for the Site.
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6. Planning Analysis
The following section of this Report provides an analysis of the proposed Zoning By-law Amendment (“ZBA”) application to permit the Proposed Development with respect to the applicable policy and regulatory framework detailed in Section 4 of this Report.
6.1 Provincial Policy Statement The proposed ZBA application is consistent with the policies of the PPS.
The Proposed Development will provide for the intensification of the Site. The Subject Property is a 1.09 hectare parcel with an existing two storey office on a regional arterial road in proximity to commercial and employment uses. The Proposed Development will add 1,100 square metres of commercial space to the Site, increasing employment opportunities and adding to the vibrancy of the neighbourhood. The Site is well served by transit, including proximity to the Conestoga Mall LRT station and iExpress bus route. The Development will result in the construction of a new sidewalk along King Street and bicycle parking on Site. Together, these improvements will increase public safety and improve opportunities for active transit.
The Proposed Development will contribute to the mix of commercial uses available along King Street North and is compatible with the neighbourhood that is predominantly commercial and employment.
The Proposed Development will provide for the efficient use of municipal services. The Functional Servicing Report and Stormwater Management Analysis provided by Meritech Engineering confirms that there is adequate capacity to service the intensified commercial use, and the Development will use Transportation Demand Management techniques to reduce vehicular demand on the road network. Stormwater will be appropriately managed.
The Site does not contain any natural heritage or ecological functions. There are no cultural heritage resources on the Site, and health and safety will not be adversely affected.
The proposed ZBA application will facilitate a desirable intensification of lands that will contribute to the vibrancy of the commercial corridor along King Street North, consistent with the policies of the PPS.
6.2 Growth Plan for the Greater Golden Horseshoe (2017) The proposed ZBA application conforms with the Growth Plan. The Proposed Development will provide for the intensification and redevelopment of the Site within the Built-Up Area. The intensification of the Site will provide convenient access to local stores, contribute to
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higher densities and efficient use of land, and may encourage the use of transit. The proposed application will facilitate an efficient use of the Site and will take place on full municipal services.
The Proposed Development will add new employment to the City and will increase employment density, assisting the City with meeting the targets of the Growth Plan.
In addition, the proposed application will facilitate development that will contribute to a vibrant and active public realm along King Street and within a Major Transit Station Area. The guiding principles of the Growth Plan speak to the achievement of complete communities that meet the needs of residents for daily living. The proposed ZBA application will facilitate development that provides medical, service, commercial, and office uses within proximity to an employment cluster, consistent with the Growth Plan to provide for the basic needs of all residents in a community.
6.3 Region of Waterloo Official Plan
The proposed OPA and ZBA conforms with the Region of Waterloo Official Plan (“ROP”). The Proposed Development is within the Built Up Area and will occur on full municipal services. It contributes to the creation of a complete community by offering medical and commercial services on a transit route. The development is an appropriate scale and acts as a transition from the employment uses on Colby Drive to the commercial uses along King Street North.
The Proposed Development is within the Conestoga Major Transit Station Area. The Proposed Development meets the ROP policies for Major Transit Station areas by increasing density, activity, and employment on the Site.
The Proposed Development represents compact urban form and a higher density development than the existing use. The Proposed Development conforms with the policies of the ROP.
6.4 City of Waterloo Official Plan
The Proposed Development is in conformity with the policies of the City of Waterloo Official Plan. The Corridor Commercial designation permits the proposed uses including auto- oriented retail, offices, and medical clinics. The development provides adequate vehicular access with a full access from Wyman Road and a right-in, right-out access from King Street North. The development meets the parking requirements of the Zoning By-law and will be connected to municipal services that have adequate capacity to accommodate the development.
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The Site is located near Conestoga Mall. The proposed commercial uses will not impact the planned function of the mall as a regional commercial destination as they are limited in type and will not be destination retail uses. The Proposed Development will be attractive from the streetscape and will include plantings along King Street North to enhance the pedestrian environment. The corner of King Street North and Wyman Road will be animated.
The development meets the policies of the Major Corridor designation. The proposal will intensify the Site and contain a mix of office, medical, service, and commercial uses. The Proposed Development will begin the transition to higher density employment commercial uses that are more transit-supportive, as required by Section 10.2.2.9.6 of the Official Plan.
The Site is within the Conestoga Major Transit Station Area and the transit-oriented development policies of Section 6.5.2 apply to the development. The intensification of the Site provides opportunities for increased transit ridership and active transportation and includes bicycle parking to accommodate cyclists. The commercial and service component of the development provides an opportunity for workers in the adjacent employment neighbourhood to walk to the Site for commercial and/or food purposes, and the Site’s location on a bus route and proximity to the LRT station provides employees, customers, and patients with opportunities to reach the Site without using a vehicle. The Proposed Development includes the construction of a new sidewalk along King Street North and includes internal pedestrian pathways to provide convenient, barrier-free access to the Site. These improvements will enhance streetscapes and walkability of the neighbourhood.
King Street is a Regional Road. As such, a Transportation Impact Study and access permit are required to facilitate the Proposed Development. A Study has been undertaken and is summarized in Section 5.3 of this Report.
The Proposed Development conforms to the policies of the City of Waterloo Official Plan.
6.5 City of Waterloo Official Plan Amendment No. 14
Official Plan Amendment No. 14 (“OPA 14”) was approved by the Council of the City of Waterloo on June 26, 2017 and was approved by the Region of Waterloo on January 11, 2018. OPA 14 establishes policies for development in Major Transit Station Areas. The Site is within the Conestoga Station Area.
OPA 14 encourages transit-supportive development within Station Areas and promotes intensification to promote transit ridership. The policies direct the greatest intensification to properties closest to the station and permit reduced intensification further from the station. The Site is at the northernmost limit of the Conestoga Station Area and falls within the “Remaining Lands in Station Areas” category where densities are planned to be lower than
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those at the LRT station. The Transit Station Study and its implementing OPA No. 14 did not lead to any changes in land use designation or permitted uses in the Official Plan policies that apply to this Site.
The Proposed Development conforms with the policies of OPA 14. The proposal intensifies the Site and adds service, commercial, and medical uses which will attract users to the area. The development is integrated into the community and includes the construction of a new sidewalk along King Street North that will facilitate active transit.
6.6 Conestoga Major Transit Station Area Plan
The City has prepared Major Transit Station Area Plans for each of the LRT stations in the City. The Conestoga Major Transit Station Area Plan applies to the Site and provides recommendations for development.
The Proposed Development conforms with the recommendations of the Plan. The construction of a new sidewalk along King Street North and the addition of commercial and medical uses to the Site meet the mixed-use and walkability goals of the Plan described in Section 7.2.
The Plan includes recommendations for connecting the Area with a focus on increasing transit ridership and active transportation options. The development encourages active transportation and transit ridership through the inclusion of bike racks, installation of a new sidewalk along King Street North, addition of animated street frontages facing the pedestrian realm, and inclusion of more commercial uses in proximity to the Colby Drive employment area, which may encourage workers to walk or cycle to the commercial destinations on the Site rather than drive to further commercial uses. The proposed commercial buildings are one storey in height and face the public realm along Wyman Road (a Cycling Street) and Colby Drive.
The surface parking area will be shared by all users of the Site and will be screened from King Street North by trees and shrubs. The commercial uses are all located at ground level and will provide additional commercial uses along King Street, meeting the recommendations in Section 7.3.7 and 7.6. The Proposed Development is compatible with the Colby Drive employment area and does not threaten Conestoga Mall’s role as a regional commercial destination.
6.7 City of Waterloo Zoning By-law No. 1418
The Site is zoned Industrial Six (I-6) in the City of Waterloo Zoning By-law No. 1418. The I- 6 zone does not permit retail uses, clinics, or pharmaceutical dispensaries. A Zoning By-law
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Amendment (“ZBA”) is required to rezone the property to the Commercial Three (C3-25) zone with site-specific provisions. A draft copy of the Zoning By-law is appended to this Report.
The C3 zone permits Offices, Medical Clinics, Laboratories, Restaurants, Personal Service Shops, Veterinarians, and a variety of other commercial uses. The requested site-specific exceptions to the C3 zone relate to the addition to the following:
• Add Offices of a Health Practitioner to the permitted uses; • Add Pharmaceutical Dispensary to the permitted uses; • Create a site-specific definition of a Pharmaceutical Dispensary by modifying the definition of a Pharmaceutical Dispensary from the new Comprehensive Zoning By- law to include ancillary teaching and training related to pharmacy and ancillary convenience retail. The proposed definition is as follows: “a retail outlet where the primary business is the dispensing of drugs prescribed by a Health Practitioner. Dispensing shall only be undertaken by a pharmacist registered with the Ontario College of Pharmacists. Includes ancillary retailing of medical devices and supplies, ancillary teaching and training related to pharmacy, and ancillary convenience retail”; and • Reducing the required parking from 4 spaces for every 100 square metres of building floor area to 3.5 spaces for every 100 square metres of building floor area.
The proposed ZBA is appropriate.
The suitability and compatibility of the C3-25 zone for this area is demonstrated by the prevalence of this zone in this neighbourhood. The commercial properties in proximity to the Site, including the adjacent property to the south and the commercial uses to the west across King Street, are currently zoned C3-25. The Site is the only parcel in this area along King Street south of Wyman Road/Northland Road that is zoned for industrial purposes, notwithstanding the Corridor Commercial designation in the OP.
The development of a medical complex with the addition of service and commercial uses to the northernmost section of the Station Area provides an opportunity for increased transit ridership and is may increase activity along this portion of King Street North. The commercial, office, and medical uses proposed on the Site do not conflict with the Colby Drive employment area.
Offices, Medical Clinics, Opticians/Optometrists, and Laboratories are permitted uses in the C3 zone. Zoning By-law No. 1418 contains a variety of definitions that can include offices
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for medical practitioners. To provide certainty that the Proposed Development can provide offices for medical practitioners such as dentists, chiropractors, and registered massage therapists, the addition of Offices of a Health Practitioner to the list of permitted uses is requested.
A Health Practitioner is defined in the Zoning By-law as “a professional engaged in providing health related services to individuals rendered by a person who is licensed or registered to do so under the laws of the Province of Ontario and shall include but not be limited to a physician, dentist, chiropractor, osteopath, registered massage therapist and a naturopath, but shall not include individuals employed in a body rub parlour or any adult entertainment parlour.” The addition of this permitted use is appropriate for the Site as it expands upon related medical uses that are currently permitted in the C3 zone and facilitates the addition of medical uses along a transit route.
The Official Plan prohibits a Drug Store within the Commercial Corridor designation that applies to this Site, and the City’s new Comprehensive Draft Zoning By-law, discussed in Section 6.7 of this Report, prohibits a Drug Store in the C5 zone, which is proposed for this Site. The Official Plan contains this prohibition to encourage drug stores to locate in areas that are closer to residential neighbourhoods to facilitate convenient access for residents.
A Pharmaceutical Dispensary use is requested for the Site. A Pharmaceutical Dispensary differs from a Drug Store as it is focused more on medicines and medical supplies than on the wide range of retail goods which are now included in large drug stores. In this case, the proposed Dispensary will be located within the existing office building and will provide a convenient location for patients to fill prescriptions from the related clinic and health offices. Providing a dispensary in a medical office is a common practice in Kitchener-Waterloo.
A Pharmaceutical Dispensary is not defined in the general By-law but is defined in the C10 zone and in the new Comprehensive Zoning By-law. As the new By-law provides the most recent direction from the City on a definition, it is used as the basis for the site-specific definition requested for this Site. The new Comprehensive Zoning By-law defines a Pharmaceutical Dispensary as “a retail outlet where the primary business is the dispensing of drugs prescribed by a Health Practitioner. Dispensing shall only be undertaken by a pharmacist registered with the Ontario College of Pharmacists. Includes ancillary retailing of medical devices and supplies.”
In order to recognize the education and training role of a dispensary and health practitioners, a modification to the definition to add ancillary teaching and training is requested, as well as to permit ancillary convenience retail items. These modifications are appropriate as they provide the dispensary with flexibility to adapt to changing markets. Modern dispensaries
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have increased their capacity to include training for pharmacists, patients, and health practitioners, providing a crucial service to the medical community. Ancillary commercial retail is requested to increase the financial viability of the dispensary and provide patients and staff with convenience items. The scale of the dispensary and its location within a medical building are such that the convenience retail aspect of the operation will be much smaller than that of a full Drug Store and is unlikely to act as a retail commercial destination for shoppers outside of the medical centre. These requested uses will be ancillary to the Dispensary’s main purpose, being the filling of prescriptions provided by health practitioners within the medical facility on Site.
The requested parking reduction from 4 spaces for every 100 square metres of building floor area to 3.5 spaces for every 100 square metres of building floor area results in a reduction of 16 required parking spaces. The Proposed Development provides 120 parking spaces, while 126 are required by the Zoning By-law. At a parking ratio of 3.5 spaces per 100 square metres of building floor area, 110 parking spaces are required. As described in Section 6.8 of this Report, the second draft of the Comprehensive Zoning By-law permits a 20% reduction of parking on this Site due to its proximity to transit. The 20% reduction would require 101 parking spaces. Parking on the Site is likely to have a high turnover due to the short-term nature of the medical, service, and commercial uses. Proximity to transit and Transportation Demand Management strategies will reduce parking demand on the Site.
6.8 City of Waterloo new Comprehensive Zoning By-law (Second Draft)
The City of Waterloo is undergoing a Comprehensive Zoning By-law review to conform with the City’s new Official Plan. The Second Draft of the By-law proposes to establish a Corridor Commercial (C5-81) zone on the Site.
The C5 zone includes many of the same uses as the current C3 zone, and the neighbouring properties currently zoned C3-25 are all proposed to be zoned C5-81 along with the Site. Both the current C3 zone and proposed C5 zone permit offices and medical clinics. Like the C3 zone, a Pharmaceutical Dispensary is not permitted in the C5 zone and would need to be added to the Site via a site-specific amendment.
A comparison between the draft C5 provisions and the proposed C3-25 provisions in the existing By-law is provided below:
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Draft Corridor Commercial (C5) Regulations Provision C5 Provision C3-25 Provision Difference (Draft ZBL) (Existing ZBL) Minimum Street 5.0 metres 5.0 metres No change Line Setback Minimum Side Yard 3.0 metres 1.5 metres on one Slight change Setback side and 3.5 metres on the other Minimum Rear 7.5 metres 7.5 metres No change Yard Setback Landscaped Open 20% N/A, only a buffer is New provision, Space currently required proposed to change from a buffer to a percentage. Likely to result in increased open space in the new ZBL. Minimum Parking 4.0 spaces per 100 4.0 spaces per 100 Reduction in parking Spaces square meters of square metres of due to the Site’s Building Floor Area Building Floor Area proximity to transit in for most uses new ZBL Note: reduction to 80% as per Sch. A1 Maximum Number More than one main More than one main No change of Buildings on a building is permitted building is permitted Lot Height 81 metres and 25 75 metres Increased height in storeys new ZBL
When the new Comprehensive Zoning By-law is approved and in effect, it is anticipated that site-specific provisions, including any approved for the Site, will be carried into the new By- law.
The Site is proposed to be included in Parking Area D on Schedule A1, permitting a 20% reduction in required parking spaces. This would reduce the required parking from 4.0 spaces per 100 square metres of building floor area to 3.2 spaces per 100 square metres of building floor area.
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7. Conclusion
GSP Group Inc. have been retained by RISE Commercial Developments to coordinate and prepare the submission of a planning application a Zoning By-law Amendment for 651 Colby Drive in the City of Waterloo. The proposed planning application is necessary to facilitate the construction of two new commercial buildings and the renovation of the existing two storey office for medical uses as proposed. The proposed planning application would amend the Zoning By-law to change the Site to the Commercial Three (C3) zone with site-specific provisions to:
• Add Offices of a Health Practitioner to the permitted uses; • Add Pharmaceutical Dispensary to the permitted uses; • Create a site-specific definition of a Pharmaceutical Dispensary by modifying the definition of a Pharmaceutical Dispensary from the new Comprehensive Zoning By- law to include ancillary teaching and training related to pharmacy and ancillary convenience retail; and • Reduce the required parking from 4.0 parking spaces for every 100 square metres of building floor area to 3.5 parking spaces for every 100 square metres of building floor area.
At the Pre-application meeting with the City of Waterloo on December 13, 2017, the preliminary concept design for the Site was presented and the City provided requirements for the proposed planning application. From this meeting, the City identified that an Urban Design Brief, Servicing Report, Traffic Impact Study, and Planning Justification Report in support of the proposed development are required as part of a complete application.
This Planning Justification Report concludes that the proposed ZBA application is appropriate and represents good planning for the following reasons:
• It is consistent with the policies of the Provincial Policy Statement (2014);
• It conforms with the policies of the Growth Plan for the Greater Golden Horseshoe (2017);
• It conforms with the policies of the Region of Waterloo Official Plan;
• It conforms with the policies of the City of Waterloo Official Plan, including the criteria for the Corridor Commercial designation;
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• It conforms with the policies of the City of Waterloo Official Plan Amendment No. 14, including the criteria for Major Transit Station Areas;
• The requested C3-25 zone and the requested site-specific provisions are appropriate and justified for the reasons set out in Section 6.7 of this Report;
• The requested C3-25 zone is similar in permitted uses and performance standards to the C5-81 zone proposed in the new Comprehensive Zoning By-law;
• The Proposed Development represents an intensification of a Site in a Major Transit Station Area and will activate the streetscape and provide commercial services for the surrounding employment neighbourhood;
• The Site can be serviced through proposed service connections to the existing sanitary, water and stormwater networks and appropriate measures for stormwater management quality control can be implemented; and
• It is appropriate and compatible in this urban context.
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Appendix 1: Draft Zoning By-law Amendment
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THE CORPORATION OF THE CITY OF WATERLOO
BY-LAW NO. 2018 - XXX
BY-LAW TO AMEND BY-LAW NO. 1418, BEING A ZONING BY-LAW FOR THE CITY OF WATERLOO
WHEREAS the Municipal Council of The Corporation of the City of Waterloo deems it desirable to amend its said By-law No. 1418 as hereinafter provided.
THEREFORE THE MUNICIPAL COUNCIL OF THE CORPORATION OF THE CITY OF WATERLOO ENACTS AS FOLLOWS:
1. That By-law No. 1418 is hereby amended by changing the zoning applicable to the lands identified on Map 1 attached hereto from Industrial Six (I-6) to Commercial Three (C3-25) with the following site-specific provisions:
1.1 In addition to the permitted uses identified in Section 27.1.1 of By-law 1418, the following uses shall be permitted:
o Offices of a health practitioner
o Pharmaceutical dispensary
1.2 A pharmaceutical dispensary shall be defined as “a retail outlet where the primary business is the dispensing of drugs prescribed by a Health Practitioner. Dispensing shall only be undertaken by a pharmacist registered with the Ontario College of Pharmacists. Includes ancillary retailing of medical devices and supplies, ancillary teaching and training related to pharmacy, and ancillary convenience retail”
1.3 Notwithstanding Section 27.2.2.1 of By-law 1418, for each use, there shall be provided a minimum of 3.5 parking spaces for every one hundred square metres (100 sq. m) of Building Floor Area.
2. This by-law shall come into force and effect on the date of its final passing.
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Enacted this ___ day of ______, 2018.
______
Dave Jaworsky, Mayor
______
Olga Smith, City Clerk
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NORTHLAND RD
COLBY DR
651 COLBY DRIVE, WATERLOO
Portion to be rezoned from I-6 to C3-25
Scale: NTS Date: April 5, 2018