50 University Ave. E. - planning justification report...The existing apartment building (currently servicing Wilfrid Laurier University), provides a 161 bedrooms within 52 units in

PLANNING JUSTIFICATION REPORT ZONING BY-LAW AMENDMENT 50 University Avenue East City of Waterloo Date: August 2, 2017 Prepared for: Vive Development Corporation Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 540 Bingemans Centre Road, Suite 200 Kitchener ON N2B 3X9 T: 519 576 3650 F: 519 576 0121 Our File: 15213A

270 Spadina Road/ VIVE DEVELOPMENTS

Planning Justification Report / Our File 15213F July 2017

CONTENTS

1.0

Introduction 1

2.0

Site Description and Surrounding Land Uses 2

3.0 Pre-Consultation 4

4.0 Proposed Development 5

5.0 Planning Analysis 6 5.1 Places to Grow 6 5.2 Provincial Policy Statement (2014) 7 5.3 Region of Waterloo Official Plan (ROP) 9 5.4 City of Waterloo Official Plan 10 5.5 City of Waterloo Zoning By-Law 1108 12 5.6 Zoning By-Law Amendment Request and Justification 16

6.0 Technical Reports 19 6.1 Stationary and Traffic Noise Assessment 19 6.2 Functional Servicing Report 19 6.3 Parking Justification Report 20

7.0 Summary & Conclusions 21



LIST OF FIGURES

After page Figure 1: Location Map 1

Figure 2: Context Map 3

Figure 3: City of Waterloo – Official Plan – Land Use Plan 12

Figure 4: City of Waterloo – Zoning By-law – Current Zoning Designation 16

Figure 5: Proposed Zoning Amendment Sketch 17

Figure 6: City of Waterloo – Draft Zoning By-law 17

LIST OF APPENDICIES Appendix A: Record of Pre-Submission Consultation

Appendix B: Existing Unit Configuration – Neo Architecture Inc.

Appendix C: Proposed Unit Configuration

Appendix D: Site Plan (Existing Conditions)

50 University Avenue East/ VIVE DEVELOPMENTS

Planning Justification Report / Our File 15213A August 2017

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1.0 INTRODUCTION MHBC Planning has been retained by Vive Development Corporation, to provide planning advice for the development of the property municipally addressed as 50 University Avenue East, in the City of Waterloo. The purpose of this report is to provide a planning analysis and summary of the relevant policy framework, planning considerations, and technical studies involved to permit 56 additional residential units within the existing building through a major interior reconfiguration. 50 University Avenue (subject property) is located on the north side of University Avenue East and is situated mid-block between Regina Street North and Weber Street North and is currently used for student housing (Figure 1). The site measures 4867.8 sq.m. in size (0.49 hectares) and is currently developed as a six storey multiple residential unit which provides student housing accommodations to Wilfrid Laurier University students. The applicant purchased the subject property from Wilfrid Laurier University and currently has two-years remaining on a three-year arrangement with the University to continue to lease-back the apartment building to the University as a student apartment. Following the expiration of the contract with Wilfrid Laurier University, Vive Development plans to renovate the interior of the building to convert 52 units (161 bedrooms) into 108 units (108 bedrooms) and maintain the existing site plan as it is constructed at the present time. This report has been prepared in support of the application for Zoning By-law Amendment with special provisions to permit the additional units and to leave the site operating status quo. The purpose of the Zoning By-law Amendment is to permit the use of Apartment Dwellings in a Multiple Residential 25 zoning, and request a reduction in the required parking requirement per unit.

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PLANNINGURBAN DESIGN& LANDSCAPEARCHITECTUREMHBC

FILE: 15213A

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Figure 1

Location Plan

50 University Avenue,

City of Waterloo

Region of Waterloo



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2.0 SITE DESCRIPTION AND SURROUNDING LAND USES The subject lands are approximately 0.466 hectares (1.15 acres) and are located mid-block, on the north side of University Avenue East, between Regina Street North and Weber Street North in Waterloo, Ontario. The existing apartment building (currently servicing Wilfrid Laurier University), provides a 161 bedrooms within 52 units in the six storey apartment building. The site measures 4660.13sq.m. in size (0.466 hectares) and has approximately 64.76m of frontage on University Avenue East. The site is currently developed as a six storey multiple residential unit, which provides student housing accommodations to Wilfrid Laurier University students. The site has vehicular access directly off of University Avenue East and provides 53 surface parking spaces (including two barrier free) spaces for the 161 bedrooms/occupants. The site also has pedestrian access from University Avenue East to the main entrance located on the east side of the existing building. The west and north side of the property have mature trees with thick foliage that provides a buffer between the adjacent multiple residential uses. Surrounding uses include the following: WEST: The lands immediately to the west of the subject property is housing geared for

the student market. The site is comprised of three separate buildings. Each of the buildings consist of three storey walk up apartments.

NORTH: To the north of the subject property is a 7 storey rental apartment building that

fronts onto Hickory Street East. Parking for the rental building is provided behind the building providing a buffer between the rental apartment building and existing uses on the subject property.



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EAST: To the east of the subject property is a five storey apartment building also planned to accommodate students. This development is buffered by the access driveway into the site as well as the parking area of the subject property.

SOUTH: On the south side of University Avenue East is a large plaza which services the

University and Northdale Communities. The plaza contains a number of restaurants, a pharmacy, health service providers, hair salon and convenience retail.

The subject property is located 300m from Wilfrid Laurier University and is in a preferred location for student development. The site is surrounded by multiple residential development which primarily function as student/ affordable housing development and have direct access to amenities across the street (on the south side of University Avenue East). There are four transit stops along University Avenue East between Regina Street North and Weber Street North that service the development and also include iXpress (route 202), which provides rapid access east and west across the Waterloo Region and to the Region of Waterloo Light Rail Transit System. Please refer to Figure 2 –Context Plan which identifies adjacent land uses and amenities servicing the subject property

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Figure: 2

CONTEXT PLAN

Subject Property

5 Minute Walking Distance

500m Radius

GRAND RIVER TRANSIT

Bus Stop Location

Land Uses - City of Waterloo

iON Bus Stop Location

(#200 and #202)

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3.0 PRE-CONSULTATION A pre-application consultation meeting was held on March 10, 2017, to discuss the planning processes required to permit the reconfiguration of the units, proposed densities and parking on the subject property. A list of the technical requirements for the submission of a complete Zoning By-law Amendment Application was provided by the City of Waterloo to support the application. The technical requirements to support the application are listed below:

Cover Letter outlining the contents of the complete submission; Zoning By-law Amendment Application Form; Zoning By-law Amendment Fee; Sign Deposit Fee; Regional Review Fee; Permission to Enter Form; Owner Authorization Form; Environmental Site Screening Questionnaire; Source Protection Plan Screening Form; Section 59 Notice for the Region’s Source Water Protection Website; Planning Justification Report; Parking Justification Report; Stationary Noise Assessment; Traffic Noise Assessment (no longer required); Sanitary Loading Calculations and Water Distribution Brief; Site Plan; Floor Plans, and Digital copy of all Reports and Supporting Information.

The required reports/studies listed above have been completed and are included as part of this submission. A brief summary of the technical reports is included in Section 6.0 of this report. A copy of the Record of Pre-Submission Consultation is included as Appendix A of this report.



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4.0 PROPOSED DEVELOPMENT The existing 52 unit apartment building provides a mix of three to four bedroom units which houses a total of 161 bedrooms. The applicant plans to renovate the interior of the building to reconfigure the three and four bedroom units into a more appropriate unit type driven by the market demand. Based on the internal layout and at the advice of a Structural Engineer the 161 bedrooms will be modified into 108 one bedroom units. The reconfiguration of the interior will increase the unit count in the building to add 56 additional units, but reduce the overall occupant density by eliminating 53 bedrooms. A comparison of the number of units, bedrooms and onsite parking is shown in Table 1 below. The existing unit layout/plans can be reviewed in Appendix B, while the proposed interior reconfiguration layout/plans can be reviewed in Appendix C. A copy of the existing site conditions/site plan can be reviewed in Appendix D. Table 1: Existing Unit, Bedroom and Parking Spaces at 50 University Avenue versus the Proposed Reconfiguration Project

Existing Proposed Difference Number of Units 52 units 108 units +56 units Number of Bedrooms

161 bedrooms 108 bedrooms - 53 bedrooms

Number of Parking Spaces

53 parking spaces 53 parking spaces 0 parking spaces

There are no changes planned to the site plan. The intent is for the site to operate as it does today providing adequate access, amenity space and parking to the residents of the renovated building. To permit the modifications, the applicant is requesting an amendment to the zoning of the subject site to:

Permit a multiple residential use for the site (MR-25) with special regulations; and Permit a reduction in the parking calculation to 0.49 spaces per unit.

Details regarding the proposed zoning are included under Section 5.5 and 5.6 of this report.



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5.0 PLANNING ANALYSIS The following is a review of the land use policy framework related to the subject lands, and how the proposal has met those considerations.

5.1 Places to Grow The 2017 Growth Plan for the Greater Golden Horseshoe (‘Growth Plan’) was released on May 18, 2017, and came into effect on July 1, 2017. The plan is a framework for implementing the Provincial Government’s vision for building stronger, prosperous communities by better managing growth in the Greater Golden Horseshoe. The policies of Places to Grow centre on the key themes of directing growth to built up areas and the promotion of transit-supportive densities and a healthy mix of residential and employment land uses. Among the guiding principles of the plan include:

Build compact, vibrant and complete communities Optimize the use of existing and new infrastructure to support growth in a compact,

efficient form Provide for different approaches to managing growth that recognize the diversity of

communities in the GGH The Growth Plan also identifies general intensification targets for the built up area, stating that a minimum of 50 percent of all annual residential development will be within the built up area. The proposed development will contribute to the intensification target of 50% as it is within the built up area of the Growth Plan. The proposed additional dwelling units will intensify the existing residential area and optimize the use of existing infrastructure because it provides 56 additional units within an existing building. Overall, the development achieves a density of 231.76 units per hectare, whereas the current building provided a density of 111.59 units per hectare. Based on the above, it is concluded that the proposed Zoning Amendment is in conformity with the policies of the Growth Plan.



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5.2 Provincial Policy Statement (2014)

The Provincial Policy Statement, 2014 (PPS) was issued by the Province of Ontario in accordance with Section 3 of the Planning Act. The 2014 – PPS applies to all decisions in respect of the exercise of any authority that affects a planning matter made on or after April 30, 2014. The PPS provides policy direction on matters of provincial interest related to land use planning and development. It is to be considered in all planning decisions. One of the key considerations of the PPS is that planning decisions ‘shall be consistent with’ the Policy Statement. The following is an analysis of the proposed development in the context of the policies in the PPS.

Policy Provision Discussion Settlement Areas 1.1.3.1 Settlement areas shall be the focus of

growth and development, and their vitality and regeneration shall be promoted.

The proposed development is located within a designated settlement area.

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.

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.

The proposed development is consistent with these principles by: Focusing development within the

Built Up Area of Waterloo to make the most efficient use of land and existing services.

Providing for the redevelopment of an existing site that is located on existing roads served by alternative transit options and serviced by existing infrastructure. The subject lands are located on a regional road – University Avenue, which is a planned cycling corridor and provides direct access to the iXpress and other Grand River Transit Routes.

Improving energy efficiency through the reconfiguration of the units interior to the building and providing up to date technologies for building materials and systems.

Providing for development on lands currently serviced to municipal standards.

Providing a location that is on a Regional Road that offers alternative modes of transportation



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– including active transportation options.

Provides for intensification within the limits of the existing building by reconfiguring the suites from three and four bedroom units to one bedroom units.

Housing 1.4.3 Planning authorities shall provide for

an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:

b) permitting and facilitating: 1. all forms of housing required to

meet the social, health and wellbeing requirements of current and future residents, including special needs requirements; and

2. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3;

c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;

d) promoting densities for new

housing which efficiently use land, resources, infrastructure and public service facilities, and support the use

The proposed development is consistent with the Province’s direction by:

Supporting residential intensification.

Providing residential densities that efficiently use the land, existing building, infrastructure and support existing and planned active transportation and public transit.

Providing for compact housing form through residential intensification.

Provides housing that is affordable with the rent at or below the regional market rate.

Sewage, Water and Stormwater 1.6.6.2 Municipal sewage services and

municipal water services are the The subject lands are already developed and connected to full municipal services.



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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.

The Functional Servicing Report prepared by Strik Baldinelli Moniz (SBM) confirms sufficient water and sewer capacity exists for the modifications to accommodate 108 units/108 bedrooms.

Transportation 1.6.7.5 Transportation and land use

considerations shall be integrated at all stages of the planning process

The subject site is located on University Avenue which is a Regional Road that provides access to the Grand River Transit iXpress and other bus routes. The location of the property is appropriate for the proposed uses and density on site.

Based on the above, it is concluded that the proposed Zoning Amendment is consistent with the policies of the Provincial Policy Statement.

5.3 Region of Waterloo Official Plan (ROP)

The Regional Official Plan (“ROP”) was approved by the Ministry of Municipal Affairs and Housing with modifications on December 22, 2010, and approved, with amendments, by Oral Decision of the Ontario Municipal Board on June 14, 2015. The ROP outlines a vision for growth and development within the Region and establishes a number of general policies to plan and manage growth and implement provincial land use policy. An overarching goal of the ROP is to promote balanced growth by directing a larger share of new growth to the Built-Up Area. A review of the Regional Official Plan has identified that the subject property falls within the following designations of the Regional Official Plan:

Map 3a – Urban Area – Built Up Area Map 5a – Regional Transit Network - Existing Transit Corridor (University Avenue East) Map 5b – Existing, Planned and Proposed Roads and Corridors – Existing Regional Road

(University Avenue East) Map 5c – Regional Cycling Routes – Planned Cycling Routes (University Avenue East)

Policy Provision Discussion 2.C.2 Area Municipalities will establish

policies in their official plans and other supporting documents to ensure that by 2015 and each year thereafter a minimum of 45 per cent of all new residential development occurring annually within the region as a whole will be constructed within the Built-Up Area.

The proposed amendment will provide for the development of a total of 108 multiple dwelling units, at a density of 231.76 units per hectare, within the Built-Up Area that will contribute to the achievement of this target.



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General Development Policies 2.D.1 In preparing or reviewing planning studies, or in reviewing development

applications or site plans, the Region and/or Area Municipalities will ensure that development occurring within the Urban Area is planned and developed in a manner that:

(a) supports the Planned Community Structure described in this Plan;

The development meets the intent of the Planned Community.

(b) is serviced by a municipal drinking-water supply system and a municipal wastewater system;

The site is municipally serviced.

(c) contributes to the creation of complete communities with development patterns, densities and an appropriate mix of land uses that supports walking, cycling and the use of transit;

The site will continue to provide for multiple dwelling units which are in close proximity to amenities including commercial, services, institutional uses and recreational uses. The site is also located on a Regional Road (University Avenue) which is planned for future cycling infrastructure and is serviced by the iXpress bus route (route 202) and other routes to move residents throughout the Region of Waterloo.

(d) protects the natural environment, and surface water and groundwater resources;

No changes are planned to any site features that may impact the natural environment, surface water and groundwater resources.

(e) conserves cultural heritage resources and supports the adaptive reuse of historic buildings;

There are no significant cultural heritage resources on or surrounding the site.

(f) respects the scale, physical character and context of established neighbourhoods in areas where reurbanization is planned to occur;

There will be no changes to the site that may impact the scale, physical character or context of established neighbourhoods.

(g) facilitates residents’ access to locally grown and other healthy foods in neighbourhoods; and

Access to locally grown and other healthy foods can be found within a short walk to a number of retailers in the plaza across the street from the subject site or on King Street. The GRT network provides access to nearby grocery stores.

(h) promotes building designs and orientations that incorporate energy conservation features and the use of alternative and/or renewable energy systems.

Provides an opportunity to incorporate green building technologies and products through the reconfiguration of the existing building.

Transit Oriented Development Policies 2.D.2 In addition to the general development provisions described in Policy 2.D.1, the

Region and Area Municipalities will apply the following Transit Oriented



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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;

The site is located on a Regional Road which has direct connection to sidewalks, planned cycling lanes and transit.

(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;

The multiple unit apartment has direct access to local transit facilities on University Avenue East.

(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;

The multiple dwelling use is an appropriate land use for the subject site as it is in close proximity to a variety of institutional, retail and service amenities, located on the Grand River Transit line.

(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;

The development is conveniently located on University Avenue which provides access to a number of Grand River Transit Routes including the iXpress.

(e) fosters walkability by creating pedestrian-friendly environments that allow walking to be a safe, comfortable, barrier-free and convenient form of urban travel;

The existing site conditions provides for sidewalks and entryways that are accessible to all.

(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

The existing site provides a significant amount of landscaped open spaces for residents to use for social interaction, events and for interaction within the public realm on University Avenue.

(g) provides access from various transportation modes to the transit facility, including consideration of pedestrian, bicycle parking, and where applicable, passenger transfer and commuter pick-up/drop off areas.

The development is planned to be supportive of all modes of transportation. It provides sidewalk connections from the front door to the municipal sidewalks, bicycle parking (internal storage and outdoor racks) and a safe pick up and drop off area from the main entrance to the building.

Noise from Transportation Sources 2.G.13 Where a development application for

a sensitive land use is submitted in A Transportation Noise Study was identified as a requirement through the



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the vicinity of an Existing Regional Road, Provincial Highway, Planned Regional Road or Provincial Highway, the rapid transit system, transit terminals, railways or Area Municipal roads, a noise study may be required in accordance with the provisions of the Regional Implementation Guideline for Noise Policies. The noise criteria shown on Table 2 will be used in determining appropriate noise mitigation measures for the proposed development. Any required noise mitigation measures will be implemented through the development application review process.

Pre-Submission Consultation process. Since the minutes were issued, the applicant had further conversation with Ms. Bridget Coady, Principal Planner at the Region of Waterloo and it was noted that in lieu of the transportation noise study that a noise warning clause will suffice. This has been addressed through the Stationary Noise Compliance letter prepared by dBA Acoustical Consultants.

The proposed development is consistent with general policy objectives in the Regional Official Plan. The proposed development assists the City of Waterloo in achieving an appropriate range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The proposed development addresses the applicable policies of the Region of Waterloo Official Plan.

5.4 City of Waterloo Official Plan The City of Waterloo Official Plan came into full effect on December 21, 2012. A review of the Official Plan has identified that the subject property falls within the following designations of the Official Plan:

Schedule A – Land Use Plan –Mixed Use High Density (please refer to Figure 3) Schedule A6 – Specific Provision Areas –SPA 20 Schedule A6a – Official Plan Specific Provision Areas 20 and 45 – 20 E Schedule B – City Structure – Major Node Schedule B1 – Height and Density – High Density 81m Schedule B3 – Designated Greenfield Areas – Built Up Area Schedule C – District Boundaries- Columbia Schedule E – Road Classification System – Regional Arterial Schedule F – Active Transportation Framework – City Wide Cycling and Multi Use

Routes Below is a review and discussion of the provisions associated with the designations in the Official Plan.

Policy Provision Response 10.1.6 Mixed Use High Density

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Figure 3City of Waterloo Official Plan Land Use Plan

50 University Avenue,

City of Waterloo

Region of Waterloo

Mixed-Use High Density

Commercial

Employment Lands

Low Density Residential

Mixed Use Medium Density Residential

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KING ST

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REGINA ST

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HICKO

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10.1.6.1 Lands designated Mixed-Use High Density Residential as shown on Schedule ‘A’ - Land Use Plan will be zoned to permit multiple unit, high density residential buildings.

The subject property currently provides for multiple dwelling units on site. The plans to renovate the building will continue the same use of multiple dwelling units.

10.1.6.3 The height and density of uses within the Mixed-Use High Density Residential designation shall be limited as shown on Schedule ‘B1’ - Height and Density and as set out in Section 3.4. For clarity, the following regulations apply:

(a) The minimum net residential density on any one site shall be 150 bedrooms per hectare, and the maximum net residential density permitted on any one site shall not exceed 750 bedrooms per hectare.

(b) (b) The maximum height of any building shall not exceed 81 metres.

The existing development provides for 161 bedrooms in 52 units which provides a minimum density of 345.49 bedrooms per hectare. Due to the market demand, the applicant is proposing to modify the interior of the building to provide one bedroom units. The additional space required to accommodate the one bedroom units within the confines of the existing footprint will provide for 108 bedrooms within 108 units and providing an overall density of 231.76 bedrooms per hectare. The building height of the existing building is 18.9m and remains unchanged.

10.1.6.4 To ensure properties are of sufficient size to accommodate additional height and density, lands designated Mixed-Use High Density Residential shall have adequate frontage and/or flankage. The implementing Zoning By-Law may contain minimum frontage and/or flankage requirements.

The City of Waterloo Zoning By-law for the MR-25 zone does not require a minimum frontage for the multiple dwelling unit building. Adequate frontage is provided of 64.76m.

11.1.20 Special Provision Area 20 E Notwithstanding anything

contained in this Official Plan, lands within Area “20E” as shown on Schedule A6(a) shall be dually designated Mixed-Use High Density Residential and Academic, provided further that permitted Academic uses shall be limited to “university residential uses”. Further, any university residential

Wilfrid Laurier University previously owned the subject site and it was utilized to provide student accommodation. The applicant has purchased the property from Wilfrid Laurier University and has a three year lease agreement in place to continue to provide student accommodation status quo. At this time there are two years left on the agreement



14

use shall achieve a minimum net density of 150 bedrooms per hectare and a maximum net density of 750 bedrooms per hectare.

and the university residential uses will continue on site until the interior redevelopment. The only changes to the site are internal to the existing building and will cause the density to be reduced from 345.49 bedrooms per hectare to 231.76 bedrooms per hectare. Upon approval of the Zoning Amendment to MR-25, the High Density Residential use will be continued on site with the units geared towards a student and affordable housing market and will meet the intent of Special Provision Area 20 E.

3.6.1.2 Major Node 3.6.1.2 Major Nodes are planned as

medium high to high density mixed-use areas that accommodate a range of uses which may include residential, commercial, employment, social, cultural, recreational and institutional uses. Commercial uses that provide for the day- to-day and weekly shopping needs of several surrounding neighbourhoods will be encouraged and, where appropriate, Major Nodes shall be planned to accommodate small to medium-sized food stores, with the objective that all residents will have access to a food store within two kilometres of their residence. Employment areas that are located within Major Nodes will be planned to support Major Nodes as a destination, and in order to provide such support, are not contemplated to be converted to non-employment uses.

The subject property is located within a major node, which already provides for a range of uses that provide amenities for the existing development. The subject property provides multiple dwellings which support the commercial, social, cultural, recreational and institutional uses within the node.

Permitted Height and Density 3.4.1.g High Density, with a maximum

height of 81 metres; The existing building falls well within the maximum 81 metre height restriction by



15

providing an existing multiple built form of 18.9m high.

3.4.1.h (e) High Density, minimum 150 bedrooms per hectare and maximum 750 bedrooms per hectare.

The number of bedrooms existing on site is 345.49 bedrooms per hectare and conforms to the density provision of the designation. The proposed reconfiguration project will reduce the bedrooms per hectare ratio to 231.76; which continues to conform with the policies of the Official Plan.

Table 5-1

Road Classification System

Table 5-1 2. I)

Under the jurisdiction of the Regional Municipality of Waterloo, Regional Arterial Roads will be planned, designed and operated: • To provide safe, direct, accessible, multi-modal transportation links for moving people and goods throughout Waterloo Region and to adjacent municipalities; • In accordance with the Context Sensitive Regional Transportation Corridor Design Guidelines, Regional Transportation Master Plan, Regional Road Access By-law, Regional Pedestrian Master Plan, Regional Road Access Guideline, Regional Active Master Transportation Plan, Transportation Impact Study Guidelines and Area Municipal design guidelines.

The Region of Waterloo will be circulated on the Zoning Amendment application and provide comments as required. No changes are planned to the site plan and the current access to University Avenue East will remain in the same location from the previously approved Site Plan. The proposed development is transit supportive and provides safe connection to existing and planned multi-modal transportation routes.

The proposed zone change amendment conforms to the general intent of the applicable land use policy framework of the City of Waterloo Official Plan. This opinion recognizes that the general Official Plan policies support multiple dwellings within nodes and with direct access to public transit routes.



16

5.5 City of Waterloo Zoning By-law 1108 The subject lands are currently zoned BI(wlu)-25 in By-law 1108. The surrounding lands are zoned MR-25 (see Figure 4). The BI(wlu)-25 lands permit the following uses:

University and affiliated or Federated Colleges Student Residences Indoor and Outdoor Recreational facilities associated with a University of College

The applicant is requesting a Zoning Amendment for the subject site to amend the Zoning from BI(wlu)-25 to MR-25 to permit the use of an apartment dwelling with special provisions. The table below illustrates the special regulations proposed to provide relief from a number of Zoning By-law regulations to bring the existing building design and reconfigured internal building layout into conformity.

Section Provision Required Proposed 18.A.1 Permitted Uses Single detached dwelling

Semi Detached Dwelling Duplex Dwelling Triplex Dwelling Apartment Dwelling Lodging House Class One Class A Group Homes Class B Group Homes Beauty Salons and Barber

Shops Offices and clinics for a

Health Practitioner; and Non-residential uses

including: Nursery Schools, Churches, church halls, Sunday Schools, Public Schools, Separate Schools, Nursing Homes and Recreational parks and playgrounds operated by the City of Waterloo.

Apartment Dwelling

18A.3.1 Site Regulations a) Minimum

Frontage None 64.76m

b) Minimum Front Yard

5.0m 6.96m

c) Minimum Flankage Yard

5.0m N/A

LEGEND

Subject Lands

SCALE: 1:10,000

DATE: August 2017

no

rth

K:\15213A - 50 UNIVERSITY\REPORT\FIGURES DWG\FIGURE - ZONING BY-LAW.DWG



FILE: 15213A

DRN: NZ

Figure: 4

City of Waterloo Zoning By-law

Current Zoning

50 University Avenue, City of Waterloo Region

of Waterloo

University Lands

Neighbourhood Commercial

Multiple Residential

BI-25

MR-25


C4-25

NMU-25



17

*= special provision required Zoning Amendment Request: The applicant is requesting to amend the current zoning of the subject property to an MR-25 Zone to permit Apartment Dwelling units. Special Provisions:

Relief from Section 18A.3.1 h) to allow for a parking ratio of 0.49 spaces per unit, whereas the Zoning By-law requires a minimum of 1 space per unit.

5.6 Zoning By-law Amendment Request and Justification

Zoning: The applicant is requesting to remove the current Zoning (BI(wlu)-25) from the subject site and propose a Multiple Residential 25 (MR-25) Zone. The purpose of the request is to permit apartment dwellings on the lands formerly owned by Wilfrid Laurier University which were used for student accommodation and to align the zoning with the City’s Zoning By-law Review for the subject property. The intent of the uses are generally the same. The reconfigured building plan will still be geared towards student and affordable housing to service both the Wilfrid Laurier and University of Waterloo campuses. Please refer to Figure 5 for Zoning By-law Amendment Sketch. The City of Waterloo is currently undertaking a Zoning By-law Review of the current Zoning Regulations. An evaluation Zoning By-law Review identifies that the City of Waterloo Planning Staff propose to modify the existing zoning for the subject property to be RMU-81 (see Figure 6). The RMU-81 permits the Multi-Unit Residential Buildings (includes Apartment Buildings).

d) Minimum Side Yard

10.0m combination of both side yards. 3.0m minimum.

10.5m and 34.84m

e) Minimum Rear Yard

7.5m 10.5m

f) Minimum Low rise Residential Setback

½ height of building; 7.5m minimum

N/A – surrounded by MR-25

g) Minimum Landscaped Area

30% of lot area 43.5%

h) Minimum Parking Spaces

1.0 space per unit (108 units) = 108 parking

spaces

53 spaces (0.49 spaces per unit)*

i) Maximum Building Height

75.0m 18.9m (existing)

j) Maximum Density 250 units per hectare 231.76 uph k) Minimum Density 100 units per hectare Site Area 4660.13m2 sq.m. (0.466 ha)

LEGEND

Subject Property

SCALE: 1:3000

DATE: July 21, 2017

no

rth

K:\15213A - 50 UNIVERSITY\REPORT\FIGURES DWG\FIGURE 7 - ZBL AMENDMENT.DWG



FILE: 15213A

DRN: NZ

Figure: 5


Zoning By-law Amendment Sketch

50 University Avenue, City of Waterloo Region

of Waterloo

University Lands

Neighbourhood Commercial

Multiple Residential

BI-25

MR-25


C4-25

NMU-25

MR-25

The applicant is requesting to amend the Universities (BI (wlu)- 25) Zoningdesignation to Multiple Residential (MR-25) with special provisions.

· Relief from Section 18A.3.1 h) to allow for a parking ratio of 0.49 spaces per

unit, whereas the Zoning By-law requires a minimum of 1 space per unit.

LEGEND

Subject Property

SCALE: 1:3000

DATE: July 21, 2017

no

rth

K:\15213A - 50 UNIVERSITY\REPORT\FIGURES DWG\FIGURE 7 - ZBL AMENDMENT.DWG



FILE: 15213A

DRN: NZ

Figure: 6


Draft Zoning By-law Review

50 University Avenue, City of Waterloo Region of Waterloo

Residential High

Academic

Commercial

Residential Low

Industrial

Future Development

Open Space



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The request to amend the Zoning is aligned with the City of Waterloo’s Zoning By-law Review and the Official Plan. It is our opinion that the modification to the zoning represents good planning. Parking: The applicant is requesting relief from Section 18A.3.1 h) to allow for a parking ratio of 0.49 spaces per unit, whereas the Zoning By-law requires a minimum of 1 space per unit. The current requirement cannot be achieved as the site is currently built out and in full operation and no site alterations are proposed. A Parking Study prepared by MHBC has been submitted concurrently with this Planning Report to provide justification for the reduction in parking requirement. The existing building as it operates currently provides 161 bedrooms within 52 units. The parking on the existing site provides 53 parking spaces. The parking ratio for the current density is 0.323 parking spaces per bedroom or 1.02 per unit. The reconfigured building layout is planned for 108 bedrooms within 108 units. As there are no plans to alter the current site configuration, 53 parking spaces will continue to service the multiple dwelling units. The parking ratio for the proposed density is 0.49 parking spaces per bedroom and 0.49 parking spaces per unit. The target market (students and low/moderate income tenants) for the reconfigured building layout is generally the same market as currently is housed on site. Although the plans call for an increase to the unit density the overall bedroom density is reduced. A total of 53 bedrooms will be removed from the building, resulting in the total occupancy to be reduced by 53 people. It is our opinion that the reduction of parking is appropriate given:

The site provides sufficient parking for the 108 bedrooms that existing today (53 parking spaces);

The overall reduction in the bedroom density of 53 bedrooms, therefore the occupant load has not increased;

Immediate access to transit (including the iXpress route 202) on University Avenue East; Access to planned on street cycling lanes on University Avenue East; Bike storage facilities provided external and internal to the development; Reduced heat island effect of the project provided by reduced surface asphalt; and Implementation of the TDM measures as recommended in Parking Justification Report

prepared by MHBC Planning (submitted concurrently with the Planning Justification Report).

Given the foregoing, it is our opinion that the proposed amendment is appropriate.



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6.0 TECHNICAL REPORTS The following reports were requested through Pre-Submission Consultation to support the request for Zoning Amendment by commenting authorities. A short summary of the findings of each report has been provided in this section of the Planning Justification Report.

6.1 Stationary and Traffic Noise Assessment Stationary Noise Compliance: A Stationary Noise Compliance Letter was prepared for 50 University Avenue East by dBA Acoustical Consultants Inc. The study evaluated the stationary noise of the ETAC- II units proposed for the subject property and the PTAC units from 40 University Avenue East. The study concluded that the noise levels are well below the MOE Publication NPC300- Stationary and Transportation Source Guidelines Tables 1A and 1B. Traffic Noise Compliance (no longer required): Although identified in the Pre-Submission comments dated March 21, 2017, the applicant and Acoustical Consultant discussed the traffic noise compliance with Ms. Bridget Coady, Principal Planner, Region of Waterloo has determined that in lieu of a transportation noise study that a warning clause will suffice. dBA Acoustical Consultants has recommended that the following clause be considered: "Purchasers/tenants are advised that sound levels due to increasing road traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the Municipality's and the Ministry of the Environment's noise criteria."

6.2 Functional Servicing Report A Site Servicing Feasibility Study was prepared by Strik Baldinelli Moniz (SBM). The Study concludes that the existing City services seem to have sufficient capacity to accommodate the proposed redevelopment of the subject site as it will not see an increased usage associated with the proposed development of the subject site.



20

6.3 Transportation Demand Management and Parking Options Study

A Parking Justification Study was completed by MHBC. The purpose of this report was to review the proposed parking allocation associated with the proposed development. The study concluded the following: The following summarizes the main findings of this study:

The total units are increasing from 52 units to 108 units, but the overall occupancy of the site is being reduced from 161 bedrooms to 108 bedrooms (a difference of 53 bedrooms).

Relief from the Zoning By-law is being requested to permit a minimum of 53 parking spaces where 108 spaces are required to facilitate the internal building layout reconfiguration within the subject lands.

The parking space rental history for the site proves that with 161 occupants that only 60.3% of the spaces were used for long term parking purposes.

The subject lands are well-located with respect to existing transit, active transportation infrastructure and a range of non-residential uses to service the residents who live on site.

The subject property is closer in proximity than a number of properties within the Northdale Neighbourhood that provide housing for the same demographic.

Transportation demand management (TDM) measures can be implemented to further reduce the number of trips required by vehicle, thereby reducing the number of parking spaces required. TDM measures to be considered as part of the proposed redevelopment include: unbundled parking, building orientation that supports transit service, development integrated into the surrounding pedestrian and cycling network, secure bike storage and visitor parking spaces.

Based on the findings of this study and recommended TDM Measures, it was concluded that the existing 53 parking spaces are appropriate for the overall redevelopment of the subject lands.



21

7.0 SUMMARY & CONCLUSIONS

The requested zoning for the subject lands represents good planning for the following reasons:

1. The proposal is consistent with the Provincial Policy Statement and conforms to the Places to Grow plan.

2. The proposal conforms to the Regional Official Policies Plan and general policies of the City of Waterloo Official Plan

3. The proposed development is in keeping with the various growth policies in Provincial and local policy documents by promoting the use of municipal water, sanitary sewer and stormwater services.

4. The proposed development supports intensification and growth policies in the Official Plan.

5. The proposed reduction in parking is justified given the proximity to existing transit routes, and the ability to implement Transportation Demand Management (TDM) initiatives. The reduction in parking is supported by a Parking Justification study.

Respectfully submitted, MHBC PLANNING Pierre Chauvin, MA, MCIP, RPP Kate Wills BES, MCIP, RPP Partner Planner



Appendix A: Record of Pre-Submission Consultation

March 21, 2017 Mr. Pierre J. Chauvin MHBC Planning 200-540 Bingemans Centre Drive Kitchener, ON N2B 3X9 Mr. Pierre J. Chauvin: Re: Proposed Zoning By-law Amendment 50 University Avenue East, Waterloo Thank you for attending the pre-application consultation meeting held on March 10, 2017 to discuss your proposal for a Zoning By-law Amendment for the subject site, located at 50 University Avenue East. The developer, Vive Development, is proposing to rezone the subject lands from “University – 25” (BI-25) to “Multiple Residence-25” (MR-25) and reconfigure the existing six-storey apartment building consisting of 52 units to a 108 unit apartment building consisting of one-bedroom units. There are no changes proposed to the exterior of the building. Further, the applicant is proposing to maintain the existing 53 parking spaces on the subject site, thus requesting a reduction in the required 1 space per unit parking rate established by the MR-25 zone. The subject site is designated “Mixed-Use High Density Residential” in the Official Plan and is zoned “University -25” (BI-25) within Zoning By-law 1108. The BI-25 zone restricts the permitted residential uses to only student residences and Vive Development is proposing to rezone the lands to MR-25 to permit the proposed 108 unit apartment building with the existing 53 parking spaces. In order for the City to consider your application complete, please submit the following:

• Cover Letter outlining the contents of the complete submission.

Integrated Planning & Public Works Planning Approvals

- Page 1 -

Waterloo City Centre | 100 Regina Street South, PO Box 337 STN Waterloo, Waterloo, ON, N2J 4A8

P. 519.886.1550 | F. 519.747.8760 | TTY. 1.866.786.3941 | www.waterloo.ca

The City of Waterloo is committed to providing accessible formats and communication supports for persons with disabilities. If another format would work better for you, please contact Development Services at 1.519.747.8752 or TTY at 1.866.786.3941.

Please consider the environment before printing this letter.

• One (1) original and three (3) copies of the Zoning By-law Amendment Application Form.

• Zoning By-law Amendment Fee of $23,852.00 and the Sign Deposit Fee of $317 made payable to the City of Waterloo (these fees can be combined in one cheque).

• Regional Fee of $1,000 is payable to the Region at the time of application or the review of the Zoning By-law Amendment (should be submitted directly to Bridget Coady, Regional Planner).

• One (1) copy of the Permission to Enter Form.

• One (1) copy of the Owner Authorization Form.

• Five (5) copies of the Environmental Site Screening Questionnaire.

• Five (5) copies of the Source Protection Plan Screening Form.

• Five (5) copies of the Section 59 Notice from Region’s Source Water Protection Website.

• Fifteen (15) copies of the Planning Justification Report prepared by a Professional Planner

o This report should describe in detail the requested Zoning By-law Amendment including but not limited to the specific uses to be permitted and performance regulations to be applied, giving consideration to the Provincial Policy Statement (PPS), Places to Grow- Growth Plan, and the policies of the City’s Official Plan and Regional Official Plan.

• Fifteen (15) copies of the Parking Justification Report prepared by a Professional Planner or Professional Engineer

o The proposed parking rate reductions should be addressed and justified. o Proposed parking rate should be on a per unit basis. o The visitor parking rate should be separated out from the residential parking

rate. o Report should include data on the current parking usage of the site.

• Fifteen (15) copies of the Stationary Noise Assessment

o The noise consultant must assess HVAC systems in the vicinity of the development and any other relevant noise sources identified by the acoustics consultant.

o The noise consultant, is responsible for obtaining current information, applying professional expertise in performing calculations, making detailed and justified recommendations, and submitting the Consultant Noise Study Declaration and Owner/Authorized Agent Statement along with the report to the Region.

2

o For further information on the requirements of the Stationary Noise Assessment please contact Bridget Coady, Principal Planner at the Region of Waterloo, 519-575-4500 ext. 3112).

• Fifteen (15) copies of the Traffic Noise Assessment o The noise consultant must assess road noise from University Ave E. o The noise level criteria and guideline for the preparation of the study are

included in the Region of Waterloo Implementation Guideline for Noise Policies. o The noise consultant, who must be pre-approved by the Region of Waterloo, is

responsible for obtaining current information, applying professional expertise in performing calculations, making detailed and justified recommendations, and submitting the Consultant Noise Study Declaration and Owner/Authorized Agent Statement.

o For further information on the requirements of the Stationary Noise Assessment please contact Geoff Keyworth, Acting Manager of Strategic Transportation Planning at the Region of Waterloo, 519-575-4089).

• Fifteen (15) copies of the Sanitary Loading Calculations prepared by a professional engineer

o Representing proposed renovated unit/occupancy count. o For further information contact Mike Defoa, Engineering Technologist, at 519-

747-8536.

• Fifteen (15) copies of the Water Distribution Brief prepared by a professional engineer

o To be reviewed by the City of Waterloo and the Region of Waterloo to confirm domestic service capability to the proposed development.

o The water distribution brief should also demonstrate fire protection. o Should the existing sanitary and water services not be sized to accommodate the

renovated building, a cost estimate to upgrade these services shall be provided. The cost estimate should represent 100% of the underground and surface works with the calculated amounts for engineering fee (5% of cost), and performance deposit (50% of cost).

o For further information contact Mike Defoa, Engineering Technologist, at 519-747-8536.

• Forty (40) copies of the Site Plan – 11” x 17”

o Ensure that updated Site Plan Data Chart shows the MR-25 zone requirements and whether the proposed meets or does meet the MR-25 zone requirements.

• Forty (40) copies of the typical Floor Plan of the building – 11’’ x 17”

• A digital copy of all Reports and Supporting Information – please ensure the digital

copies meet AODA standards.

3

Once the above noted information has been received to the satisfaction of Planning Approvals, a letter will be sent to your attention advising that your application is considered complete and that it will be processed in accordance with the requirements of the Planning Act and the City of Waterloo Official Plan. Should you have any questions, please do not hesitate to contact the undersigned at your convenience. Regards,

Rita Szilock, MCIP, RPP Development Planner Planning Approvals Integrated Planning & Public Works City of Waterloo P: 519.747.8650 F: 519.747.8523 TTY: 1.866.786.3941 E: [email protected] cc. Stephen Litt, Vive Development (email only)

Bridget Coady, Region of Waterloo (email only) Mike Defoa, City of Waterloo (email only) Trevor Hawkins, City of Waterloo (email only)

4



Appendix B: Existing Unit Configuration – Neo Architecture Inc.



Appendix C: Proposed Unit Configuration



Appendix D: Site Plan (Existing Conditions)

EXISTING6 STOREYSAPARTMENTBUILDING977.9 S.M.

(10,526 S.F.)

UNIVERSITY AVENUE EAST

ASSUMED PROPERTY LINE

ASSU

MED

PRO

PERT

Y LI

NE

ASSU

MED

PRO

PERT

Y LI

NE

7.5M REAR YARD SETBACK

5.38

M S

IDE

YARD

SET

BACK

5.38

M S

IDEY

ARD

SETB

ACK

7.5M FRONT YARD SETBACK

17

1414

8

EXISTING

PARKINGTO REMAIN

EXISTING SIDEWALK

EXIS

TING

SID

EWAL

K

10.50 19.23 5.02 6.10 11.00 6.10 5.50 1.57

10.5

056

.46

15.1

0

2.00

5.50

6.10

39.0

03.

00

2.79

EXISTING LANDSCAPE

EXISTING LANDSCAPE

EXISTING LANDSCAPE

GMGAS METER

SURVEYORS IRON BAR (ASSUMED)

BARRIER FREE PARKING SPACE

HYDRO POLEHP

FH FIRE HYDRANT

PROPERTY LINE (ASSUME)

FENCE

PYLON SIGN LOCATION

FLOW OF TRAFFIC DIRECTION PARKING SPACES COUNT1

MAIN ENTRANCE

MAN DOOR

50 UNIVERSITY AVENUEWATERLOO, ON

SITE PLAN SK.1PREPARED BY EDGEWOOD INC.JANUARY 19, 2016

ZONING COMPLIANCE CHARTRESIDENTIAL BI(wlu)-25 - SECTION 15 "BI" UNIVERSITIES

USE

MINIMUM LOTAREA

MINIMUM LOTWIDTH

REQUIREDFRONT YARDSETBACK

REQUIRED SIDEYARD SETBACK(WEST)

REQUIRED SIDEYARD SETBACK(EAST)

REQUIRED REARYARD SETBACK

MAXIMUMBUILDINGHEIGHT

LOT COVERAGE

LANDSCAPED

1. ALL FINAL LOT DIMENSIONS ARE TO BE PREPARED BY THE PROJECTS SURVEYOR. ALL DIMENSIONS ARE SUBJECT TOAPPROVAL OF THE MUNICIPAL AUTHORITY.

2. LIGHTING TO BE DIRECTED ONTO SITE AND NOT TO INFRINGE ON ADJACENT PROPERTIES.

GENERAL NOTES:

PARKING

SITE LEGEND

HP

HP

HP

FH

FH

GM

64.76

6.96

–

50 UNIVERSITY AVERENOVATION50 UNIVERSITY AVE,WATERLOO, ON, N2J2V8

17003

113 BREITHAUPT STREET, SUITE 200KITCHENER, ONTARIO. N2H 5G9TEL. 519-745-4754 FAX. 519-745-0061

RobertsonSimmonsarchitects inc.

PLO

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JANUARY 23, 2017

PROJECTNORTH

JVT KR

1:200

SP.100

EXISTINGSITE PLAN

1 01/23/17 ISSUED FOR PERMIT

AutoCAD SHX Text

N63°58'30"E

AutoCAD SHX Text

N81°32'00"E

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N8°54'00"W

AutoCAD SHX Text

67.769

AutoCAD SHX Text

61.640

AutoCAD SHX Text

64.956

AutoCAD SHX Text

82.086

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N8°54'00"W

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18A.3.1 Site Regulations

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Required

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Proposed

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a)

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Minimum Frontage

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None

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64.76m

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b)

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Minimum Front Yard

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5.0m

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6.96m

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c)

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Minimum Flankage Yard

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5.0m

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10.5m

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d)

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Minimum Side Yard

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10.0m combination of both side yards. 3.0m minimum.

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10.5m and 34.84m

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e)

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Minimum Rear Yard

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7.5m

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10.5m

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f)

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Minimum Low rise Residential Setback

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½ height of building; 7.5m minimum

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N/A – surrounded by surrounded by MR-25

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g)

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Minimum Landscaped Area

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30% of lot area

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43.50%

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h)

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Minimum Parking Spaces

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1.0 space per unit

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53 spaces

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i)

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Maximum Building Height

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75.0m

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18.9m (existing)

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j)

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Maximum Density

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250 units per hectare

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50.33 uph*

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k)

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Minimum Density

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100 units per hectare

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Lot Area

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-

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4660.13

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DO NOT SCALE THESE DRAWINGS. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND REPORT ANY ERRORS AND / OR OMISSIONS TO THE ARCHITECT / CONSULTANT BEFORE COMMENCING THE WORK. THESE DRAWINGS ARE THE PROPERTY OF THE ARCHITECT / CONSULTANT AND ARE NOT TO BE DUPLICATED OR DISTRIBUTED WITHOUT CONSENT FROM THE ARCHITECT / CONSULTANT.

Documents

50 University Ave. E. - planning justification report...The existing apartment building (currently servicing Wilfrid Laurier University), provides a 161 bedrooms within 52 units in