Zone changes

Request

The applicant is proposing to amend:

1. The city’s Official Plan by delineating a new public collector road on Schedule E, Road Classification System, and amending or adding corresponding policies for servicing infrastructure, if and where applicable.

2. The Westhill District Plan by illustrating a new collector road on Map 1 of the Westhill District Plan, and amending or adding corresponding policies for servicing infrastructure, if and where applicable.

Purpose

MHBC Planning, on behalf of a group of private landowners in the Westhill District (noted above), has undertaken a study to delineate a new public collector road that will extend from The Boardwalk/Thorndale Drive roundabout to Erb Street West. The study area will be reviewed with consideration given to existing conditions, environmental constraints, servicing networks and transportation needs. A preferred road alignment will be determined along with a master servicing strategy within the study area. The preferred road alignment and servicing network are proposed to be implemented through amendments to the Official Plan and District Plan, as described above.

It is anticipated that property-specific planning applications (plan(s) of subdivision and zoning by-law amendment(s)) will be advanced by individual land owners at a later time to physically create the road and address future development in this area.

Informal public meeting

October 28, 2019

Formal public meeting  

Date to be determined.

Supporting documents

Second submission

• Cover letter, MHBC Planning
• Evaluation report – collector road and stormwater management alternatives, Westhill District
• Evaluation report, appendices, Westhill District

First submission

• Planning and existing conditions report

• Stage 1 environment impact study

• Technical memorandums

• Waterloo westside transportation network assessment study

If you require documents in an alternative format, please contact Wendy Fisher at 519-747-8544 or TTY (for deaf) 1-866-786-3941.

Request

The applicant is requesting approval to subdivide the lands to create 8 new blocks for development and a private internal road network through Draft Plan of Subdivision 30T-21401. The Official Plan Amendment proposes to re-designate the lands from industrial (Deferred Status) and business employment to mixed use high density residential, business employment, and open space with special land use and built form provisions. The Zoning Bylaw Amendment proposes to rezone the lands from Future Determination (FD) to Residential Mixed Use (RMU), Business Employment Two (E2) and Parks and Recreation (OS1) with site specific regulations related to land uses and their location, building height and density, parking and access.

Purpose

The applicant proposes to redevelop the blocks in phases, with implementation guided by a Master Plan. Tall buildings containing a mix of residential, commercial and employment uses are contemplated north of the hydro corridor, with low to mid-rise buildings containing employment and ancillary uses contemplated to the south.

Informal public meeting

June 28, 2021 – notice of complete application and informal public meeting

Formal public meeting

To be determined

Supporting documents

• Draft plan of subdivision
• Master site plan, 3D renderings, building elevations and shadow study
• Site statistics
• Planning justification report
• Functional servicing and stormwater management report
• Traffic impact study
• Road noise and vibration impact study
• Scoped environmental impact study
• Phase 1 environmental site assessment
• Phase 2 (Part 2) environmental site assessment
• Air quality assessment (land use compatibility)
• Pedestrian wind assessment
• Urban design guidelines
• View a video on 525-565 Conestoga Rd.

If you require additional information please contact Laura Dewar at 519-747-6108 or laura.dewar@waterloo.ca, or TTY (for deaf) 1-866-786-3941.

City Wide – Implementation of the City’s SOLER Initiative

Request

Zoning By-law Amendment Z-20-01 proposes temporary zoning permissions pursuant to Section 39 of the Planning Act, more specifically:

1. To allow off-street parking areas, loading spaces, and other spaces on private and public property to be temporarily used for commercial and cultural purposes.
2. To temporarily allow outdoor display areas in any yard, notwithstanding Section 3.P.1.4 of Bylaw 2018-050.
3. To allow patios and outdoor display areas to temporarily obstruct and/or eliminate a parking space and/or loading space, notwithstanding Section 3.P.2.3 of Bylaw 2018-050.
4. To make available temporary site specific exemptions to Section 3.P.2.2 of Bylaw 2018-050, to allow temporary patios in yards abutting a Low Rise Residential Area.

Temporary uses will be subject to the individual, business or artisan obtaining a licence from the City of Waterloo, and compliance with all conditions applied to the licence.

Purpose

Waterloo City Council approved report CAO2020-008 on June 11, 2020, creating the city’s SOLER (Support Our Local Economic Recovery) Initiative in response to Stage 2 of the Province’s Reopening Plan related to the COVID-19 pandemic. SOLER is a free, short-term and flexible initiative that enables a wide range of temporary commercial uses that would not otherwise be permitted in the Zoning Bylaw, as well as temporary signage opportunities on municipal lands to market and promote local businesses and artisans. Recommendation 4 of CAO2020-008 authorized the City’s Director of Economic Development to submit an application to amend the City’s Zoning Bylaw in support of the SOLER Initiative, resulting in this application Z-20-01.  

Informal public meeting

Waived pursuant to Policy 12.4.4.(4) in the City’s Official Plan.

Formal public meeting

July 13, 2020

Supporting documents

• staff report IPPW2020-047
• bylaw Z-20-01

If you require documents in an alternative format, please contact Jenny Smith at 519-747-8753 or TTY (for deaf) 1-866-786-3941.

28 Westhill Dr.

Request

Rezone the property from Future Determination (FD) to:

• Residential Four (R4)
• Residential Nine (R9) with site specific regulations
• Conservation (OS3)
• Increase the apartment building height to a maximum of 13 metres (currently 12 metres), though still limited to 4 storeys. 

Purpose

The new draft plan of subdivision will include the completion of Westhaven Street, connecting the north and south sections with a total of 19 single detached dwellings fronting onto the street. The plan also proposes a multi-unit residential block fronting Westhill Drive which is planned to be an apartment building with 87 units (117 bedrooms). A portion of the lands will be added to the existing storm water management pond (east of Westhaven Street) and a new walkway will provide a pedestrian connection to Westhill Drive.

Informal public meeting

October 5 2020

Formal public meeting

May 31, 2021

Supporting documents (PDFs)

• Staff report - IPPW2021-034

Second submission

• Updated concept plan
• Apartment building renderings
• Apartment building elevations
• Updated draft plan of subdivisions

First submission

• Draft plan of subdivision
• Planning justification report
• Urban design report
• Functional servicing and storm water management report
• Geotechnical and hydrogeological investigation
• Transportation assessment

If you require documents in an alternative format, please contact Jenny Smith at 519-747-8753 or TTY (for deaf) 1-866-786-3941.

145 Columbia St. W.

Request

Amend the existing site-specific zoning applied to 145 Columbia St. W. that currently permits two residential towers with heights of 15 storeys (47 metres) and 20 storeys (61.5 metres). The applicant is proposing to increase the permitted tower heights to 20 storeys (61.5 metres) and 23 storeys (70 metres) respectively. Site-specific zoning amendments to parking and other performance regulations to implement the proposed development are also contemplated.

Informal public meeting

November 2, 2020

Formal public meeting

February 8, 2021

• Staff report

Supporting documents (PDFs)

• Shadow study
• Planning justification report
• Proposed elevation
• Building rendering
• Proposed site plan
• Servicing letter
• Construction staging plan
• Original noise study
• Updated noise study
• Updated shadow study
• Updated wind study

If you require documents in an alternative format, please contact Jenny Smith at 519-747-8753 or TTY (for deaf) 1-866-786-3941.

314-316 Batavia Pl. and 295 - 297 Albert St.

Request:

The applicant is proposing to amend the city’s Zoning Bylaw No. 2018-050 by rezoning the lands from (Holding) Residential Northdale-6 ((H)RN-6) to Residential Northdale-6 (RN-6) with site specific regulations. The site specific provisions include:

• to permit portions of the STRUCTURED PARKING along Batavia Place to not be located behind building floor area, whereas the By-law requires that STRUCTURED PARKING be located behind building floor area
• to permit a maximum street line setback of 8.8 metres along Batavia Place for portions of the building, whereas the maximum street line setback is 6 metres  
• to permit portions of the ground floor, as viewed from Albert St, to be less than the minimum 4.5 metre height required for the first storey. The amendment would be applicable to portions of the ground floor that are located behind the lobby and the convertible unit, which front onto Albert St.
• to permit 5 visitor parking spaces whereas the By-law requires 6 visitor parking spaces.
• to permit a canopy encroachment of 1.6 metres into the minimum Batavia Place streetline setback, whereas encroachments are limited to 1.0 metre
• to utilize density bonusing to increase the number of permitted bedrooms from 80 (250 beds/ha) to 110 (344 beds/ha) through a Section 37 bonusing agreement
• to lift the Holding provision from the subject site 

The following conditions have to be met subject to the lifting of the Holding provision:

1. Verification of sufficient servicing capacity (water, sanitary and storm water) to fully service the lands.
2. Verification of sufficient transportation capacity and transportation infrastructure within the surrounding road network affected by the development and/or use of the lands.
3. Where increases in building density are proposed pursuant to Section 37 of the Planning Act, the completion and registration of an agreement pursuant to Subsections 37.3 and 37.4 of the Planning Act between the owner of the lands and the Corporation of the City of Waterloo.
4. Verification through site plan control approval that the development will conform to:

• The City’s Official Plan
• The Region’s Official Plan
• The City’s Urban Design Manual
• The Northdale Urban Design Guidelines

Purpose:

This application is being advanced to permit the development of a 6 storey apartment building with 100 units (110 bedrooms), through the utilization of density bonusing. The development would also contain 27 vehicular parking spaces, 28 bike parking spaces and 340 m² of amenity area.

Informal public meeting:

January 18, 2021

Formal public meeting:

May 30, 2022

Supporting documents (PDF)

• Staff report - IPPW2022-028

Second submission supporting documents: (PDF)

• Zoning by-law amendment planning response letter
• Revised noise feasibility study
• Civil plans
• Landscape plan
• Site plan and architectural plans
• R-plan (identifying required road widening on Albert St)

First submission supporting documents: (PDF)

• Planning justification report
• Planning justification addendum letter
• Urban design brief
• Transportation impact study
• Noise feasibility study
• Pedestrian wind opinion letter
• Functional servicing and stormwater management report
• Site plan
• Building design package (perspectives, site Plan, floor plans, elevations, cross-sections)

If you require documents in an alternative format please contact Rita Szilock at 519-747-8650 or TTY (for deaf) 1-866-786-3941.

24-30 Union St. E.

Request and purpose:

The applicant is proposing to construct a 6 storey building containing 46 residential units. To support the proposed development, the applicant is requesting a parking rate of 0.85 spaces per unit (40 spaces total), a ground floor height of 4 metres, and a front yard setback of 2.75 metres for a portion of the frontage.

Informal public meeting:

February 8, 2021

Formal public meeting:
June 14, 2021

Supporting documents (PDFs)

Staff report - IPPW2021-035

Second submission

• Updated site plan
• Renderings
• Building elevations
• Truck movement plan

First submission

• Planning justification report
• Parking study
• Proposed site plan
• Shadow analysis

If you require documents in an alternative format, please contact Jenny Smith at 519-747-8753 or TTY (for deaf) 1-866-786-3941.

Request and purpose:

The applicant has submitted an application to remove a holding (H) symbol from the property zoning. This is a technical application, requiring that certain matters be resolved before development can proceed. Approval of the holding removal application will allow the property to be developed with three single detached dwellings as permitted in the current zoning.

Informal public meeting:

February 22, 2021

Formal public meeting:

April 19, 2021

Council consideration:

May 31, 2021

Supporting documents (PDFs)

• Staff report - IPPW2021-18
• Staff report - IPPW2021-18.1
• Multi-use trail assessment
• Arborist report
• Scoped hydrogeological assessment
• Block plan report
• Block plan

310-316 Erb St. W.

Request

The applicant is proposing to amend the City’s Zoning Bylaw No. 2018-050 by rezoning the lands from Residential Mixed-Use – 20 (RMU-20) to Residential Mixed-Use - 20 (RMU-20) with site specific regulations. The site specific provisions include:

• reduce the required parking from 113 parking spaces (1.2 spaces/unit) to 84 parking spaces (0.9 spaces/unit)
• reduce the minimum rear yard setback from 7.5 metres to 1.56 metres measured from the exposed wall of the underground parking garage
• reduce the minimum Low Rise Residential Lot Line setback from 10 metres on the east side to 3 metres and 1.56 metres on the north side of the exposed wall of the underground parking garage resulting in the proposed apartment building being 14.71 metres from the rear lot line
• reduce the minimum northerly Low Rise Residential Landscape Buffer from an average width of 3.0 metres to an average width of 1.713 metres
• reduce the minimum westerly side yard setback from 3 metres to 1.6 metres to accommodate a retaining wall along a portion of the westerly lot line
• reduce the minimum Landscaped Open Space required from 30% to 25.2% (698.71 m².) with the incorporation of 24.8 sq. m. (0.9%) green roof for a combined 26.1% Landscape Open Space to accommodate a regional road widening
• reduce the height of the first storey from 4.5 metres to 2.3 metres to accommodate the interior floor to ceiling height of the second floor amenity room

Purpose

This application is being advanced to permit the development of a six (6) storey apartment building with 93 units and 108 bedrooms (391 beds/ha). The development will consist of a mix of:

• 78 x one bedroom units
• 15 x two bedrooms units
• 564.91 m² of Amenity Area (ground floor amenity, balconies and patios)
• 84 vehicular parking spaces
• 58 bike parking spaces (46 underground and 12 surface)

Informal public meeting:

Monday, September 13 2021

Formal public meeting:

Monday, May 9 2022

Supporting documents (PDFs)

• Staff report - IPPW2022-027

Third submission

• Planning justification addendum letter #3
• Site plan and building design package (elevations, renderings, floor plans, cross-sections, shadow study)
• Vegetation management plan and landscape plan
• Vegetation management report
• Geotechnical and hydrogeological investigation
• Functional site grading and servicing plan
• Functional servicing and stormwater management report

Second Submission (December 2021)

• Post circulation response letter
• ZBA planning justification letter for landscape open space
• Revised landscape plan
• Landscape buffer design opinion by Aboud & Associates
• Landscape open space diagram
• Architectural plans (site plan, elevations, renderings, floor plans, cross-sections, shadow study)
• Revised underground parking

First submission (July 2021)

• Cover letter
• Updated cover letter (transformer retaining wall)
• Planning justification report
• Parking justification report
• Functional grading and servicing plan
• Conceptual site plan
• Building design package (elevations, renderings, floor plans, cross-sections, shadow study)
• Updated west elevation
• Geotechnical investigation

If you require documents in an alternative format please contact Rita Szilock at 519-747-8650 or TTY (for deaf) 1-866-786-3941.

Request

The applicant is proposing to amend the city’s zoning bylaw by removing the “H” Holding provision from the subject lands. The lands will be zoned from “(Holding) Residential Northdale Six” ((H)RN-6) to “Residential Northdale Six (RN-6).

To lift the Holding provision from the subject site. The following applicable criteria have to be met prior to the lifting of the Holding provision:

1. Verification of sufficient servicing capacity (water, sanitary and storm water) to fully service the lands.
2. Verification of sufficient transportation capacity and transportation infrastructure within the surrounding road network affected by the development and/or use of the lands.
3. Verification through Site Plan Control endorsement that the development will conform to:
   1. The city’s Official Plan
   2. The region’s Official Plan
   3. The city’s Urban Design Manual in effect, including the Northdale Urban Design Guidelines

Holding provision criteria related to the Record of Site Condition, Density Bonusing Agreement, Block Plan and Provincial D-6 Guidelines are not applicable to the subject lands. 

Purpose

The purpose of the requested holding removal is to permit the construction of a new 6 storey residential building containing 92 residential dwelling units (one bedroom units), 281 sq. m. (3030 sq. ft.) of amenity area and 24 parking units.

Formal Public Meeting

Monday November 15, 2021

Supporting documents (PDFs)

• staff report - IPPW2021-064
• cover letter
• planning opinion report
• functional servicing report
• fire flow analysis
• transportation impact study
• transportation impact study addendum
• urban design brief
• site plan
• elevations
• perspectives

If you require documents in an alternative format please contact Rita Szilock at 519-747-8650 or TTY (for deaf) 1-866-786-3941.

Request

Rezone the property from Future Determination (FD) to:

• Residential Four (R4)
• Residential Nine (R8) with site specific regulations

Purpose

The proposed development will include a single detached dwelling, 28 townhouse units, and the extension of Pelham Street.

Informal public meeting

October 4, 2021

Formal public meeting

To be determined

Supporting documents (PDFs)

• planning justification report
• draft plan of subdivision
• architectural drawing package
• boundary and topographic survey
• civil engineering drawings
• function servicing report
• geotechnical report
• hydrogeological assessment
• preliminary environmental noise assessment
• vegetation plan
• staff report IPPW2022-033

If you require documents in an alternative format, please contact John Vos at 519-747-8527 or TTY (for deaf) 1-866-786-3941.

Request

The applicant is proposing to amend the city’s Zoning Bylaw No. 2018-050 to:

remove a Holding (H) prefix, and permit site specific regulations. The site specific provisions include:

• reduce the building setback to the railway corridor from 15 m to 1.5 m for an exposed parking structure, residential components comply with 15 metre setback
• minor reduction to the parking requirement
• relief from the definition of landscaped open space to include landscaped open space and amenity areas upon the parking deck
• allow 1 parking space in the front yard near the main entry for couriers/parcel delivery, food delivery, pick-up/drop-off, etc.
• increase the permitted height of the parapet to meet Ministry of Labour specifications.

Purpose

This application is being advanced to permit the development of 3, 12 storey residential towers on a shared 4 storey podium. The proposal consists of 423 units and 735 bedrooms with 424 vehicular parking spaces, and 254 bike parking spaces.

• 111 x one bedroom units
• 312 x two bedrooms units
• 424 vehicular parking spaces
• 254 bike parking spaces

Informal Public Meeting

Tuesday, November 2 2021

Formal Public Meeting

Monday, February 14 2022

Supporting documents:

• Staff report - IPPW2022-010
• Cover letter
• Planning justification report
• Architectural drawing package (site plan, floor plans, cross-sections, elevations, renderings)
• Landscape drawing package
• Urban design brief
• Noise and vibration assessment
• Functional engineering report
• Stormwater management report

If you require documents in an alternative format please contact Max Kerrigan at 519-747-8522 or TTY (for deaf) 1-866-786-3941.

Request                                 

In 2018, City Council approved Official Plan Amendment 21 and Zoning By-law Amendment Z-18-02 which applied to the subject lands.  The Applicant has now revised the development concept and is proposing to further amend Zoning By-law 2018-050 by:

Add new site-specific provisions to:

• increase the density from 750 bedrooms per hectare to 855 bedrooms per hectare
• reduce the non-residential parking rate from 1.5 spaces per 100 square metres of Building Floor Area to 0.6 spaces per 100 square metres of Building Floor Area, and reduce the visitor parking rate from 0.1 spaces per unit to 0.045 spaces per unit
• reduce the tower stepback along the Regina Street façade to 2 metres, whereas a minimum of 3 metres is required
• recognize the existing interior lot line tower separation of 7.5 metres
• increase the building height to 84.5 metres and 25 storeys, whereas the maximum building height of 81 metres and 25 storeys is permitted

Remove the Holding “H” provision from the subject lands, which requires the Applicant to:

• provide written evidence that a record of site condition has been accepted by the Province of Ontario
• demonstrate that the proposed development complies with applicable noise guidelines
• provide a hydrogeological study update
• provide a loading study to determine the loading and unloading requirements for visitors to the development on the Lands, and options to accommodate the required loading and unloading space(s)
• execute an agreement pursuant to Section 37 of the Act for Zoning By-law Amendment Z-18-02
• provide a parking study to determine the appropriate allocation of the parking spaces provided on the Lands that exceed the minimum requirements of the Uptown Commercial Core (U1) zone

Note, due to changes made to the development concept, some of the above-noted holding provisions are no longer applicable to the subject lands.

Purpose

This application is being advanced to facilitate the development of a 25 storey (84.5 metre) mixed-use building containing an 1,815 square metre learning centre for STEAM (science, technology, engineering, art and math) programming, 243 residential units (366 bedrooms) to be located within the tower that is to be oriented to Regina Street, a private and public rooftop amenity area (atop of the podium), and 168 parking spaces. 

Informal Public meeting

February 28, 2022

Formal Public meeting

June 27, 2022

Supporting documents - PDFs

• staff report - IPPW2022-042

Third submission (May 2022) - PDFs

• post circulation response letter
• revised architectural (site plan and floor plans)
• revised site data chart
• noise study addendum

Second submission (April 2022) - PDFs

• response letter
• revised floor plans
• updated site plan

First submission (January 2022) - PDFs

• planning justification report
• urban design brief (includes shadow study)
• concept site plan
• podium floor plans
• tower floor plans
• building perspectives
• building elevations and cross-section
• wind assessment
• functional servicing and stormwater management report
• hydrogeological study update
• parking and loading study
• traffic impact brief
• noise feasibility study
• energy strategy
• letter of acknowledgement RSC 227412

 If you require documents in an alternative format please contact Wendy Fisher at 519-747-8544 or TTY (for deaf) 1-866-786-3941.

435 King St. N.

Request

The Applicant is requesting an Amendment to the City’s Zoning By-law 2018-050 to add site specific provisions that will:

• permit residential uses on the lands zoned C5-81
• establish performance standards for mixed-use buildings on the lands zoned C5-81 (the proposed performance standards are the same as those that apply to the C1-81 zone)
• implement new comprehensive parking rates: 
  • residential:  0.9 spaces per dwelling unit, whereas the C1 zone requires a minimum of 1.0 space per dwelling unit
  • visitor:  0.1 spaces per dwelling unit, as required by the C1 zone
  • for non-residential space propose  2.7 spaces per 100 square metres of building floor area (BFA), whereas the C1 zone requires 3.2 spaces per 100 square metres of BFA and the C5 zone requires 3.25 spaces per 100 square metres of BFA

Purpose

This application is for the development of a new multi-building mixed-use residential and commercial development consisting of four 25 storey towers situated atop a shared podium. The podium proposes to contain commercial and office uses, convertible (live-work) units and residential units.  Parking is to be located within two underground levels, with limited surface parking.  In total, 1,088 units (1,964 beds) are proposed, with 5,587 square metres of non-residential floor area (not including the convertible units), 1,240 parking spaces, and 692 bicycle parking spaces.

Informal Public meeting

March 7 2022

Formal Public meeting

To be determined

Supporting Documents (PDFs)

• planning justification report
• urban design brief (includes shadow study)
• building perspectives
• site plan
• floor plans and elevations
• environmental noise study
• pedestrian wind assessment
• functional servicing and stormwater management report
• geotechnical report
• energy strategy

If you require documents in an alternative format please contact Wendy Fisher at 519-747-8544 or TTY (for deaf) 1-866-786-3941.

Purpose

The City of Waterloo’s Planning Division is advancing housekeeping amendments to the both the 2012 Official Plan and Zoning By-law 2018-050. The objective of the amendments is to clarify, update, and/or add provisions that respond to strategic initiatives, minor issues, and/or new planning legislation.

NOTE: this is not the Official Plan Review. For information about that project, visit Engage Waterloo.

Proposed amendments include:

Official Plan

• Allowing more flexibility within the Business Employment Designation in response to industry needs.
• Allowing more flexibility for ancillary uses in the Residential, Commercial and Employment land use designations.
• Expand and clarify permissions around additional residential units pursuant to Bill 108, More Homes, More Choice Act, 2019.
• Clarifying the definition and spelling of VisitAble Housing.
• Establishing criteria for development applications proposing to increase height and density of residential uses in Commercial designations.
• Clarifying the parking provisions in the Two Zone Policy Areas (Floodplain)
• Corrections to Specific Provision Area 3 (SPA 3), Erbsville South Block Plan.
• Clarifying height permissions in Specific Provision Area 62 (SPA 62), Beaver Creek Meadows District Plan Area.
• Delegation of minor planning decisions to the Director of Planning, pursuant to Bill 13, Supporting People and Businesses Act, 2021.
• Adding and clarifying private schools as part of Community Uses.
• Clarifying submission requirements for deeming an application complete for Site Plan Control, pursuant to Bill 109, More Homes for Everyone Act, 2022
• Add Specific Provision Area 76 (475 and 485 King Street North) to transfer permitted residential density from municipally acquired lands to retained lands.

Zoning By-law 2018-050

• Adding Triplex Buildings as a permitted use in the RMU-20 zone.
• Increasing flexibility for Business Employment lands.
• Additions and amendments to Section 3 Definitions to increase clarity, correct errors, and better align with Official Plan policy.
• Additions and amendments to Section 4 Interpretations pertaining to freehold townhouse developments; widths of driveways, private roads, and common element roads; and open space and environmentally sensitive landscape zone boundaries.
• Reducing the required minimum height of the First Storey from 4.5m to 4.0m in various zones.
• Amending Section 3.R.1 – RAILWAYS to permit development of Accessory Buildings and Structures and additions to existing Buildings in proximity to railway right-of-ways.
• General and housekeeping amendments to correct errors, improve clarity, and to address issues that have been identified by Planning staff.
• Amendments to Section 6 Parking, Driveways, Loading to clarify: maximum driveways widths to/from a Regional road; when minimum driveway width regulations should be applied; accessible parking requirements to align with AODA; and electric vehicle parking requirements for visitor spaces.
• Site Specific Exception C53 on 700-706, 720 & 726 New Hampshire Street, 858-888 Atlantic Boulevard to correct errors and add relevant addresses.
• Site Specific Exception C117 on 580 Weber Street North to correct text errors.
• Site Specific Exception C191 on 443 & 446 Wismer Street to clarify the extent of a 100 metre buffer from an emission source.
• NEW Site Specific Exception C250 on 40 Albert Street to maintain the approved zoning relief from Committee of Adjustment Decision A-55/18.
• Zone Change for 333 Westpark Crescent (Lot 76 on Plan 58M-483) to rezone the lands from ‘Parks & Recreation (OS1)’ to ‘Residential Four (R4)’.

Informal Public Meeting

March 7, 2022

Formal Public Meeting

June 27, 2022

Supporting Documents (PDF)

• Staff report IPPW2022-036
• Staff report IPPW2022-036.1

If you require additional information please contact Dominik Simpson at 519-747-8583 or dominik.simpson@waterloo.ca, or TTY (for deaf) 1-866-786-3941.

Request

This Official Plan Amendment applies to the following blocks of land within Draft Plan of Subdivision 30T-17401, being an application involving a large parcel of land located at the southwest corner of Conservation Drive and Beaver Creek Road:

• Stage 1, Blocks 9 & 10
• Stage 2, Block 2
• Stage 3, Blocks 20 & 21

Purpose

These blocks of land are proposed to be rezoned through Zone Change Application Z-17-14 to permit a range of mid-rise residential buildings, including terrace dwellings (examples: stacked townhouse buildings, maisonette buildings). The Beaver Creek Meadows District Plan, a land use document guiding development in this part of Waterloo, allows terrace dwellings to be built up to 4 storeys in height.  However, within Low Density Residential areas such as this, the City’s Official Plan only allows terrace dwellings to be built up to 10 metres in height. As the construction of a 4 storey building typically requires a minimum height of 12 metres, the Applicant is requesting to increase the maximum permitted height for terrace dwellings from 10 metres to 12 metres, to align the policies of the Official Plan with those of the District Plan.

Draft Plan of Subdivision 30T-17401 and Zone change Application Z-17-14 have been appealed to the Ontario Land Tribunal.  View information on these applications. 

Informal public meeting

March 21, 2022 - View the Notice of informal public meeting and complete application (PDF)

Formal public meeting

May 30 2022 (evening)

Supporting documents (PDFs)

• staff report - IPPW2022-025
• planning justification brief, dated February 2022
• preliminary concept plans
• stacked townhouse examples
• draft plan of subdivision

If you require additional information please contact Larua Dewar at 519-747-6108 or laura.dewar@waterloo.ca, or TTY (for deaf) 1-866-786-3941.

695 Rupert St.

Request

The applicant has requested a “Temporary Use By-law” to permit a spiritual use to operate on the subject lands for up to three (3) years. This will permit All Saints’ Anglican Church to relocate from their current location at 400 Northfield Drive West to 695 Rupert Street while a new church building is being constructed.

Informal Public Meeting

April 11, 2022

Formal Public Meeting

To be determined

Supporting document: (PDF)

• planning justification brief 
• staff report IPPW2022-031

If you require documents in an alternative format please contact John Vos at 519-747-8522 or TTY (for deaf) 1-866-786-3941.

Request

The applicant is proposing to amend the City’s Official Plan to re-designate the subject lands from medium high density to high density residential. To implement the official plan amendment, a zoning bylaw amendment is proposed that will impact C1-60 and C1-81 zones with site specific provisions: 

• maximum horizontal tower dimension for Tower B of 51 m.
• residential parking rate of 0.9 spaces per unit
• non-residential parking rate of 2.4 spaces per 100 sqm.

Purpose

To permit a new multi-tower, mixed-use development that includes a shared podium with internal parking. The three towers range in height from 16 to 22 storeys (including the podium) and include a total of 494 residential units (692 bedrooms), and 600 sqm. of commercial space proposed at grade along the Bridgeport Road East frontage. A total of 508 vehicular parking spaces and 306 bicycle parking spaces are also proposed.

Informal Public Meeting

May 9 2022

Supporting documents: (PDF)

• planning justification report
• concept site plan
• conceptual perspectives and floor plans
• urban design brief (including shadow assessment)
• energy strategy
• pedestrian wind assessment
• environmental noise assessment
• preliminary functional servicing and stormwater management plan

If you require documents in an alternative format please contact Max Kerrigan at 519-747-8522 or TTY (for deaf) 1-866-786-3941.

34 Hickory St. W.

Request

The applicant is proposing to amend the City’s Zoning By-law by removing the “H” Holding provision from the subject lands.  The lands will be zoned from “(Holding) Residential Northdale Six” ((H)RN-6) to “Residential Northdale Six (RN-6).

To lift the Holding provision from the subject site.  The following applicable criteria have to be met prior to the lifting of the Holding provision:

1. Verification of sufficient servicing capacity (water, sanitary and storm water) to fully service the lands.
2. Verification of sufficient transportation capacity and transportation infrastructure within the surrounding road network affected by the development and/or use of the lands
3. Verification through Site Plan Control endorsement that the development will conform to the city’s Official Plan, the Region’s Official Plan and the city’s Urban Design Manual in effect, including the Northdale Urban Design Guidelines.

Holding provision criteria related to the Record of Site Condition, Density Bonusing Agreement, Block Plan and Provincial D-6 Guidelines are not applicable to the subject lands. 

Purpose

The purpose of the requested holding removal is to permit the construction of a new 6 storey mixed-use building containing 47 residential dwelling units (47 bedrooms), 1 commercial unit, 16 vehicle parking spaces and 13 bicycle parking spaces.

Formal Public Meeting: September 12 2022

Supporting Documents (PDFs)

• Staff Report – IPPW2022-053

Second submission - June 2022 (PDFs):

• Revised Site Plan
• Revised Landscape Plan
• Parking and Commercial Patio Screen (JPG)
• Screening detail

First submission - May 2022 (PDFs):

• Cover Letter
• Planning Justification Report
• Functional Servicing Report
• Fire Flow Analysis
• Transportation Impact Study
• Stationary Noise Study
• Urban Design Brief
• Site Plan
• Elevations
• Perspectives

If you require documents in an alternative format please contact Rita Szilock at 519-747-8650 or TTY (for deaf) 1-866-786-3941.

Request

The Corporation of the City of Waterloo is proposing to extend/amend Zoning By-law 2020-049, as amended, until December 31, 2023. The by-law enables the City’s Support Our Local Economic Recovery (S.O.L.E.R.) Initiative, including:

• allowing off-street parking areas, loading spaces, and other spaces on private and public property to be temporarily used for commercial and cultural purposes
• temporarily allowing outdoor display areas in any yard notwithstanding Section 3.P.1.4 of By-law 2018-050
• allowing patios and outdoor display areas to temporarily obstruct and/or eliminate a parking space and/or loading space notwithstanding Section 3.P.2.3 of By-law 2018-050
• makes available temporary site specific exemptions to Section 3.P.2.2 of By-law 2018-050 to allow temporary patios in yards abutting a Low Rise Residential Area
• permitting temporary land uses deemed appropriate by the City of Waterloo that are not currently permitted in Zoning By-law 2018-050
• where Zoning By-law 2018-050 restricts a commercial use to the first storey, the commercial use is temporarily permitted to expand to the second storey
• temporarily permits semi-permanent structures on commercial lands
• temporarily permits accessory structures for commercial patios and outdoor display areas
• temporarily permits the light manufacturing, light assembly, and light processing of personal protective equipment and supplies in the E1, E2, E2A and E2B zones in Zoning By-law 2018-050

Temporary uses are subject to the individual, business or artisan obtaining a licence from the City of Waterloo, and compliance with all conditions applied to the licence.

Informal public meeting

Waived pursuant to Policy 12.4.4.(4) in the City’s Official Plan.

Formal public meeting

June 27, 2022

• advertisement

Supporting documents

• staff report IPPW2022-044

215-229 Lexington Rd.

Request

The applicant is proposing to amend the City’s Official Plan to permit an increase in building height from 20 metres to 40 metres.  The applicant is also proposing to amend Zoning By-law No. 2018-050 by adding new site specific provisions to the existing Residential Mixed-Use - 20 (RMU-20) zoning.  The site specific provision include:

• Increase the building height to 40 metres, whereas a maximum of 20 metres and 6 storeys is permitted
• Reduce the low rise residential setback along the easterly lot line to 9.2 metres, whereas half the height of the building (16.65 metres) is required
• Increase the driveway width to 7.3 metres, whereas a maximum width of 7.0 metres is permitted
• Reduce the landscaped open space to 26%, whereas a minimum of 30% is required
• Reduce parking rates as follows: 
  • Residential:  1.0 spaces per dwelling unit, whereas a minimum of 1.15 space per dwelling unit is required
  • Visitor:  0.05 spaces per dwelling unit, whereas a minimum of 0.1 space per dwelling unit is required
  • Assisted Living Facility that has a full kitchen (as contained in Site Specific Zoning Exception C99):  0.48 spaces per suite, whereas 0.7 spaces per suite is required.

Purpose

This application is being advanced to facilitate Phase 2 of the overall development.  As part of this phase, the applicant proposes to demolish an existing long term care facility (Pinehaven Nursing Home) and construct two new residential apartment buildings.  Building ‘A’ proposes to be 7 storeys in height and contain 71 units (105 bedrooms).  Building ‘B’ proposes to be 8 to 12 storeys in height and contain 376 units (503 bedrooms).  The existing retirement home located on the west side of the property (Phase 1 of the development) will remain.  Overall, the lands (Phase 1 and 2) will contain 663 units (856 bedrooms) and 551 parking spaces.

Informal public meeting

September 12, 2022

Formal public meeting

To be determined

Supporting documents (PDF)

• Planning Justification Report
• Urban Design Brief
• Shadow Study Analysis
• Pedestrian Wind Assessment
• Transportation Impact and Parking Justification Study
• Preliminary Functional Servicing and Stormwater Management Report
• Road Traffic and Stationary Noise Impact Study
• Architectural Plans (includes Conceptual Site Plan, Building Elevations and Cross Sections, Floor Plans and Perspective Renderings)

If you require documents in an alternative format please contact Wendy Fisher at 519-747-8544 or TTY (for deaf) 1-866-786-3941.

150-152 Albert St.

Official Plan Amendment Request:

The applicant is proposing to amend the City’s Official Plan to permit university academic uses within the existing building and as such is requesting that the following special provision areas (SPA) apply:

• identify the site as “Potential University Use Area” within Schedule D and revise SPA 33 to permit university academic uses within the existing building
• include the site as part of SPA 20J

Zoning By-law Amendment Request:

            The applicant is also proposing to amend the City’s Zoning By-law No. 2018-050 by rezoning the lands from Residential Conservation One (RC1) to Residential Conservation One (RC1) with site specific regulations.  The site specific provisions include:

• permit University/College uses
• permit a minimum rear yard setback of 10.0 metres, whereas the By-law requires that the existing 11.85 metre rear yard setback be maintained
• permit a minimum interior side yard setback of 2.9 metres, whereas the By-law requires that the existing 4.23 metre side yard setback be maintained
• permit a reduced parking requirement of 1 parking space, whereas the By-law requires 3 parking spaces

Purpose: This application is being advanced to permit interior renovations to the existing building to repurpose the semi-detached dwelling for office, academic and ancillary uses associated with Wilfrid Laurier University. The University intends to use the building as the Grad House.  

Informal Public Meeting: Monday, October 3 2022

Formal Public Meeting: Pending

Supporting Documents: (PDF)

• Cover Letter
• Planning Justification Report
• Heritage Impact Assessment
• Parking Assessment
• Architectural Drawings (Site Plan, Floor Plans, Elevations, Building Perspective)
• Survey

If you require documents in an alternative format please contact Rita Szilock at 519-747-8650 or TTY (for deaf) 1-866-786-3941.

Request
The Applicant is proposing to amend the City’s Official Plan to permit an increase in density for the subject lands. The Applicant is also requesting an Amendment to the City’s Zoning By-law 2018-050 to add the following site specific provisions:

• increase in maximum building height to 26 storeys, where 25 storeys are permitted
• minimum street line setback on John Street and Caroline Street of 2 metres, where 5 metres is required
• minimum side yard setback of 0 metres where 1.5 metres is required
• minimum tower separation from the interior lot line of 2.7 metres, where 11 metres is required
• maximum horizontal tower dimension of 53.1 metres
• maximum tower floorplate of 1.053 metres2 where a maximum of 1,000 sqm. is permitted 
• minimum tower stepback above the podium of 1.5 metres where 3 metres is required

Purpose
This application is being advanced to facilitate the development of a mixed-use building consisting of a residential tower upon a podium. A total of 320 units are proposed (total of 362 bedrooms) along with 989.83 sqm. of non-residential floor area. A total of 279 vehicular parking spaces and 225 bicycle parking spaces are also proposed.

Informal public meeting
October 3, 2022
Formal public meeting
To be determined

Supporting documents (PDF)

• Conceptual Site Plan
• Conceptual Perspectives and Renderings
• Floor Plans
• Planning Justification Report
• Urban Design Brief and Shadow Study
• Functional Servicing Report and Preliminary Stormwater Management Report
• Heritage Impact Assessment
• Environmental Noise Assessment
• Pedestrian Wind Assessment
• Hydrogeological Characterization Study
• Source Water Protection and Potential Contamination Study (a request for this document can be made to Max Kerrigan)

If you require documents in an alternative format please contact Max Kerrigan at 519-747-8522 or TTY (for deaf) 1-866-786-3941.

Official Plan Amendment Request:

The Applicant is proposing to amend the City’s Official Plan by:

• re-designating a portion of the lands (6 Regina St. N.) from Medium Density-20 metres to High Density-81 metres
• establishing specific provision area policies to limit the maximum building height to 4 storeys and 15 metres on the portion of the lands identified as Area A*, limit the maximum building height to 18 storeys and 60 metres on the lands identified as Area B*, permit a maximum of 57 bedrooms on lands identified as Areas A and B*, limit the maximum building height to 18 storeys and 60 metres and a maximum of 188 bedrooms on lands identified as Area C*

* Refer to page 7 of the Planning Justification Report to identify the specific areas referred to as Area A, B, & C

Zoning By-law Amendment Request:

The Applicant is proposing to amend the City’s Zoning By-law No. 2018-050 by re-zoning the lands from Uptown Commercial Core-20 (U1-20) (6 Regina St. N.) and Uptown Commercial Core-60 (U1-60) (24, 28, and 34 Erb St. E.) to Uptown Commercial Core-81 (U1-81). Also to establish site specific provisions to:

• increase the maximum density to permit 245 bedrooms, whereas 135 bedrooms are permitted on the subject lands (post-road widening)
• limit building height on the Regina St. property to 4 storeys and 15 metres in Area A, 18 storeys and 60 metres in Area B and 18 storeys and 60 metres on the Erb St. properties (please refer to page 7 of the Planning Justification Report to identify the specific areas referred to as Area A and Area B.
• reduce the rear yard setbacks to 0.44 metres, whereas a minimum of 4.5 metres is required
• reduce the tower separation to 5.67 metres to the northerly lot line, whereas a minimum of 11 metres is required
• increase the horizontal tower dimension to 53.2 metres, whereas a maximum of 40 metres is permitted
• permit the tower stepback above the podium on the flankage (Erb St.) building façade to be measured excluding balconies (from the tower façade), whereas the tower stepback above the podium is measured including balconies
• exempt the requirement to provide a common at-grade outdoor area
• Reduce the required parking from 187 parking spaces to 122 parking spaces as part of a shared parking system
• allow a portion of the structured parking to not be located behind the building floor area along a portion of the Erb Street façade.

Purpose: This application is being advanced to permit an 18-storey mixed-use building containing:

• 218 residential units (245 bedrooms)
• 1,713 square metres of office space
• 439.2 square metres of commercial space
• 122 parking spaces
• 146 bike parking spaces

Informal Public Meeting: Monday, October 3 2022

Formal Public Meeting: Pending

Supporting Documents: (PDFs)

• Planning Justification Report and Urban Design Report
• Pedestrian Wind Assessment
• Architectural Plans (includes Conceptual Site Plan, Building Elevations, Perspectives, Floor Plans, and Shadow Study)
• Transportation Impact Study, Parking Justification Study, Transportation Demand Management and Access and Circulation Review
• Noise Feasibility Study
• Functional Servicing Report and Preliminary Stormwater Management Report
• Energy Strategy
• Hydro Servicing Plan
• Removals Plan
• Functional Grading and Servicing Plan

If you require documents in an alternative format please contact Wendy Fisher at 519-747-8544 or TTY (for deaf) 1-866-786-3941.

Request

The Applicant is proposing to amend the City’s Official Plan by re-designating a portion of the subject lands from Mixed-Use Medium High Density Residential to Mixed-Use High Density Residential (Schedule A of the Official Plan), and from Medium High Density, 40 metres to High Density, 81 metres (Schedule B1 of the Official Plan).

The Applicant is also proposing to amend Zoning By-law No. 2018-050 by rezoning a portion of the lands from (Holding) Mixed-Use Community Commercial-40 ((H)C1-40) to (Holding) Mixed-Use Community Commercial-81 ((H)C1-81), and from (Holding) Residential Mixed-Use-40 ((H)RMU-40) to (Holding) Residential Mixed-Use-81 ((H)RMU-81), with site specific provisions to establish the following parking rates:

• Residential use:  0.8 spaces per dwelling unit
• Visitor use:  0.1 spaces per dwelling unit
• Non-Residential use:  2.4 spaces/100 square metres.

Purpose

These applications are being advanced to permit a new multi-tower, mixed-use development that includes a shared podium, three point towers, and a parking structure.  The towers range in height from 22 to 25 storeys (including the podium).  Overall, the proposed development contains 622 residential units (785 bedrooms), 345 square metres of at-grade commercial space fronting on Weber Street North, and 569 vehicular parking spaces, internal to the building (Levels 1 to 4 of the podium) and within a connected 6 storey parking structure on the east portion of the site fronting on Royal Street.

Informal public meeting

To be determined

Formal public meeting

To be determined

Supporting documents (PDF)

• Planning Justification Report
• Urban Design Brief
• Shadow Study
• Pedestrian Wind Assessment
• Environmental Noise Assessment
• Transportation Impact Study
• Parking Justification Letter
• Functional Servicing and Preliminary Stormwater Management Report
• Existing Conditions, Sediment Control and Removals Plan
• Salt Management Plan
• Energy Strategy
• Conceptual Site Plan and Floor Plans
• Conceptual Building Perspectives