Zone changes

Wideman Road

Request

To amend the zoning from Agriculture (A) to Green One (G1), Flexible Residential (FR), Single-Residential Three (SR3) and Medium-Density One (MD1) with site-specific provisions related to lot frontage.

Purpose

To create a new residential subdivision containing an anticipated 36 single-detached lots (a mix of larger residential estate type lots and smaller residential lots), a 24-unit townhouse block, open space blocks, buffers from natural features, stormwater management ponds and conservation easements.

Woolwich Street (Woolwich Estates)

Request and purpose

Draft Plan of Subdivision 30T-05401 is a low-rise residential subdivision anticipated to yield 191 residential units. A range of housing types and densities is provided. A mixed-use commercial/residential block is provided to serve the day-to-day commercial needs of nearby consumers. A neighbourhood park and parkette are provided for active and passive recreation opportunities within the subdivision. A constructed wetland facility is provided to manage stormwater quantity and quality. The Melitzer Creek woodlands and wetland complex is protected as open space.

510 Erbsville Rd.

Request

The applicant is proposing to amend the city's zoning bylaw no. 1418 by rezoning the lands from Agriculture (A) to Institutional (IN) and Green One (G1).

Purpose

A zone change application is being advanced to permit the existing buildings on the property to be used for spiritual uses, and to zone the natural heritage features on the property "green". No new buildings or building additions are contemplated on the subject lands at this time. In the future, the applicant intends to develop a larger spiritual use building on the subject lands.

Informal public meeting

May 9, 2016

Neighbourhood information meeting

March 8, 2018

Formal public meeting

June 26, 2017

556-576 Conservation Dr.

Request

The applicant is proposing to rezone the lands from agriculture 'A' to Residential (R), Medium Density Three (MD3), Institutional (IN), Green One (G1) and Green Two (G2) with site specific provisions for the proposed R and MD3 zones to accommodate specific house, lot and/or building designs.

Purpose

In conjunction with a draft plan of subdivision application submitted to the Region of Waterloo, this application is being advanced to permit the creation of 478 residential units, including single detached dwellings and townhomes, a proposed new public elementary school, parks, a stormwater management block and protected open space.

Informal public meeting

Monday February 26, 2018

Formal public meeting

Pending

93-119 Roger St.

Request

The applicant is proposing to:

• amend the city's official plan by re-designating the subject lands from "Low Density Residential" to "Mixed-Use Medium Density Residential"

• amend the city's Zoning Bylaw no. 1108 by rezoning the subject lands from Industrial One (I1) and General Residence One (GR1) to (holding) Multiple Residence-6 ((H)MR-6) with site specific provisions

• holding provision will be applied to the site to require a record of site condition acknowledged by the Ministry of the Environment

• site specific provisions include:

  • to permit townhouses and stacked townhouses as permitted uses

  • to permit a maximum of 930 sq.m. (10,000 sq.ft.) of ancillary commercial and/or office uses at-grade, within the residences fronting onto Roger Street or Moore Avenue, and broaden the range of retail and commercial uses

  • to permit a maximum density of 300 bedrooms per hectare and a maximum of 300 dwelling units

  • to establish a maximum height of 12 metres within 55 metres of Roger St., and a maximum height of 20 metres on the remainder of the site

  • to permit a minimum required parking rate of 1.05 spaces per unit for residential uses and 1 space per 100 sq.m. of commercial building floor area

Purpose

This application is being advanced to permit the redevelopment of the subject lands with a mix of townhouses, stacked townhouses and apartment buildings up to six storeys in height. Combined, the site would contain up to a maximum of 300 units or 630 bedrooms, and 930 square metres of commercial building floor area within the proposed residences fronting onto Roger Street and/or Moore Avenue (live/work space). Entrances to the site are proposed from Roger Street and Moore Avenue South. Approximately 325 parking spaces are proposed, to be located at grade and in an underground structure.

Informal public meeting

May 8, 2017

Formal public meeting

June 18, 2018

80 King St. S. and 87 Regina St.

Request

The applicant is proposing to amend the city's Zoning Bylaw no. 1108 by adding site specific provisions to the existing Commercial Eight-25 (C8-25) zone. The site specific provisions include:

• to transfer density from 80 King St. S. to 87 Regina St. S.

• to increase the height of 80 King St. S. from 14 metres to 16 metres

• to increase the height of 87 Regina St. S. from 75 metres to 81 metres

• to measure density in bedrooms per hectare

• to reduce the front and public lane setbacks for 87 Regina St. S.

• to reduce the front, rear and public lane setbacks for 80 King St. S.

• to allow a bridge connection from 80 King St S to 87 Regina St. S. and from 87 Regina St. S. to 99 Regina St. S.

Purpose

The application is being advanced to permit the addition of two storeys to the existing building at 80 King St. S. and to develop a 25 storey residential building (with 217 m² ground floor commercial uses) at 87 Regina St. S.

Informal public meeting

June 12, 2017

Formal public meeting

June 18, 2018

450 - 460 Weber St. N.

Request

The applicant is proposing to add a specific provision area policy to the existing business employment designation to permit ancillary commercial uses to exceed 15% of the gross floor area of any one building provided the combined ancillary uses do not exceed 15% of the overall gross floor area of all the buildings on the subject lands. Further, to permit said ancillary uses to be oriented either to the street or internal to the site.

The applicant is also proposing to amend the city's Zoning Bylaw no. 1418 by adding site specific provisions to the existing Industrial - 6 (I-6) zone. The site specific provisions include add the following new ancillary uses:

• banks and financial services

• catering establishment

• child care centre

• commercial recreation

• commercial school

• community uses, except public schools

• medical clinics

• restaurant and take-out restaurant

  • to restrict the ancillary uses to a maximum of 15% of the total building floor area of all buildings
  • to permit the ancillary uses on the ground floor only with orientation either to the street or internal to the site
  • to permit a maximum height of 40 metres on the southerly portion of the lands only (the remainder of the lands are currently permitted a maximum height of 27 metres)

Purpose

The application is being advanced to permit the addition of ancillary commercial uses to multiple proposed office (employment) buildings and to permit one of the office buildings to measure up to 40 metres in height.

Informal public meeting

June 12, 2017

Formal public meeting

Pending

185 King St. N.

Request

The applicant is proposing to amend the city's Zoning Bylaw no. 1108 by rezoning the lands from Multiple Residence-25 (MR-25) to MR-25 with site specific regulations. The site specific provisions include permissions for an ancillary restaurant use, a reduced commercial parking rate, a reduced residential parking rate, introduce a visitor parking rate and no loading space for the ancillary use.

Purpose

This application is being advanced to permit the conversion of 66 square metres of the existing 233 square metre amenity area on the ground floor of the existing 11 storey, 37 unit, apartment building to a restaurant.  

Informal public meeting

June 12, 2017

Formal public meeting

June 24, 2019

Supporting documents

Staff report - IPPW2019-042

Second submission

Planning report addendum

First submission

Planning justification report

Site plan, elevations and floor plans

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

2050 University Ave. E.

Request

The purpose of this application is to amend the city's Zoning Bylaw no. 1418 by rezoning the lands from Agriculture (A) to a new Business Employment zone. This application is being advanced to allow for the redevelopment of the lands with a hospice, office, community uses, medical clinic, and program space for the Hospice of Waterloo Region.

Informal public meeting

Formal public meeting

Beaver Creek Rd. and Conservation Dr.

Request

This application proposes to amend the city's Zoning Bylaw no. 1418 by rezoning the lands from Agriculture (A) to Semi-Detached (SD), Flexible Residential (FR), Medium Density Three (MD3), Multiple Residence-Six (MR-6), Mixed Use Residential (MXR), Green One zone (G1) and Green Two zone (G2) with site specific provisions for the proposed FR, MD3, MR-6, MXR and G1 zones. 

The Zoning Bylaw amendment application is being advanced in conjunction with draft plan of subdivision application 30T-17401 and vacant land condominium application 30CDM-17409. 

Purpose

The owner has submitted these applications to permit the creation of a new residential neighbourhood consisting of residential units in the form of single detached, semi-detached and townhouse dwellings and potentially low rise apartments, a road network, parks and trails, stormwater management ponds and pumping stations, and protected environmental areas. Upon full-build out, the applicant is proposing between 614 and 835 new units.

These applications are being processed concurrently with zoning bylaw amendment application Z-17-15, draft plan of subdivision application 30T-17402 and vacant land condominium 30CDM-17410 for the adjacent lands at 675 Conservation Dr. (Erbsville Kartway Lands). On these adjacent lands, they are proposing to create in the range of 31 to 35 new single detached units. Collectively, upon full build out, the applications are proposing to create in the range of 645 to 870 new residential units.

675 Conservation Dr.

Request

This application proposes to amend the city's Zoning Bylaw no. 1418 by rezoning the lands from Agriculture (A) to Flexible Residential (FR), Green One zone (G1) and Green Two zone (G2) with site specific provisions for the proposed FR zone. The Zoning Bylaw amendment application is being advanced in conjunction with draft plan of subdivision application 30T-17402 and vacant land condominium application 30CDM-17410. 

Purpose

The owner has submitted these applications to permit the creation of a new residential neighbourhood consisting of single detached dwellings, parks and trails, and protected environmental areas. Upon full-build out, the applicant is proposing between 31 to 35 new single detached units.

These applications are being processed concurrently with zoning bylaw amendment application Z-17-14, draft plan of subdivision application 30T-17401 and vacant land condominium 30CDM-17409 for the adjacent lands at the southwest corner of Conservation Drive and Beaver Creek Road. On these adjacent lands, they are proposing to create in the range of 614 and 835 new units. Collectively, upon full build out, the applications are proposing to create in the range of 645 to 870 new residential units.

Informal public meeting

Date to be determined

Formal public meeting

Date to be determined

84-88 Columbia St.

Request

The applicant is proposing to amend the city's Zoning Bylaw no. 1108 by rezoning the lands from Single Residence two (SR2) to Medium Density two (MD2) with site specific provisions including a reduced street line setback, a reduced easterly side yard setback, reduced parking requirements and reduced amenity area requirements.

Purpose

The application is being advanced to permit the development of 28 stacked townhouse (terrace dwelling) units.

Informal public meeting

September 25, 2017

Formal public meeting

Pending

King and John St.

Request

The applicant is proposing to amend the city's zoning bylaw no. 1108 by adding site specific provisions to the existing multiple residence -25 (MR-25) zone. The site specific provisions include an increase in density, the measurement of density in bedrooms per hectare, reduced setbacks for portions of the building, a reduced parking requirement and permission to include amenity area on top of a parking structure as contributing towards the minimum required landscape open space.

Purpose

The application is being advanced to permit two apartment buildings, 21 and 22 storeys in height with a total of 307 units.

Informal public meeting

October 2, 2017

Formal public meeting

To be determined

50 University Ave. E.

Request

The applicant is proposing to amend the city's Zoning Bylaw no.1108 by rezoning the lands from universities (wlu)-25 (BI(wlu)-25) to Multiple Residence-25 (MR-25) with a site specific provision to permit a reduced parking requirement of 0.49 spaces per unit, whereas the Zoning Bylaw requires one parking space per unit. 

Purpose

This application is being advanced to permit the reconfiguration of the existing 52 unit (161 bedroom) apartment building into a 108 unit (108 bedroom) apartment building. No external changes are proposed to the existing building. The reconfiguration of the building will increase the unit count in the building by adding 56 additional units, but reduce the overall occupant density by removing 53 bedrooms. The applicant intends to maintain the existing 53 parking spaces that currently exist on the site.  

Informal public meeting

September 25, 2017

Formal public meeting

Date to be determined

Roy Schmidt Rd. and Conservation Dr.

Request

This application proposes to amend the city's Zoning Bylaw no. 1418 by rezoning the lands from Agriculture (A) to Semi-Detached (SD), Medium Density 3 (MD3), and Green 2 (G2) with site specific provisions for the proposed SD and MD3 zones (details in the planning report addendum). The Zoning Bylaw amendment application is being advanced in conjunction with plan of subdivision application 30T-17403.

Purpose

The owner has submitted these applications to permit the extension of the residential neighbourhood known as Conservation Meadows. The subdivision would be constructed in one phone and would consist of:

• 13 blocks for 63-103 single-detached dwellings
• 6 blocks for 56 street-fronting townhouses
• 2 blocks for a mix of 38-58 street-fronting towns, low rise apartments or other multi-unit housing forms
• 2 Blocks for multiple residential/mixed use containing 25-62 units
• 2 block for parkland and trails
• walkways and roads 

Upon full-build out, subdivision would contain between 182-223 new units. A hydro corridor bisects the subject lands. 

635 Erb St. W. and 12 Westhill Dr.

Request

• re-designate the 12 Westhill Dr. portion of the site from 'Low Density Residential' to 'Mixed-Use Medium High Density Residential' to match the remainder of the site and allow for its coordinated development
• identify the 12 Westhill Dr. portion of the site as 'Minor Corridor' on Schedule B (city structure) of the Official Plan
• identify the 12 Westhill Dr. portion of the site as 'Medium High Density' on Schedule B1 (height and density) of the Official Plan.

• re-zone the 12 Westhill Dr. portion of the site MR-12 to match the zoning of the remainder of the site
• permit terrace dwellings / townhomes on the entirety of the site, to allow for the development of the three stacked townhouse blocks on the southern portion of the site
• allow for a maximum building height of 40 metres in conformity with the Official Plan, whereas the MR-12 zoning currently limits building heights to 36 metres. The applicant is also requesting that council exempt the property from a regulation prohibiting minor variances within a period of two years of approval of this bylaw amendment. This will allow minor adjustments to the final site layout not envisioned through the rezoning process.

The applicant is also requesting that council exempt the property from a regulation prohibiting minor variances within a period of two years of approval of this bylaw amendment. This will allow minor adjustments to the final site layout not envisioned through the rezoning process.

Purpose

The application is being advanced to permit the construction of two 13-storey apartment buildings and three stacked townhouse blocks on the site. In total, the development will contain 335 residential units (499 bedrooms), which results in an overall bedroom density of 277.37 bedrooms per hectare. Entrances to the site are proposed from Westhaven Street and Westhill Drive. Approximately 422 parking spaces are proposed at grade and in a parking structure.

Informal public meeting

January 29, 2018

Neighbourhood meeting

February 28, 2018

Formal public meeting

August 12, 2019

Staff report

Supporting documents

Submission 2

• Planning justification report
• Site plan and building plans
• Shadow study analysis
• Shadow study
• Storm water management design brief
• Traffic impact study
• Preliminary grading servicing report
• Rendering aerial view
• Rendering eye level view

Submission 1

• Acoustical report
• Building elevations
• Building floor plans
• Planning justification report
• Site grading pla
• Site plan
• Storm water area plan 
• Storm water area plan 
• Storm water management design brie
• Traffic impact stud
• Transportation noise
• Preliminary grading and servicing report
• Shadow study analysis

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

37 - 41 King St. N.

Request

The applicant is requesting an amendment to Zoning Bylaw no 1108 to rezone the lands from Commercial Eight (C8-25) zone to Commercial Eight (C8-25) with site specific provisions, specifically to decrease the minimum required parking from 29 spaces to 5 spaces and to decrease the minimum rear yard setback from 4.5 metres to 0.91 metres.

Purpose

The purpose of the requested amendment is to facilitate the development of a three storey mixed use building with retail on the ground floor and office space on the second and third floors. This building is designed to be linked at its south façade to the old post office (35 King St. N.). A two storey building previously existed on the subject lands, with commercial uses on the main floor and residential units on the upper level. This building burned down and the land is now currently vacant.

Informal public meeting

Monday, March 5, 2018

Formal public meeting

June 25, 2018

70 King St. N.

Request

The applicant is proposing to amend the city's Official Plan to permit a maximum height of 58.25 m within 30 metres of King Street, whereas the maximum height limit is 16 m. A consideration of approval may be height/density bonusing in accordance with the Official Plan. The applicant is also proposing to amend the city's Zoning Bylaw no. 1108 by adding site specific provisions to the existing Commercial Eight-25 (C8-25) zone. The site-specific provisions include: 

• an increase to the maximum building height within 30 m of King Street, from 16 m (4 storeys) to 58.25 m (14 storeys),

• an increase in density, from 250 dwelling units per hectare to 571 dwelling units per hectare,
• an increase in the maximum floor area ratio, from 4.0 to 12.4, and
• permission to use a combination of private indoor and roof-top decks as contributing towards the minimum required amenity area.  

Purpose

This application is being advanced to facilitate the construction a mixed-use building consisting of a 4 to 6 storey podium with 754 square metres of ground floor commercial space, 3250 square metres of office space, and 418 parking spaces (above and below ground). A 10 storey tower facing King Street and a 16 storey tower facing Regina St. are proposed atop of the podium, for total building heights of 14 storeys (58.25m) and 22 storeys (77.45m) respectively. The towers will contain one level of office and amenity space, and a total of 263 residential units (335 bedrooms) in the levels above.

Informal public meeting

March 5, 2018

Formal public meeting

The formal public meeting has been deferred and will not occur on June 25^null, 2018. The targeted date is now September 10^th. Notice of the revised formal public meeting will be provided in the Waterloo Chronicle, mailed to property owners within 120 metres of the subject lands, to those who signed the registry at the informal public meeting, and to those who have requested to be on the notification list for the applications.

Supporting documents

Additional studies submitted by the applicant - May to August, 2018

• Letter from MartinSimmons Architects, May 14, 2018
• Layby parking analysis, May 17, 2018
• Assessment of main street designation and urban design analysis, May 2018
• Revised shadow study and analysis, August 20, 2018

Revised application - February 27, 2018

• Revised rendering and architectural plans
• Letter summary 
• Planning addendum letter (including parking justification), dated April 17, 2018
• Pedestrian wind assessment addendum letter, dated April 13, 2018
• Revised shadow study
• Hydrogeological study, as revised, April 13, 2018
• Noise feasibility assessment, dated April 13, 2018
• Functional servicing report, dated April 13, 2018
• Traffic addendum letter, dated April 16, 2018
• Concept site plan, dated April 16, 2018
• Renderings 

Materials submitted by the applicant - January 2018

• Planning justification report
• Architectural plans
• Building renderings
• Traffic impact study
• Functional servicing report
• Hydrogeological study
• Geotechnical opinion report
• Pedestrian wind assessment
• Noise feasibility study
• Shadow 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. 

255 Northfield Dr.

Request

The applicant is requesting an amendment to zoning bylaw 1418 to rezone the lands from mixed-use commercial (MXC) zone to mixed-use residential (MXR) and convenience commercial (CC) with site specific provisions. The applicant is also requesting an amendment to the City's Official Plan to redesignate the lands from mixed-use neighbourhood commercial and minor node to mixed-use medium density residential, convenience commercial and minor corridor, with site specific policies. 

Purpose

The purpose of the requested amendments is to permit a multi-phased, mixed use development containing a 6 storey mixed use building with commercial units on the ground floor, two 6 storey residential apartment buildings, and three commercial buildings.

Informal public meeting

Monday, March 5, 2018

Neighbourhood information meeting

Wednesday May 2, 2018

Formal public meeting

June 25, 2018

40 Blue Springs Dr.

Request

The applicant is proposing to change the official plan land use designation from open space to mixed-use high density residential, and to amend the city's Zoning Bylaw no. 1418 by rezoning the lands from Green (G) zone to Multiple Residential-25 with site specific provisions. The site specific provisions include permitting visitor parking to be located inside a structure, capping the building height at 52 metres, to situate the apartment building tower to a specific location on the property, to regulate the mass of the apartment building tower, to set a minimum building podium, to reduce side and rear yard setbacks, and to cap the residential density to 300 bedrooms per hectare or 189 units per hectare.

Purpose

This application is being advanced to permit the redevelopment of the lands with a 15 storey, 182 unit building. 

Informal public meeting

March 26, 2018 

Formal public meeting

June 10, 2019

Supporting documents

• Staff report for June 10 formal public meeting

Third submission March 2019

• Concept plan

Second submission December 2018

• Concept plan
• Existing conditions
• Grading & functional servicing
• Draft reference plan
• Comment response letter

First submission December 2017

• Planning justification report
• Urban design brief
• Acoustical impact study
• Transportation impact study
• Functional servicing and stormwater management study
• Concept site plan
• Preliminary design 

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

84, 86 Hickory St. W. and 284, 286 Albert St.

Request

The applicant is proposing to amend the city's Zoning Bylaw no. 1108 by rezoning the lands from (holding) Northdale Mixed-Use-6 ((H)NMU-6) to Northdale Mixed-Use-6 (NMU-6) with site specific regulations. The site specific provisions include:

1. an increase in the maximum permitted height from 21.5 metres to 24.5 metres
2. an increase in the maximum flankage yard setback from the permitted 6 metres to 7 metres along Hemlock St. to accommodate hydro easement required for a switchgear

3. to utilize density bonusing to increase the number of permitted bedrooms from 71 to 151 through a Section 37 bonusing agreement, in exchange for the provision of community benefits

4. to lift the holding provision from the subject site.

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

Verification of sufficient servicing capacity (water, sanitary and storm water) to fully service the lands.

b) verification of sufficient transportation capacity and transportation infrastructure within the surrounding road network affected by the development and/or use of the lands

c) 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

d) verification through site plan control approval that the development will conform to:

    The City's Official Plan

                ii. The Region's Official Plan

                iii. The City's Urban Design Manual, including the Northdale Urban Design Guidelines

Purpose

This application is being advanced to permit the development of a 6 storey apartment building with 124 units (151 bedrooms), through the utilization of density bonusing, in exchange for community benefits. The development will consist of a mix of one, two and three bedroom units, with 63 parking spaces and 31 bike parking spaces.

Informal public meeting

Monday, April 9, 2018

Formal public meeting

Pending

Supporting documents

Second submission July 2019

• Letter addendum to planning justification report
• Environmental noise assessment
• Revised traffic assessment
• Wind opinion letter
• Urban design brief addendum
• Revised site plan, grading plan, servicing plan
• Revised building design package (perspective, floor plans, elevations)

First submission

• Planning justification report
• Urban design brief
• Traffic assessment
• Acoustical impact assessment
• Functional servicing brief
• Building design package (perspective, site plan, floor plans, elevations)
• Resubmission letter
• Hickory street elevation

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

508 Beechwood Dr.

Request

The applicant is proposing to amend the city's Zoning By-law no. 1418 by adding site specific provisions to the existing Multiple Residence-12 (MR-12) zone to reduce setbacks, parking requirements, and open space and amenity requirements, permit an increase in the height and density, and establish new podium and tower regulations, and uses, to align with the city's Comprehensive Zoning By-law that is currently underway. All zoning regulations proposed to be amended are detailed in the planning justification report, which is available using the link below, or upon request, at the front counter of the city's Integrated Planning and Public Works Department, on the second floor of City Hall, during regular business hours. 

Purpose

The property currently contains a 7 storey apartment building containing 41 units (70 bedrooms), a surface parking area, an underground parking structure, and tennis courts. This applicant is proposing to demolish the parking structure and tennis courts, and construct a 12-storey apartment building containing 140 dwelling units (237 bedrooms). The existing 7 storey apartment building will remain. 

316 King St. N.

Proposal

The applicant is proposing to:

• renovate the existing 10 storey residential building by converting the 25 units (each containing 5 bedrooms) to 50 units (each containing 2 bedrooms) and adding a ground floor street-facing commercial unit
• add a 1 storey parking structure to the south façade of the existing 10 storey building with a ground floor street-facing commercial unit
• construct a new freestanding 15 storey mixed-use building on the vacant portion of the site, directly north of the existing building, this new building would contain 80 units (all 2 bedroom units) with a  ground floor street-facing commercial unit
• the overall development would contain a total of 130 units, 260 bedrooms, ~192 square metres (2,066 square feet) of commercial floor area, and 92 parking spaces.

Request

To facilitate this development, an amendment to Zoning Bylaw 1108 is requested to:

• change the measure of density from units per hectare to bedrooms per hectare
• introduce a maximum permitted density of 987 bedrooms/hectare, to allow an additional 63 bedrooms above the maximum contemplated in the Official Plan of 750 bedrooms/hectare
• introduce a range of ancillary commercial uses, including offices, medical clinics, convenience retail, restaurants, food stores, child care centres, personal services, and spiritual uses, these uses would be within a mixed-use building, oriented to the street/pedestrian realm, and would not exceed 15% of the total building floor area and 5,000 square metres in size
• reduce building setbacks
  • front yard from 5 metres to 4 metres (new structures only)
  • side yard from min. 3 metres and 10 metres combined to 1 metre (south side of parking structure) + 3 metres (north side of new 15 storey building), 4 metres combined
  • rear yard from 7.5 metres to 1.5 metres (parking structure) and 3.3 metres (new 15 storey building) 
• reduce the residential parking rate from 1 spaces/unit to 0.66 spaces/unit
• introduce a site specific commercial parking requirement that allow 6 parking spaces to be "shared between" the residential/visitor and commercial uses, no commercial parking rate currently applies to the lands, as commercial uses are not currently permitted
• reduce the surface parking requirement from 10% to 5.4%
• reduce the loading spaces requirements
• reduce the landscape open space requirement from 30% (at grade) to 15% (at grade) + 5% (above grade)
• allow a parking elevator to function in lieu of a driveway for the purposes of providing access to some of the parking spaces, pursuant to section 8.12.4.2 of the Zoning Bylaw (General Provisions). 

The lands will continue to be zoned Multiple Residence - 25 (MR-25).

Informal Public meeting

Monday, May 28, 2018 (evening, 6:30pm)

Formal Public meeting

Pending

26, 28 Dorset St. and 7 Princess St.

Proposal

The applicant is proposing to:

• consolidate the three adjacent properties known as 26 Dorset St., 28 Dorset St. and 7 Princess St. W.
• demolish the existing structures at 28 Dorset St. and 7 Princess St. W.
• retain the existing 5 storey mixed use building at 26 Dorset St., which will contain 168 square metres of ground floor office space and 11 residential units in storeys above
• construct a new 11 storey mixed use addition (building) connected to the north facade of the existing 5 storey building, the new addition will contain 227 square metres of ground floor street facing commercial space and 59 residential units in storeys above
• construct a parking deck, extending from the easterly façade of the building, parking is also provided underground

The overall development would contain a total of 70 units, 105 bedrooms, 396 square metres (4,262 square feet) of commercial/office floor area, and 51 parking spaces.

Request

To facilitate this development, an amendment to Zoning Bylaw 1108 is requested to:

Site specific performance standards

• change the measure of density from units per hectare to bedrooms per hectare
• introduce a maximum permitted density of 750 bedrooms/hectare, consistent with the maximum contemplated in the Official Plan
• reduce the Princess Street "street line" setback (above and below grade) from 9.0 metres to 6.0 metres:
  • reduce the residential parking rate from 1 spaces/unit to 0.72 spaces/unit
  • reduce the commercial parking rate from 2.15 space/100 sq.m. to no commercial parking requirement
  • increase the maximum floor area ratio for 4.0 to 4.61
  • reduce the loading spaces dimension requirements

Road widening exemption

The applicant is also requesting that council waive the road widening requirement along Princess Street for the subject property, under section 5.4.7(5) of the Official Plan. Table 5-2 of the Official Plan identifies the ultimate road allowance for this section of Princess Street as 18 metres, whereas the current road allowance is approximately 12 metres wide (to be confirmed by an Ontario Land Surveyor). The road widening from the subject property would be approximately 3 metres. Council's decision in this matter may impact the current zoning amendments requested and may result in additional zoning amendments requested.

The lands will continue to be zoned Commercial Eight - 25 (C8-25).

Informal public meeting

Monday, May 28, 2018

Formal Public meeting

Pending

Supporting documents

• Preliminary site plan & parking level plan
• Preliminary cross-sections, building renderings & shadow study
• Planning justification report
• Urban design brief
• Functional servicing report
• Environmental (traffic & stationary) noise assessment

If you require documents in an alternative format please contact Laura Dewar at 519-747-6108 or TTY (for deaf) 1-866-786-3941.

924 Erb St. W.

Purpose

The applicant is requesting to amend the city's Zoning Bylaw no. 1418, further amended by site specific bylaw 2014-037, by removing the holding "H" provision from the subject lands. The purpose of the request is to permit a multi-building commercial development on the subject lands to proceed.

To remove the holding "H" provision, the following conditions must be satisfied:

• completion of transportation improvements providing access to the Waterloo Waste Management site located at 925 Erb St W
• completion of a section of Platinum Drive
• update the transportation impact studies for the LANDS (hereinafter the TIS UPDATE) to determine if any improvements to the area transportation network are required to support additional development on the LANDS, to the satisfaction and approval of both the Regional Municipality of Waterloo and the City of Waterloo
• the Commissioner of Planning, Development and Legislative Services at the Region of Waterloo and the Commissioner of Integrated Planning and Public Works at the City of Waterloo both provide written confirmation that their respective government agencies have the physical and financial resources required to construct and install the improvements to the local transportation network identified in the approved TIS UPDATE, and that secure arrangements to implement said improvements are in place to the satisfaction of said commissioners

Formal public meeting

October 1, 2018

400 Northfield Dr.

Request

The applicant is requesting an amendment to Zoning By-law 1418 to change the zoning on the property from Institutional-4 ("IN-4") to Medium Density Three ("MD3") with site specific rates for parking, interior side yard setback, landscaped open space, and common recreational area. The applicant is also proposing to change the density calculation from units per hectare to bedrooms per hectare.

Purpose

The applicant is proposing to redevelop the property with a new church and 84 stacked townhouse units.

Informal public meeting

September 24, 2018

Formal public meeting

Monday April 29, 2019

Supporting documents

Second submission, April 2019

• concept site plan
• staff report

First submission, May 2018

• planning justification report
• concept site plan

Concept building elevations and floor plans:

• • 12 unit stacked townhouse
  • 18 unit stacked townhouse
  • All Saints Church
• transportation impact brief
• functional servicing and preliminary stormwater management report

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

300 Northfield Dr. E.

Purpose

The holding (H) provision prohibits the issuance of a building permit for any new buildings or structure on the subject lands.

The applicant is proposing to remove the holding "H" provision from the subject lands to permit the development of a new Grand River Transit (GRT) bus storage and maintenance facility for approximately 250 GRT buses. 

To remove the holding "H" provision, the following conditions must be satisfied:  

1. The owner must complete and file a Record of Site Condition in accordance with the Ontario Ministry of the Environment Regulation 153/04 of the Environmental Protection Act, and receive appropriate acknowledgement from the Ministry of the Environment
2. The Regional Municipality of Waterloo must provide written confirmation to the Commissioner of Integrated Planning and Public Works and to the Chief Building Official of the City of Waterloo that site contamination issues have been addressed

Formal public meeting

September 10, 2018

319, 337, 343 Woolwich St.

Request

The applicant is proposing to amend the city's Zoning Bylaw no. 1418 by rezoning the lands from Agriculture (A) to Residential (R) and Medium Density Three (MD3). The applicant requests that the proposed Medium Density Three (MD3) designation include the following site specific provisions:

• to permit a landscape open space of 45% of the total lot area, whereas the Zoning By-law requires a minimum landscape open space of 50%
• to permit a common recreation area of 6.5% of the total lot area, whereas the Zoning Bylaw requires a minimum common recreation area of 10%.

Purpose

This application is being advanced to permit the development of 10 single detached dwelling and 22 townhouse units.

Informal public meeting

September 24, 2018

Formal public meeting

Pending

254, 256, & 258 Lester St.

Purpose

The Applicant is proposing to amend city's Zoning Bylaw no. 1108 to remove the 'H' Holding provision from the subject lands, to permit the development of a 12 storey mixed use apartment building with 122 one bedroom units (122 beds).

The proposed development will include 71 square metres of commercial space on the ground floor and contain a total of 35 parking spaces, 7 of which would be dedicated to visitors. Lastly, there are 32 bicycle parking spaces proposed on the subject site.

To remove the "H" holding symbol, the following conditions have to be met:

• verification of sufficient servicing capacity (water, sanitary and storm water) to fully service the lands.
• verification of sufficient transportation capacity and transportation infrastructure within the surrounding road network affected by the development and use of the lands; and
• 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, including the Northdale Urban Design Guidelines

Formal public meeting

Monday, November 12, 2018

928, 960, 980 Erb St. W. and 100 The Wilmot Line

Request

The applicant is requesting an amendment to the city's Zoning Bylaw to rezone the lands from Zone Change application (ZC) to Business Employment One (E1-27), Business Employment One (E1-27) with site specific provisions, Convenience Commercial (C3) with site specific provisions, and Parks and Recreation (OS1).  

Note

This application was submitted and deemed complete in accordance with the Planning Act, prior to the passing of By-law 2018-050 on September 10, 2018 being the new Zoning By-law for the City of Waterloo. The subject lands are zoned Zone Change application (ZC) on schedule 'A' to Bylaw 2018-050, which carries forward the zoning provisions applied to the lands in Bylaw 1418.

The applicant is also requesting an amendment to the city's Official Plan to re-designate a portion of the lands from Business Employment to Convenience Commercial and to apply site specific policies.

The applicant has also submitted an application to the Region of Waterloo for a Draft Plan of Subdivision. 

Purpose 

The purpose of the requested applications is to permit the development of a subdivision for employment and commercial land uses, a park, and new streets including the extension of Platinum Drive.

Informal public meeting

Monday, January 14, 2019

Formal public meeting

Pending

164, 168 King St. S. & 8 George St.

Request

The applicant is proposing to amend the city's Official Plan to redesignate the lands at 8 George St. from Low Density Residential and Low Density-10 Metres, to Commercial, Uptown Mixed Use, Primary Node, Medium High Density-40 Metres, and Uptown Complementary Transition Area, with the following site specific provisions:

• to limit the maximum height permission on 8 George St. to 6 storeys and 20 metres

The applicant is also proposing to amend Zoning Bylaw no. 1108 by:

1. Rezone the lands at 8 George St. from 'General Residence Two A' (GR2A) to 'Commercial Two-12' (C2-12) and the lands at 164 and 168 King St. S. from 'Commercial Two-12' (C2-12) to 'Commercial Two-12' (C2-12), with the following site specific provisions:
   • to permit a front yard (King St) setback of 4 metres, to align with the city's new Zoning Bylaw, whereas Zoning By-law 1108 requires a 5 metres front yard setback
   • to permit a landscape buffer with an average depth of 1.5 metres, whereas Zoning Bylaw 1108 requires a landscape buffer with an average depth of 3.0 metres
   • to permit a minimum amenity area of 3 square metres per bedroom, to align with the city's new Zoning Bylaw, whereas Zoning Bylaw 1108 requires an amenity area of 25 square metres per dwelling unit
   • to change the measure of density from units/hectare to bedrooms/hectare to conform to the Official Plan
   • to permit a commercial parking rate of 1.23 spaces/100 square metres, whereas the city’s new Zoning Bylaw requires 1.5 spaces/100 square metres and Zoning Bylaw 1108 requires 3.0 spaces/100 square metres
   • to permit a residential parking rate of 0.7 spaces/unit (0.6 spaces/unit for residents + 0.1 spaces/unit for visitors) to align with the city’s new Zoning Bylaw, whereas Zoning Bylaw 1108 requires a residential parking rate of 1 space per unit 

 2.  In addition to the above site specific provisions, the following site specific provision will also applicable        to 8 George St.:

• to limit the maximum building height (on 8 George St.) to 6 storeys and 20 metres

Note  

This application was submitted and deemed complete in accordance with the Planning Act, prior to the passing of Bylaw 2018-050 on September 10, 2018 being the new Zoning Bylaw for the City of Waterloo. The subject lands are zoned Zone Change application (ZC) on schedule 'A' to Bylaw 2018-050, which carries forward the zoning provisions applied to the lands in Bylaw 1108, being Commercial Two-12 (C2-12), and General Residence Two A (GR2A).

Purpose

The purpose of the requested amendments is to permit the construction of a new 9 storey mixed-use building containing 810 square metres of commercial space and 36 residential units.    

Informal public meeting 

Monday, January 14, 2019, in the evening, Council Chambers, third floor, Waterloo City Centre

Formal public meeting 

Pending

36, 42 Erb St. E. and 39 Dupont St. E. 

Request

The applicant is requesting an amendment to the city's Zoning Bylaw 2018-050 to rezone the lands from Zone Change application (ZC) to Commercial Six (C6-25) with site specific provisions to decrease the minimum required yard setbacks, increase maximum building height, reduce the total required parking spaces, reduce amenity area, and increase the maximum permitted density.

Note

This application was submitted and deemed complete in accordance with the Planning Act, prior to the passing of Bylaw 2018-050 on September 10, 2018 being the new Zoning Bylaw for the City of Waterloo. The subject lands are zoned Zone Change Application (ZC) on Schedule 'A' to By-law 2018-050, which carries forward the zoning provisions applied to the lands in By-law 1108, being Commercial Seven (C7-4), Commercial Six (C6-25) and General Residence Four (GR4).

Purpose

The purpose of the requested amendments is to permit the construction of a 24 storey mixed-use building at 36 and 42 Erb St. E. and retain the existing single detached dwelling at 39 Dupont St. E. (which is a non-designated property of cultural heritage value or interest on the Municipal Heritage Register). The proposed building includes 793 square metres of commercial space on the first storey, 252 parking spaces and 231 residential dwellings units.

Informal public meeting

Monday, January 14, 2019

Formal public meeting

Pending

Supporting documents

• Planning rationale report
• Architectural package
• Rendered views
• Landscape plan
• Landscape 5th floor plan
• Shadow study
• Noise study
• Hydrogeological study
• Traffic impact assessment and TDM report
• Heritage impact assessment
• Functional servicing report and stormwater management report
• Site survey plan

If you require documents in an alternative format please contact Natalie Hardacre at 519-514-0255 or TTY (for deaf) 1-866-786-3941.

Purpose

The applicant is proposing to amend city Zoning Bylaw No. 1108 and No. 2018-050 to remove the ‘H’ holding symbol from the subject lands, to permit the development of a 12 storey residential apartment building with 193 one bedroom units (193 beds).

The proposed development will include 74 square metres of commercial space on the ground floor, and contain a total of 52 vehicular parking spaces and 50 bicycle parking spaces.

To remove the "H" holding symbol, the following conditions have to be met:

• verification of sufficient servicing capacity (water, sanitary and storm water) to fully service the lands
• verification of sufficient transportation capacity and transportation infrastructure within the surrounding road network affected by the development and use of the lands
• verification through site plan control approval that the development will conform to
• the City of Waterloo's Official Plan
• the Region of Waterloo's Official Plan
• the City of Waterloo's Urban Design Manual, including the Northdale Urban Design Guidelines

Formal public meeting

Monday April 29, 2019

Supporting documents

• site plan
• urban design brief
• transportation impact study
• engineering capacity letter

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

General amendment to Zoning Bylaw No. 2018-050

Purpose

The City of Waterloo is initiating general amendments to the city’s Zoning Bylaw 2018-050 to correct, update, and/or add provisions not reflected in the bylaw approved by council on September 10, 2018. The items being considered includes:

• clarification and interpretation of existing regulations
• general errors and corrections
• cannabis regulations to align with provincial legislation
• home child care regulations to align with regional and provincial provisions
• rooftop patio regulations

Zoning Bylaw No. 2018-050 is currently under appeal to the Local Planning Appeal Tribunal (LPAT). The general amendments will apply to the new zoning bylaw once it comes into effect. 

Informal public meeting

Monday, March 25, 2019

Formal public meeting

June 24, 2019

Supporting documents

• staff report - IPPW2019-046
• informal public meeting presentation
• consolidated list of general amendments to Zoning Bylaw 2018-050

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.

50 Westmount Rd. N., 9 and 15 Dietz Ave. N., 192 - 218 Erb St. W. 

Request

The applicant is requesting an amendment to Zoning Bylaw 2018-050, specifically to rezone the lands from mixed-use community commercial (C1-81), mixed-use community commercial (C1-40), and residential mixed-use (RMU-40) to mixed-use community commercial (C1-81) with site specific provisions. Note: Zoning By-law 2018-050 is currently under appeal to the Local Planning Appeal Tribunal (LPAT). As a result, Zoning By-law 1108 is still in effect. The lands are zoned commercial five (C5-25), multiple residential (MR-12) and multiple residential (MR-6) in Zoning By-law 1108. The applicant is also requesting an amendment to the city’s Official Plan to redesignate a portion of the lands from mixed-use medium high density residential to mixed-use community commercial, with specific provision area policies.

Proposal

The purpose of the requested amendments is to permit a multi-phased, mixed-use development to consist of an 11 storey building with a four storey podium, a mixed-use podium with two towers (11 storeys and 19 storeys), a second mixed-use tower with two towers (23 storeys and 25 storeys), a 22 storey missed-use building, a five storey mixed-use building, and the creation of an internal private street. The existing five storey office building, Sunlife and commercial plaza, Westmount Plaza is proposed to be maintained.

Informal public meeting

Monday May 27, 2019

Neighbourhood Open House

Thursday June 27, 2019. View the open house presentation boards from meeting.

Formal public meeting

To be determined. 

Supporting documents:

• planning justification report
• master site plan
• phased master site plan
• perspective renderings
• master plan design brief including shadow study
• functional servicing and stormwater management report
• wind assessment
• transportation impact study
• parking justification study
• environmental noise feasibility study
• geotechnical / hydrogeological study

If you require documents in an alternative format please contact Natalie Hardacre at 519-514-0225 or TTY (for deaf) 1-866-786-3941.

262 - 268, 274, 276, 280 Albert St.

Request

The applicant is requesting the following amendments to Zoning Bylaw 1108 and Zoning Bylaw 2018-050:

• increase the density to 573 bedrooms per hectare (in accordance with Section 37 of the Planning Act), whereas 250 bedrooms per hectare is permitted
• reduce the rear yard of the east side setback requirement to approximately 6.5 metres, whereas 7.5 metres is permitted
• reduce the south side yard setback requirement to 3.3 metres, whereas 5.5 metres is permitted
• increase the maximum number of driveways per lot to two, whereas a maximum of one is permitted
• remove the holding (H) symbol from the subject lands.

Purpose

The purpose of the requested amendments is to permit the construction of a six storey residential building. The proposed building includes 190 units, 225 bedrooms, and 84 parking spaces.

Informal public meeting

Monday, June 10, 2019.

Formal public meeting

Pending

Supporting documents

• planning and urban design rationale
• concept site plan
• building renderings
• building elevations
• floor plans
• landscape plan
• functional servicing and grading report
• noise study
• preliminary geotechnical investigation
• stormwater management report
• transportation impact study

12 Lodge St.

Request

The applicant is requesting an amendment to city's Zoning Bylaw No. 1108 and No. 2018-050 to remove the holding (H) symbol from the subject lands.

Proposal

The purpose of the requested amendment is to convert the existing residential building into a university/college use, specifically an academic office for Wilfred Laurier University.

A holding (H) symbol has been applied to the lands, restricting any part of the land from becoming a university or college use until such time as the holding (H) symbol is removed. To remove the holding (H) symbol, the following condition must to be met:

• that the owner of the lands provide to the City of Waterloo a letter from the Region of Waterloo advising that the requirement for a record of site condition has been waived.

Formal public meeting

Pending 

Supporting documents

• site plan
• planning justification letter
• Region of Waterloo record of site condition clearance letter (coming soon)

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

Official Plan Amendment 27 and Westhill District Plan Amendment

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: 

• Planning and existing conditions report
• Stage 1 environment impact study
• Technical memorandums
• Erb street pone chronology (coming soon)
• Hydrogeological assessment (coming soon)
• Surface water monitoring (coming soon)
• Technical design overview (coming soon)
• Municipal services and utilities (coming soon)
• Stormwater management alternatives considered (coming soon)
• 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.