urban design brief - waterloo

MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.caENTRANCE VIEW

262-280 ALBERT STREETWATERLOO, ON

262-280 Albert Street, Waterloo

U R B A N D E S I G N B R I E F

2616359 Ontario Inc.

MARCH 2020

Prepared by WSP Canada Group Limited

Prepared for:

Render prepared by MASRI O Inc. Architects

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T A B L E O F C O N T E N T S1.0 INTRODUCTION & CONTEXT

1.1 Introduction and Purpose1.2 Site Context 1.2.1 Site Surroundings 1.2.2 Site Opportunities and Constraints

2.0 POLICY CONTEXT

2.1 City of Waterloo Official Plan (2012) 2.1.1 University of Waterloo Station Area 2.1.2 Street Frontage and Streetscape2.2 Northdale Urban Design and Built Form

Guidelines (2012)

3.0 DESIGN VISION & PROPOSED DEVELOPMENT

3.1 Design Vision & Principles3.2 Proposed Development

4.0 DEVELOPMENT DESIGN CONSIDERATIONS

4.1 Built Form & Site Relationship4.2 Massing & Architectural Design4.3 Character4.4 Pedestrian Circulation4.5 Bicycle Circulation & Storage4.5 Vehicles, Servicing & Parking4.6 Amenity Spaces4.7 Public Realm & Streetscape

5.0 CONCLUSIONS

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Figure 1: Subject Site ContextFigure 2: Opportunities and Constraints Map Figure 3: Approximate Property Location - Official Plan - Schedule

A - Land Use Plan Excerpt Figure 4: Approximate Property Location - Official Plan - Schedule

J4 - University of Waterloo Station Area Excerpt Figure 5: Approximate Property Location - Official Plan - Schedule

A45a - Street Frontage and Streetscape Elements Excerpt

Figure 6: Preferred Structure Plan - Northdale Urban Design and Built Form Guidelines

Figure 7: Site Plan of the Proposed Development Figure 8: Circulation Diagram Figure 9: Indoor Amenity Spaces

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FIGURES

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262-280 Albert Street, City of Waterloo

Prepared by WSP Canada Group Limited 1


Figure 1: Subject Site Context

1.2 Site Context

1.2.1 Site Surroundings

The proposed development is located at 262-280 Albert Street located in the Northdale neighbourhood, within the City of Waterloo. The Northdale neighbourhood is a neighbourhood in transition from low-density single-detached dwellings to higher density dwellings to support the transit station area. Currently, the neighbourhood is generally characterized by a mix of post-war single detached housing, and recently constructed townhouses, mid-rise and high-rise multi dwelling units. The subject site is within walking distance to the University of Waterloo, Wilfred Laurier University, and Waterloo Collegiate Institute. There are several commercial amenities within the neighbourhood, including restaurants, commercial, and service commercial uses, and larger commercial plazas along University Avenue.

The areas immediately surrounding the subject site are as follows:

• North: Immediately north is an active development application which proposes to redevelop four existing single detached dwellings with a six-storey multiple residential building.

• East: Immediately east is a mix of single detached dwellings and a six-storey apartment building fronting onto Hemlock Street currently under construction;

• South: Immediately south are several single detached dwellings. Further south towards University Avenue are several recently constructed multi-unit buildings ranging from six- to 12-storeys; and,

• West: Immediately west along Albert Street is a mix of single detached dwellings near the intersection with Hickory Street West. Further south is a recently constructed four-storey townhouse development.

University of Waterloo

Wilfrid Laurier University

University Ave. W

University Shops Plaza

Waterloo Park

Waterloo Collegiate Institute

Columbia St. W.

Hickory St. W.

Albert St.

N

Subject Site

1.0 INTRODUCTION & CONTEXT

1.1 Introduction and Purpose

WSP has been retained by 2616359 Ontario Inc. to prepare this Urban Design Brief in support of their Zoning By-law Amendment and Site Plan Approval application for a six-storey residential building, with 185 apartment units. The purpose of this Urban Design Brief is intended to provide an overview of the urban design principles which will guide the proposed development.

The subject site is a land assembly with a gross area of 0.417 hectares (1.03 acres) situated on the southeast corner of Albert Street and Hickory Street West. It has a frontage of approximately 100 metres onto Albert Street and 35 metres onto Hickory Street West. The subject site currently consists of six (6) single-detached residential dwellings with a range of mature trees and shrubs scattered throughout.

262 - 280 Albert Street • March 20202

1.2.2 Site Opportunities and Constraints

There are a number of site opportunities and constraints on the subject site given its surrounding uses, location and site access including the following:

Opportunities

• Located within 800 metres from the University of Waterloo and Laurier-Waterloo Park ION Light Rail Transit stations;

• Located within the built boundary with active development applications and construction sites of similar density and scale within 400 metres of the subject site to use as precedence;

• The location of the proposed apartment building presents an opportunity to create a more pedestrian-friendly streetscape along Albert Street and Hickory Street West with added “eyes on the street”;

• Located within 400 metres from cycling tracks and bus stops along Columbia Street and University avenue will promote the use of alternative modes of transportation.

Constraints

• The proposed development will need to be designed in a manner that is sensitive to the surrounding neighbourhood character and adequately transition in terms of scale, building height, and maeteriality to sensitive uses, where applicable;

• There is a significant grade change across the subject site both east-west and north-south thus the proposed development will need to be designed to accommodate the grade change; and

• Street parking is not permitted along Albert Street and is limited along Hickory Street West.

Figure 2: Opportunities and Constraints Map

800 m

University of Waterloo

400

m

Wilfrid Laurier University

Columbia St. W

University Ave. W

Laurier-Waterloo Park ION Station

University of Waterloo ION Station

Bus Stops and Cycle Tracks

Bus Stops and Cycle Tracks

University Shops Plaza

Waterloo Park

View southeast from Hickory Street Nearby development

Waterloo Collegiate Institute

Hickory St. W.

Albert St.




2.0 POLICY CONTEXT

The proposed development will include high quality urban design standards and comply with the urban design policies of the City of Waterloo Official Plan (2012) and the Northdale Urban Design Guidelines as detailed in the sections below.

2.1 CityofWaterlooOfficialPlan(2012)

The City of Waterloo Official Plan (2012), was adopted by Council in 2012. The subject site is designated “Low Density Residential” by Schedule A Land Use Plan of the City of Waterloo Official Plan (see Figure 4). The Low Density Residential designation permits a low to mid-rise residential land uses, including apartment units (Policy 10.1.3).

Section 3.11 of the City of Waterloo Official Plan establishes the general urban design policy objectives that are applicable to the proposed development. The following table will provide a brief summary of how the development addresses each applicable policy.

APPLICABLE OFFICIAL PLAN POLICY PROPOSED DEVELOPMENTPolicy 3.11.1 General Urban DesignPolicy 3.11.1(1) Intensification: In decisions to consider intensification, the City of Waterloo shall address the integration, compatibility and relationship of new development to existing buildings and to the surrounding neighbourhood character and context, based on the principles of good urban design practice. Policies outlined in this Section may be further augmented through supplemental design policies and guidelines.

The proposed development will be well integrated with its surroundings and will be compatible with the surrounding neighbourhood character through its massing, materiality and architectural articulation.

Policy 3.11.1(2) Character: To reinforce and maintain the architectural, visual, and thematic integrity of structures, streetscapes, neighbourhoods and planned development by planning and designing new sites, buildings and additions that create and maintain sensitive designs in terms of the planned physical context into which such development is located and through the coordination of design elements. The physical design of the public and private realm shall be coordinated to fit within the existing character and context.

The proposed building will be designed with considerations to scale within the context of its surroundings through architectural articulation, massing and setbacks. The proposed building will include masonry cladding material and coloured aluminum panels that are compatible with surrounding buildings.

Figure 3: Approximate Property Location - Official Plan - Schedule A - Land Use Plan Excerpt


Policy 3.11.1(4) Streetscapes: Streetscape design is the combination and coordination of physical elements that give character to the street which includes the built form, façade treatment, landscaping and street furnishings within the public and private realm. The City shall promote a coordinated approach to streetscape design that results in an attractive and coordinated character with emphasis given to green and complete streets, pedestrian (and non-vehicular) friendly design, coordinated landscape and building design elements and features that animate the street in the public and private realm. It shall be a general policy of this Plan to discourage blank walls along public streets and to integrate above ground utilities (such as roof top mechanical equipment, hydro transformers and gas meters) away from public view and well screened through the development approvals process.

The centre portion of the building will be recessed to create a landscaped open space along the public realm and provide space for possible activation alongside future at-grade commercial uses.

The ground level will have active frontages with windows, doors and main entranceways to each unit creating a more attractive and inviting environment for pedestrians. An open urban landscape will be created through the articulated northwest building corner, which allows for views and paths through the site. This plaza will provide shelter and seating areas for residents and passersby to gather.

Policy 3.11.1(10) Safety and Security: Site and building design that promotes safe, comfortable and accessible environments for all users with emphasis on pedestrians and bicyclists through the universal principles of CPTED (Crime Prevention Through Environmental Design). Design amenity and park spaces to achieve natural surveillance.

The proposed building will be oriented towards Hickory Street and Albert Street, increasing visibility between public and private realms allowing for natural surveillance and safety.

Policy 3.11.1(11) Site Circulation: Design sites and buildings based on an efficient, safe and integrated circulation system with priority given to pedestrian movements, non-vehicular movements and safe vehicular turning movements. A variety of strategies shall be used to create and define circulation routes and hierarchy. All sites shall provide convenient, direct and safe pedestrian, barrier-free access and cyclist access to building entrances, amenity spaces, the public realm and other important destinations.

The existing six driveways off Albert Street will be removed and replaced with one single access off of Hickory Street West. All main entrances proposed will be barrier-free and will be directly accessible from the public sidewalk. Vehicular access and loading will be located towards the rear. A secondary barrier-free lobby is added to the southern portion of the proposed building to improve site access and circulation for pedestrians.

Policy 3.11.1(12) Transit-Oriented Design: Design sites and buildings located along transit routes, and planned transit station areas, to promote transit use, pedestrian and cyclist accessibility, active and interesting streetscapes, human comfort and integrated site amenities.

The proposed development site meets the objectives of a transit-oriented development as it is located within 800 m from the University of Waterloo and Laurier-Waterloo Park ION Light Rail Transit stations. Bike lanes are also provided along Columbia Street and University Avenue within 400 m from the subject site.




Policy 3.11.1(13) Universal Design: Promote the adaptation of transportation networks, buildings and lands used by the public to provide barrier-free access and principles of universal design to all citizens and to encourage the use of the International Symbol of Access. Design sites and buildings to establish a standard way finding system within all lands, buildings, and amenities which are accessible for persons with disabilities.

The subject site is sloped both east-west and north-south however the proposed development will be designed to have an accessible main entrance plaza and accessible ground-related units.

Policy 3.11.1(14) Parking: Reduce the visual impact of parking and urban heat island effect of asphalt through efforts to “green” or soften the urban landscape... and when possible, provide underground parking for intensification projects, particularly residential or mixed-use development.

All parking for the proposed development will be located below grade.

Policy 3.11.1(15) Site Servicing Areas: Design sites and buildings with convenient and safe truck access and turning movements. Locate or screen loading and storage areas away from public view and incorporate mitigation strategies to minimize impacts to surrounding uses with priority given to residential properties.

Loading and truck access will be located to the rear of the subject site minimizing its visibility from public view.

Policy 3.11.1(18) Compatible Development: Site and building design that complements and enhances the surrounding neighbourhood character and context through a variety of design strategies including building massing, facade design and landscape coordination. The design of sites and buildings shall also minimize adverse impacts to human comfort, and surrounding properties including outdoor lighting, noise, shadowing, wind and snow disposition through a variety of design strategies and performance standards.

The proposed development will be compatible with the surrounding neighbourhood character through massing and architectural articulation. The proposed building will minimize adverse impacts to human comfort through the orientation of the building, articulated façades, as well as providing canopies and trellises to protect pedestrians from the elements, where appropriate.

The centre portion of the building has been recessed from the streetline to help break up the massing of the structure and create the appearance of three distinct buildings. Further, architectural refinements to the northern portion of the building have been introduced to provide a sense of symmetry between the two building ends.


Policy 3.11.1(20) Building Design: Design architecturally well composed buildings that complements and enhances the surrounding neighbourhood character and context. Building design shall also contribute towards an attractive and coordinated streetscape character and towards a sense of place with opportunity for architectural innovation and expression through a variety of design techniques such as architectural features, building materials, colour and other design elements. Buildings shall be designed with prominent building entrances and include strategies to screen roof top equipment from public and residential views.

The proposed building will contribute to an attractive streetscape character through architectural articulation, durable materials that promotes visual interest. The building will be designed with prominent building entrances at-grade.

The design of the roof top equipment will also be incorporated in an architecturally sensitive manner with complementary materials to enhance the overall design.

Policy 3.11.1(23) Site Amenities: Design sites and buildings to include a range of on-site amenities such as benches, trash receptacles, bike parking, large canopy trees and/or shade structures to provide for more healthy active outdoor and urban spaces for social gathering, relaxation and enjoyment that results in a higher quality of life.

The proposed development will include indoor amenity spaces located on the ground floor and mezzanine level. They are placed in close proximity to the lobby, a high-traffic area, to encourage community integration and social gathering. It will be a multi-use common amenity area that can be programmed for different events/functions.

There is a larger green space provide at the front of the building along the Albert Street frontage. This space can include appropriate seating and could be activated through commercial uses.

Policy 3.11.1(24) Sustainable Design: The City shall promote sustainable design practices in the public and private realm through a variety of strategies...

All parking will be located below grade to minimize the heat-island effect and other environmental impacts. Tinted transparent glazing is incorporated throughout the proposed building to maximize natural lighting while maintaining energy efficient cooling and user comfort. Light coloured roofing will also be implemented to minimize the heat island effect.




2.1.1 University of Waterloo Station Area

The subject site falls within the boundaries of the University of Waterloo Station Area as shown in Schedule J4 of the City of Waterloo Official Plan (2012) (see Figure 4). The following table will provide a brief summary of how the development addresses each applicable policy.

Figure 4: Approximate Property Location - Official Plan - Schedule J4 - University of Waterloo Station Area Excerpt


Policy 3.11.4 Urban Design within Station AreasPedestrian Oriented: Station Areas shall be pedestrian oriented places that are safe, accessible, connected, and easy to navigate for people of all abilities. Connectivity to and from transit stops to buildings will be a priority and shall be enhanced by:(a) Ensuring continuous sidewalks are located on both sides of the street;(b) Clearly marking intersections relative to pedestrians;(c) Improving pedestrian comfort with shade trees and landscaped boulevards; and(d) Providing amenities such as lighting, seating, and way-finding signage; and,(e) Providing for wider sidewalks where feasible.

The proposed development will be pedestrian oriented with universally accessible entrances providing direct access from the existing public sidewalk to Albert Street. The main entrance will be prominently located at the intersection of Albert Street and Hickory Street. Vehicle access is fully segregated and contained to the rear of the property. A continuous sidewalk with street trees will be maintained and enhanced along Hickory Street West and Albert Street.

Building Orientation: Buildings shall be oriented towards streets and walkways. Buildings shall be as close to the street in accordance with the implementing Zoning By-Law, to contribute to the vibrancy and attractiveness of the street.

The proposed building will be oriented towards the street with a diversity of setbacks to help break up the Albert Street facade, while ensuring that the building frontage addresses the street.

Built Form: The built form of buildings shall enhance the appearance and character of streetscape and public realm, including walkways by:(a) Locating primary building entrances and principal building façades parallel to street;(b) Locating buildings close to the street so that they can contribute to the desired street enclosure and contribute to the overall appearance and visual cohesiveness of the urban built form;(c) Incorporating ample transparent glazing on ground floors in active and convertible frontage areas to create visibility to and from the public realm and promote street life;(d) Providing a sympathetic transition in height and scale to surrounding stable neighbourhoods;(e) Serving as passive surveillance of the street; and(f) Using high quality materials in the design of new buildings that are consistent and compatible with the surrounding context; and,(g) Creating visual interest through projections, articulations, carried rooflines and entrance features.

The proposed building will be oriented to face parallel to the street and tight to the streetscape edge. The ground floor units will be designed with ample transparent glazing to create opportunities for natural surveillance in the public realm. The use of architectural articulation, colours and high quality materials create variation and visual interest along the streetscape.

The projecting forms on the façade will provide the opportunity for balconies and terraces on the upper levels of the building.

The main entrance will be set back from the street, providing space for gathering and outdoor seating. The entrance will be highlighted by glazing walls and a feature wall, as well as canopy lighting and a patterned floor treatment.




2.1.2 Street Frontage and Streetscape

The subject site fronts on Albert Street and flanks onto Hickory Street West. Albert Street is designated as a Mixed-Use Street, while Hickory Street West is designated as a Green Street on Schedule A45a in the City of Waterloo Official Plan (see Figure 5). Furthermore, the subject site is designated as Convertible Frontage Areas. The following tables will provide a brief summary of how the development addresses each applicable policy.

Community Character: New development shall be sensitive to the planned character of each of the Station Areas and enhance and/or complement any cultural heritage resources located within the Station Area.

The Northdale neighbourhood is becoming a vibrant mixed-use community with proximity to jobs and amenities. The design of the proposed building will be modern with amenities that appeal to a wide range of demographics.

Parking: Parking within Station Areas shall be designed and organized where it will not detract from the public realm or mobility.

Parking for the proposed development will all be located below grade away from the public realm. Access will be limited to one location towards the rear of the subject site, to minimize conflict between vehicles and pedestrians.

Figure 5: Approximate Property Location - Official Plan - Schedule A45a - Street Frontage and Streetscape Elements Excerpt


Policy 11.1.45 (28) Streetscape ElementsPolicy 11.1.45(28b) Mixed Use Street – Mixed Use Streets will be designed to foster social interaction and engagement while accommodating alternative modes of transportation. Key design features of Mixed Use streets will include wide sidewalks, bicycle lanes, flexible onstreet parking, awnings and weather protection, consistent street tree establishment, landscaped centre medians and boulevards, pedestrian scale lighting, and co-ordinated street furniture.

The proposed development will foster social interaction with a sheltered main entrance plaza. Entrances at grade have direct access to sidewalks and the building is notched at the northwest corner to relate to the intersection.

Policy 11.1.45(28c) Green Street - A Green Street will give priority to pedestrian circulation and adjacent open space connections with an aim to increase public open space within Northdale. Key design features will include wide sidewalks, geometry that includes tight curb radii, landscaped curb bulbs where on-street parking exists, traffic calming measures including increased side friction and elevated speed reducers where appropriate, differentiated paving patterns that emphasize pedestrian realm, consistent street tree establishment, integrated stormwater management that considers bioswales and rain garden boulevards, pedestrian scale lighting, and co-ordinated street furniture.

The proposed building will be pulled closer to the street edge with the central portion of the building pushed back to create visual interest and visually break up the building. The vehicular access is located towards the rear of the subject site to minimize its presence, giving priority to pedestrian circulation.

Policy 11.1.45 (20b) Convertible Frontage AreasThe permitted uses within a Convertible Frontage Area as identified on Schedule ‘A45a’ – Street Frontage Areas and Streetscape Elements, shall be in accordance with the permitted uses of the applicable land use designation. Notwithstanding the permitted uses at the ground floor, the ground floor areas shall be planned and designed to accommodate mixed commercial, retail, institutional, and/or community uses at the ground floor, at such time as these uses may be supported.

The ground floor of the proposed development will be designed to be convertible from residential to non-residential uses when appropriate.

Convertible Frontage Areas shall be designed to be easily converted to retail/commercial uses and shall be designed as flexible spaces, with taller ground floors to accommodate a range of active uses with larger window/display areas and entrances.

The ground floor of the proposed development will be proposed at a height of 4.5 m so as to easily be converted to retail/commercial uses. These units will also be designed with more permeability and transparent glazing and have individual accesses directly from the public sidewalk.

Buildings associated with a Convertible Frontage Area shall be appropriately setback from the street to accommodate active ground floor uses which enhance the street. The implementing zoning by-law shall establish minimum and maximum building setbacks.

The proposed building will have a diversity of setbacks to help break up the Albert Street facade, while ensuring that the building frontage addresses the street.




Land Use Streetscape

2.2NorthdaleUrbanDesignandBuiltFormGuidelines(2012)

In addition to the City of Waterloo Official Plan (2012), the subject site is required to consider the Northdale Urban Design and Built Form Guidelines (2012), which apply to the entire Northdale neighbourhood – as identified by Specific Provision Area 45 of the Official Plan. These guidelines supplement the City-wide Urban Design Manual, and implement the Official Plan Amendment recommendations through specific built form, landscape and sustainable site and building design.

The subject site is identified as within the Low Density Residential (6 storeys, 250 bph) use in the Preferred Structure Plan under Section 2.4 (see Figure 6). Hickory Street West is identified as a Green Street and Albert Street is identified as a Mixed Use Street. The intersection of the two streets are identified as a Minor Gateway. Furthermore, the subject site is identified for Convertible Frontage along Albert Street and Hickory Street.

SUBJECT SITE

Figure 6: Preferred Structure Plan - Northdale Urban Design and Built Form Guidelines


The overall vision for Northdale is supported by ten principles to be: integrated, diverse, identifiable, supported, memorable, interactive, durable, safe, flexible, and collaborative (Section 2.2). Stemming from the vision and principles and the Preferred Structure Plan, design elements and guidelines applicable to the subject site have been established. The table below lists out the relevant guidelines and how the proposed development addresses each.

APPLICABLE GUIDELINES PROPOSED DEVELOPMENT4.1 Public Realm - Preferred ElementsPR.1 On convertible street frontage areas, intermediate streets, frontages will be designed to be convertible from residential to an animated retail, commercial or community use at some point in the future.

The ground floor of the proposed development will be designed to be convertible from residential to retail, commercial or community use in the future.

PR. 4 The development of new buildings and the public realm will incorporate principles of Crime Prevention Through Environmental Design (CPTED), which may address such matters as: appropriate landscaping, lighting, and visibility and animation of the ground floor. New development will also have regard for the principles of universal accessibility.

The ground floor will be designed with optimal transparency and glazing to allow for natural surveillance. Building entrances are designed to be barrier free and directly connect to the public sidewalk.

5.0 Buildings and DevelopmentBD.1 New buildings, enhancements to the public realm and related development elements should be constructed in a sustainable manner, conserving energy and resources, using durable materials and, where feasible and appropriate, achieving LEED® certification.

All parking will be located below grade to minimize the heat-island effect and other environmental impacts. Tinted transparent glazing is incorporated throughout the proposed building to maximize natural lighting while maintaining energy efficient cooling and user comfort. Light coloured roofing will also be implemented to minimize the heat island effect.

BD.2 Buildings will be brought to the street edge by establishing build-to lines, maximum setbacks and urban design/built form policies, regulations and guidelines to create a sense of street enclosure, limit breaks in the street wall, and maximize the principles of “eyes on the street”

The proposed building will be set closer to the street edge, excluding the central portion, to create a sense of enclosure and improve pedestrian comfort and safety through natural surveillance.

BD.3 Appropriate and compatible building design techniques will be used, including transition in building heights, step-backs and angular planes, and building articulation.

The proposed building massing step-backs and articulation appropriately address its surroundings.

BD.4 The location of ground-floor windows, doors, and main entranceways will support visibility and transparency at grade, and access from the street.

The proposed windows, doors, and building entrances will be designed to optimize visibility and access from the street.




BD.5 Indoor and outdoor common amenity areas will be encouraged for housing developments to promote a healthy social environment both within buildings and along the street. Outdoor elements could include porches; squares or patios adjacent to the street; roof gardens; and, on larger sites, internal courtyards connected to the public realm. Indoor common amenity areas may include recreational, study and living areas.

Indoor shared amenity areas are proposed that can serve as multi-functional areas to be programmed by the condominium. Many residential units also have a private patio or balcony space.

BD.6 Generally, parking requirements will be minimized in Northdale, to recognize that the community is being planned to support rapid transit facilities and will continue to accommodate a large portion of students and University related faculty and staff, area business employees, and permanent residents, resulting in a walkable, mixed-use community that has exceptional access to transit. Parking areas will not be permitted in the front yard, and rear yard parking will be preferred. Underground or decked parking will be encouraged for higher density building forms.

The proposed number of parking spaces meets the requirement of the Zoning By-law. All parking will be located underground, eliminating it from the public realm.

5.4 Convertible Frontage5.4.1. Permeable Edge Convertible Frontage should engage the passersby with a “permeable edge” between the building and street as appropriate to building uses. Buildings should have frequent entrances where possible and ensure a physical and visual connection between people on the sidewalk and activities in the building.

Direct building entrances will be provided for each unit along Albert Street. These units will also maximize in transparent glazing to activate the streetscape and create visual interest for pedestrians.

5.4.2. Visibility Convertible Frontage should protect for visibility into the building interior using fenestration while allowing for residential use. Window screening, shutters and planters can help transform transparent facades for residential uses.

The windows will be of tinted glass and residents will be able to choose and install their preferred window coverings.

5.4.3. Shelter Convertible Frontage areas should include overhangs or canopies over the front yard to provide shelter for pedestrians. Porch overhangs can provide a sense of enclosure and shelter pedestrians from wind, rain, and sun are encouraged.

Covered areas will be provided at building entrances to shelter pedestrians from the elements.


5.4.4. Front Yard Access The main entrances of individual units should be accessed from the sidewalk. A maximum setback of 1.0 - 5.0 metres is allowed to ensure that the future potential for retail is preserved. The 5.0 metre front yard zone can accommodate front steps, a raised planter and porch or terrace area. Front yard fences should be less than 0.5 metre high. A small level change can be used to signify the threshold between public and private space.

The proposed building employs a range of setbacks from the property line to preserve opportunities for future retail, while introducing facade articulation to reduce the overall building massing.

5.4.6. UtilitiesUtilities, vents and other unattractive elements should be avoided on the lower levels of façades adjacent to the public realm or should be integrated into the architectural composition, where feasible.

Utilities will be proposed away from view on the lower levels, where feasible.

5.9 Frontage: Common Entrances5.9.1. VisibilityDesign entries to be obvious, identifiable, and distinctive with clear lines of sight and lobbies visually connected to the street. Use transparent materials between 0.6 and 3.0 m off the floor for all common entry areas.

Proposed entrances have been designed to be identifiable and distinctive, and are clearly visible from the public realm. Transparent materials are used for all common entry areas.

5.9.2. LobbiesLobbies provide a sheltered space to wait for visitors and residents. Ensure that there is a direct line of sight from lobbies to the street. Lobbies should be generously sized and provide a minimum of two seats or 1 seat for every 100 residents. Seating should be comfortable and welcoming. Built in seating can be more resilient and spatially efficient. Indoor amenity areas can be combined with lobbies to activate the space.

The proposed lobby will be located at the northwest corner of the subject site fronting onto Albert Street. The indoor amenity areas will be in close proximity to the lobby which will activate the space.

A secondary lobby has been included in the southern portion of the building to improve visitor and resident access.




5.9.3. ShelterMain entrances should include overhead shelter or canopies to provide outside shelter from wind, sun and rain. Canopies should be large enough to provide space to shelter two people outside of the door swing.

The proposed main entrance located at the intersection of Hickory Street West and Albert Street will be sheltered by the building above the ground level which will provide visitors and passersby with shelter. All other proposed building entrances will also have an overhang at the entrance to shelter pedestrians from the elements.

5.9.4. SeatingOutdoor seating should be integrated with the entrance pathway. Seating can be provided by benches or integrated into the entrance design using seating walls.

A stepped seating feature will be built into the entrance plaza facing Hickory Street West. An additional bench will be provided facing Albert Street, incorporating the building signage.

5.10. Street Wall5.10.1. Architectural QualityDesign buildings to have architectural articulation that is rich in detail, enhances public streets, and creates interest as well as a sense of identity. Allow and promote architectural innovation in Northdale, particularly to create new landmarks and streetscape interest. Encourage the use of brick, glass, steel, stone and other complementary materials.

The building façades will be well articulated through a combination of wall articulation, materials, colours, and windows creating visual interest along Albert Street and Hickory Street West. Materials will include brick, steel columns, glass, and aluminum composite panels. Refer to architectural drawings.

5.10.2. DifferentiationAn identifiable break should be provided between a building’s retail floors (ground level and, in some cases, second and third floors) and upper floors. This break may consist of a change in material, change in fenestration, or similar means. Incorporate horizontal and vertical elements that match or complement surrounding features. Use cornice, banding and other treatments to create a transition between different storey heights.

The ground floor will be differentiated from the upper levels through the high proportion of glass. A feature wall and other projections will also highlight the line between convertible and residential units.

5.10.4. Functional Design ElementsConsider architectural features that add depth, texture, and scale as well as serving other project functions such as shading devices and windows that add rhythm and depth as well as contribute toward energy efficiency and/or savings.

The proposed architectural features, including wall articulation, materials, colours, and windows will add variation and depth to the proposed building and add rhythm to the streetscape.

5.10.5. Blank WallsAvoid large blank walls along visible façades wherever possible. Where expanses of blank walls, party walls, retaining walls, or garage facades are unavoidable, include design treatments that provide interest for pedestrians such as newsstands, green walls, landscaped areas, raised planters, wall patterns, trellises or public art.

The façades along Albert Street and Hickory Street West will be animated through the use of massing and articulation to create visual interest within the public realm. Large blank walls are not proposed.


5.10.6. Building MaterialsThe following building materials are preferred in the Northdale Study Area: architecturally finished block, stone, granite, metal and wood panels, brick, glass and spandrel glazing finishes. These elements will be approved through the site plan process and would help establish expectations for all buildings. The use of stucco as an exterior finish should be minimized especially at grade.

Building materials will be of high quality and will include brick, steel columns, glass and aluminum composite panels.

5.14 Shared Private Open Space: Details5.14.1. SeparationClearly delineate public spaces (parks and streets), from community spaces (shared open space, entries, courtyards), and private space (front yards. Provide low fences and gates between yards and common areas. Provide window boxes or shelves for planters outside windows on the first 1-3 storeys

Private entries will be defined by planting beds in the front yard of units facing onto Albert Street. Some units in the rear yard will be have patios with privacy fencing between units.

5.14.2. PlantingSelect and locate trees so that they admit winter sun but provide shelter from summer sun to both open spaces and buildings. Define all edges of planting areas with edging treatment or retaining walls. Design retaining walls so that they can also be used for casual seating.

Planting has been proposed as per the City of Waterloo preferred street tree and shrub species list. Plants have been selected based on site conditions, including shade, salt tolerance, size and form. Most of the selected species are native and drought tolerant. A row of shrub planting has been proposed in front of the unit patios to define edges.

5.14.3. FeaturesProvide environmental interest such as plants that attract butterflies or songbirds, fragrant flowers, plants that have seasonal changes, fountains, reflecting pools, and trees that make pleasing sounds in the breeze.

Plant species that attract songbirds, butterflies with fragrant flowers such as Bayberry have been proposed. Trees that have seasonal changes have been proposed including the Red Oak and Autumn Maple Ash.

5.14.6. SeatingProvide a variety of outdoor seating in all common spaces both shaded. Arrange some seating in conversation groups such as facing or perpendicular, or circular benches.

Sheltered seating has been proposed in the plaza at the main entrance.

5.15. Shared Private Open Space: Amenities5.15.1. LawnsLawns provide a low cost, resilient open space for a variety of recreational needs from picnics and sun tanning to more active uses such as ball games.

Sodded landscaped areas have been provided wherever possible. Landscaping in the front yard will be designed to enhance the streetscape.

5.16. Private Open Space: Balconies & Terraces5.16.1. Private AmenityProvide residential units with sufficient private amenity space, either as a terrace, balcony, or yard.

Most units will have access to private amenity spaces such as balconies and patios. All units will have access to the shared indoor amenity areas provided within the proposed development.




5.16.2. Privacy at GradeEnsure that public paths do not pass next to the windows of dwellings. Privacy screens should be higher for privacy closer to the building and lower for visibility closer to the street. Provide screening for private terraces, yards or where adjacencies are close. Provide vegetative or semi-private fencing or screens that allows for permeable openings for viewing such as slots or lattice.

Privacy will be maintained at grade as public sidewalks will not be proposed next to windows of dwellings. Screens will also be provided between unit patios. Planting beds and planters which comply with the principles of CPTED will be provided between public and private zones.

5.16.3. Active Street FrontageProjecting balconies should not be located on the first 2 storeys of the front façade. Between 3 - 6 storeys balconies are encouraged and should be recessed behind the street wall. Juliette balconies provide interaction with the street while maintaining a consistent street wall.

2nd storey balconies are as high as typical 3rd storey balconies due to the floor to floor height of 4.8-5.6 metres. Projecting balconies will be limited on the 2nd storey however will be provided from the 3rd to 6th storeys. Juliette balconies and terraces on upper levels are also provided.

5.16.4. Neighbourhood & ConvertibleStreet FrontageBalconies are encouraged for the first 2-6 storeys. Balconies in residential areas should be deep enough to allow for seating, small tables while allowing sufficient space for a person to pass.

Balconies will be provided from the 2nd to 6th floors and range in size from juliette balconies to larger balconies that can accommodate seating and clear pathways.

5.16.5. Size and AccessBalconies should be a minimum of 3.0m x 6.0m in dimension. Provide sliding glass doors leading directly into balconies from the dwelling. Consider designing built in benches on balconies. Balconies or other permanent building elements should not encroach into the public right of way.

Most balconies and terraces will be accessed through sliding glass doors, and range in size from 1.2 m x 2.4 m to 1.6 m x 8.2 m.

5.16.6. Privacy on BalconiesProvide recessed, rather than cantilevered balconies especially on the front of buildings, for privacy and protection. Provide solid or semi-solid screens between adjacent balconies to enhance privacy.

Privacy will be provided through a mix of screens and solid walls between balconies.

5.17. Arrangement Of Interior Uses5.17.1. Common Amenity SpacesNew developments should be designed to accommodate a mix of uses and programs that are adaptable to a variety of uses. Shared amenities could include movie rooms, meeting rooms, collective kitchens, dining rooms, laundry facilities, gyms or extended lobbies.

The common proposed amenity areas will serve as a multi-functional areas to be programmed by the condominium.

5.17.2. Location of Shared AmenitiesLocate the meeting room in a central visible location adjacent to high-traffic areas such as ground floor lobbies or major routes to shops - not the basement. Provide a washroom and at least minimal kitchen facilities.

The proposed amenity areas will be located on the ground floor and mezzanine level in close proximity to the lobby.


5.17.3. Views and ConnectionsLocate interior uses and activities to take advantage of views and physical connections to exterior spaces and uses, particularly activities along sidewalks, parks or other public spaces. Locate living rooms and or kitchens windows to permit good views and avoid direct views toward blank or monotonous facades.

Active uses such as amenities will be located towards the public street frontage to visually connect the public and private realms.

5.17.4. Architectural ExpressionShared interior spaces should be transparent and visible from the public realm. These important elements of the building should be expressed architecturally on the facade of the building.

Ground floor and mezzanine amenity areas will be visible from the street.

5.18. Access & Servicing5.18.1. DrivewaysMinimize the number and width of driveways and curb cuts, locating them so they are less visually dominant. Where feasible share the use of the driveway for loading, parking and for access to adjacent properties in order to reduce the extent of interruption along the streetscape. Driveways should be located as far from the nearest intersection as possible or a minimum of 30 metres from the centre of the driveway to the centre of the nearest side street.

The proposed development eliminates six driveways and replaces it with a single vehicular access to the loading and underground parking lot. The access is located towards the rear of the subject site as far from the nearest intersection as possible.

5.18.3. SafetyLimit conflict between pedestrians and vehicles using design techniques such as contrasting pavement to indicate vehicle entries or adding warning lights or other safety devices for vehicles exiting a garage and crossing a sidewalk.

Conflict has been mitigated between pedestrians and vehicles through the site design and location of the vehicular access away from high traffic areas.

5.18.5. Enclose Refuse and LoadingWhere feasible, enclose all utility equipment within buildings or screen them from view. These include utility boxes, garbage and recycling container storage, loading docks, ramps, and air conditioner compressors. Provide loading, garbage, and recycling areas within multi-unit residential and mixed use buildings. Landscape buffers should comply with SPRG (4.13.H).

The proposed loading area will be located behind the proposed building set back from Hickory Street West.

The hydro transformer will be located inside the building away from public view.

5.18.6. Integrate Hydro TransformersWaterloo North Hydro should consider allowing private transformers to be located within denser buildings to avoid having to accommodate them in the public realm. Due to the future density of the Northdale neighbourhood and the aspirations for an improved public realm, pad-mounted transformers are discouraged within the front and flankage yards if driveway access is feasible.

The hydro transformer will be located inside the building away from public view.




5.20. Parking5.20.1. Visitor On-street Parking alongResidential and Convertible FrontagesEncourage on-street parking on neighbourhood and convertible streets to provide pedestrian protection, promote passive surveillance of the street and provide additional temporary parking for shopping, deliveries and visitors.

The City does not allow parking on Albert Street. Minimal parking is available on the south side of Hickory Street West.

5.20.2. Parking LocationLocate parking below grade wherever possible. When below grade parking is not feasible abovegrade and surface parking structures should be behind buildings with development facing the street. This ensures the animation of adjacent street frontages.

Parking for the proposed development will be located below grade.

5.20.6. SafetyWhere the provision of parking is provided, include limited entry points, each with a gate accessible only to residents of the facility. Maximize casual surveillance by locating parking near streets or walkways and maximizing views into and through the facility. Ensure that parking areas are well-lit at all times.

Entry to the parking level is limited to one gate access.

5.20.7. Bicycle StorageProvide secure, enclosed bicycle storage within developments. Bicycle storage areas must be locked and easily accessible to residents. Visitors’ and customers’ bicycle racks must be clearly visible from a main entry, covered, served with night lighting, and protected from damage from nearby vehicles.

An indoor bike storage room and lockers will be provided. Outdoor bicycle racks have been provided close to the main entrance.

5.21. Site Planning5.21.2. Corner LotsCorner lots should conform to the frontage requirements of the ZBL on all adjacent streets. One driveway is permitted to allow access to the rear of the lot. The driveway should be located on the secondary street. Parking should be accommodated underground or entirely in the rear of the building. On deep lots buildings should turn the corner and front all streets. Flankage set backs (if any) should have landscape buffers as specified in the SPRG (4.13.H).

One driveway access will be provided towards the rear of the subject site located off of Hickory Street West. All parking will be located below grade.


3.0 DESIGN VISION & PROPOSED DEVELOPMENT

3.1 Design Vision & Principles

Given the context and applicable policies and guidelines outlined in previous sections, the following design objectives were used to develop the design vision for the proposed development:

• Introduce a more vibrant, higher density urban condition that is transit-oriented while remaining sensitive to the neighbourhood character;

• Encourage an enhanced and attractive streetscape along Albert Street and Hickory Street West through landscaping and consideration of the human-scale and natural surveillance;

• Encourage a building height that is sensitive to surrounding low rise dwellings and neighbours;

• Create a healthy and social environment through the provision of shared and private amenity spaces; and

• Improve access and connectivity of the proposed development to surrounding areas.

CA)

70 m²1 BR

57 m²STUDIO

70 m²1 BR

70 m²1 BR

57 m²STUDIO

70 m²1 BR

57 m²STUDIO

70 m²1 BR

57 m²STUDIO

70 m²1 BR

68 m²1 BR

71 m²1 BR

EXISTING CONCRETE SIDEWALK

A L B E R T S T R E E T

H I

C K

O R

Y

S T

R E

E T

W

E S

T

FH

EXISTING CONCRETE SIDEWALK

EXIT

SERVICEEXIT

ELEV

LIN

E O

F PA

RKI

NG

BEL

OW

65 m²1 BR

DAYLIGHT TRIANGLE 3 x 15 m

ON PROP LINE

79 m²2 BR

82 m²1 BR

63 m²1 BR

62 m²LOBBY

58 m²STUDIO

MEZZ: 24 m²94 m²

MEZZ: 19 m²77m²

PATIO PATIO PATIO

71 m²1 BR

93 m²2 BR

1172

2799

455

1120

00U

/G S

ETBA

CK

N28°19'20W15.24 13.72 13.72 15.24 30.44 15.24

N61

°40'

40"E

40.2

3

N28°15'50"W10.98 15.2419.4115.2413.7213.7215.24

N61

°40'

40"E

40.2

3

N28°20'50"W

TACTILE ATTENTION INDICATOR

LIN

E O

F BU

ILD

ING

ABO

VE

EXISTING CURB TO BE CLOSED± 4278





PROPOSED CURB CUT

± 3496

EXIS

TIN

G C

UR

B TO

BE

CLO

SED

± 73

07

HP

HPHP

STAINED CONCRETE ENTRANCE

PLAZA

MEZZ: 24 m²94 m²

MEZZ: 24 m²94 m²

MEZZ: 24 m²94 m²

CONCRETE WALKS AND PATIO AREAS

CONCRETE WALKS AND PATIO AREAS

MEZZ: 24 m²95 m²STEPPED

CONCRETE SEATING

LINE OF PARKING BELOW

TRANSFORMER ROOM

48 m²GARBAGE

PATIOELEV (2)

CONCRETE SIDEWALK

RAMP DOWN

U/G PARKING

BELL

LINE OF BUILDING ABOVE (2ND FLOOR)

LINE OF BLDG ABOVE

103 m²AMENITY

RO

AD W

IDEN

ING

+/- 2

345

RO

AD W

IDEN

ING

+/- 2

370

MAILCONCRETE STEPS

PLANTING BED

FIRE DEPT. CONNECTION

6500

BALC

ON

Y SE

TBAC

K

1

.A1.2

NEW PROPERTY LINECONCRETE/METAL BENCH

VEST.

EXIST MH

MEZZ: 24 m²95 m²

HALF WALL

P

TEMPORARYPARKINGSTAMPED

CONCRETE AREA

TRELLIS ABOVE

SETB

ACK

6239

LINE OF BLDG ABOVE

LANDSCAPE AREA

FACADE LENGTH94234

FAC

A DE

LEN

GTH

1884

8

SETBACK4648

BIKES (4)

BALC

ON

Y SE

TBAC

K65

00

HYD

RO

EAS

E .30

00

CONC. PLANTER WALL

BARRIER-FREEPRINCIPAL ENTRANCE

GAS

MET

ER

7500

BUIL

DIN

G S

ETBA

CK

5300

6000

LOBBY

5%

MEZZ: 24 m²94 m²

MEZZ: 24 m²94 m²

MEZZ: 22 m²87 m²

MEZZ: 25 m²99m²

MEZZ: 23 m²91m²

MEZZ: 32 m²125m²

MEZZ: 20 m²83m² MEZZ: 24 m²

103m²

74 m²1 BR

P

SETB

ACK

5740

PATIO PATIO PATIO PATIO PATIO

LANDSCAPE AREALANDSCAPE AREA LANDSCAPE AREA

DR

IVEW

AY61

00 TYPE A LOADING SPACE3.0M X 7.0M

SETBACK1800

1100

SETB

ACK

SETB

ACK

4220

LANDSCAPE AREA

EXTENT OFMEZZANINE

ABOVE

OPEN TO ABOVE

CONCRETE WALKCONCRETE WALK

SETB

ACK

5740

SETBACK3000

MEZZ: 26 m²108m²

>5m SETBACK11495 8820

>5m SETBACK6480 3881




>5m SETBACK5911 22258

LINE OF BUILDING ABOVE (3RD FLOOR)

OPEN TO ABOVE

58 m²STUDIO

57 m²STUDIO

57 m²STUDIO

57 m²STUDIO

43 m²1 BR

MEZZ: 19 m²76m²

MEZZ: 19 m²76m²

MEZZ: 19 m²76m²

MEZZ: 19 m²76m²

MEZZ: 19 m²76m²

MEZZ: 19 m²76m²

MEZZ: 19 m²76m²

MEZZ: 19 m²77m²

POTENTIALSNOW STORAGE

LOCATION

CONC. RETAINING WALL

GUARD

5%

PATIO PATIO

STAMPED CONCRETE

AREA

MEZZ: 13.5m2

EXTENT OFMEZZANINE ABOVE

SETB

ACK

3279

DETAILS OF DEVELOPMENTDATA

GROSS LOT AREA (m²)

NET LOT AREA (m²)AREA OF ROW (m²)

ZONING

PROVIDEDREQUIRED

SETBACKSFY (m)RY (m)S. SY (m)FL. SY (m)

1.07.53.01.0

BUILDING HEIGHT (m)NUMBER OF STOREYSMIN. FRONTAGE (m)

MIN. GROUND FLOOR HEIGHT (m)

NUMBER OF UNITS

LANDSCAPE AREA (m²)

NUMBER OF BEDROOMSBEDROOMS/ha

LANDSCAPE AREA (%)

NO. OF ENTRANCESALBERT STHICKORY ST

4.5

72

5.2-5.6

1194

142

PARKING REQUIRED[0.2 SPACE / BED]VISITOR PARKING[0.05 SPACE / BED]

AMENITY SPACE3m2 / FIRST BED + 2m2 / ADD. BEDS[30% COMMON AREA]

TOTAL PARKING

BIKE PARKING (0.25 / BR)TYPE A (VERTICAL)

NO. OF BARRIER FREE SPACES1 TYPE 'A' AND 2 TYPE 'B'

GARBAGE ENCLOSURE

PARKING 'EV READY'[80% OF REQ. PARKING]

12 12

555m2+76m2=631m2

[30% = 189m2]

57

192m2 COMMON +540m2 (PRIVATE) = 732m2

7846 46

LOADING SPACE 1 x TYPE A 1 x TYPE A

U/GSETBACKS

FY (m)RY (m)S. SY (m)FL. SY (m)

1.000

1.0

1.02.03.01.8

GROSS FLOOR AREA (m²)BUILDING COVERAGE (m²) 2548

14,629

APPROX. 3926.3

4171.7APPROX. 245.4

RN-6

1.1 - 6.27.53.01.8

20.0

21.56

-98250

1178

30

103.6

21.46

185223568

30

45 67

56

3

56 + 4OUTSIDE

3

INTERIOR

Name of Practice:

MASRI O Inc. ARCHITECTS609 KUMPF DRIVE SUITE 101WATERLOO, ONT.N2V 1K8

Item Ontario's 2012 Building CodeData Matrix Part 3

BC ReferenceReferences are to Division B unless noted[A] for Division A or [C] for Division C

Project Description: Part 3

1.1.2. [A]

NewAdditionAlteration

Name of Project:PROPOSED 6 STOREY 189 UNIT APARTMENT BUILDING

Change of Use

Major Occupancy(s) Group C 3.1.2.1.(1)1.4.1.2. [A]

1.4.1.2. [A]

1.4.1.2.[A] & 3.2.1.1.3.2.2.10. & 3.2.5.3.2.2.43.

3.2.2.43.3.2.1.5.3.2.2.17.

INDEX

3.2.9.

3.2.4.

3.2.5.7.3.2.6.

3.2.2.20.-.83

1

23

4

5

6

7

8

910

11

12

13

Building Area (m²)

Gross Area

Number of Storeys

Number of Streets/Fire Fighter Access

Building Classification Group C

Sprinkler System Proposed

Standpipe requiredFire Alarm required

Water Service /Supply is Adequate

High Building

Construction Restrictions

Actual Construction

Existing

Existing

Above grade

1

New

New

2462 m²

14,385 m²

Total

Total

2462 m²

14,385 m²

6 Below grade 1

entire buildingselected compartmentsselected floor areas

basement in lieu of roof ratingnot required

Location:262-280 Albert StreetWATERLOO, ONT.

YES NO

YES NO

YES NO

YES NO

CombustiblepermittedCombustible

Non-combustiblerequiredNon-combustible Both

14 Importance Category Low Med High Post-disaster 4.1.2.1.(3)5.2.2.1.(2)

Site Class (A,B,C,D,E from Geotechnical Report) --Earthquake importance factor (Ie) --Acceleration based coefficient (Fa) --5% Spectral Response Acceleration Sa (0.2) --

Seismic Hazard Index --IeFaSa(0.2) =

Design for Seismic Required for Categories 6 to 2.1. Table 4.1.1.18. (Equal or Above 0.35?) (Yes or No)

No

4.1.8.4.

T4.1.8.5.

T.4.1.8.4.B

4.1.8.4.(1) & SB-1, T.1.2.4.1.8.18.(1)

4.1.8.18.(2)

Part 9

1.1.2. [A]& 9.10.1.3.

9.10.2.1.4.1.2. [A]

1.4.1.2. [A]

1.4.1.2.[A]& 9.10.4.9.10.20.9.10.2.

9.10.8.2.

N/A

9.10.18.

N/AN/A

9.10.6.

INDEX

9.4.1.1., 4.1.2.1.(3) 5.2.2.1.(2)4.1.8.4.

T4.1.8.5.

T.4.1.8.4.B

4.1.8.4.(1) & SB-1, T.1.2.4.1.8.18.(1)

4.1.8.18.(2), 9.20.1.2., 9.31.6.2.(3)

19 RequiredFire

Resistance

Rating

(FRR)

Horizontal AssembliesFRR (Hours)

Floors 1 hour

Listed Design No.or Description (SG-2)

Roof 0 hoursMezzanine 1 hour

FRR of SupportingMembers

--

Listed Design No. Or Description(SG-2)

Floors 1 hour

Roof 1 hourMezzanine 1 hour

3.2.2.43. &

3.2.3.20 Spatial Separation - Construction of Exterior Walls

Wall

North

South

East

West

Area ofEBF (m²)

L.D.(m)

L/Hor

H/L

PermittedMax. % ofOpenings

Proposed %of Openings

FRR(Hours)

ListedDesign or

Description

CombConst.

Comb. Constr.Nonc.

Cladding

Non-comb.Constr.

600m²

600m²

2086m²

2086m²

10.0m

3.3m

7.5m

11.0m

100%

22%

66%

100%

<100%

20%

<100%

42%

-

-

NO

BC ReferencePart 3

OccupantLoad

BC TableNumber

FixturesRequired

FixturesProvided

Plumbing Fixture Requirements (Amenity Areas)21

93 3.7.4.6 3 3

3.2.1.4.

Male/Female Count @ 50 %/ __50__%, except as noted otherwise

9.10.8.9.10.9.

9.10.14.

3.2.1.1.(3)-(8)

3.1.17.

3.8.

3.3.1.2. &3.3.1.19.

15

16

17

18

Mezzanine(s) Area m²

Occupant load based on1st Floor

2nd-3rd Floor4th-5th Floor

6th Floor

Barrier-free Design

Hazardous Substances

291 [OPEN MEZZANINE]

m²/person design of buildingOccupancy C Load 64 persons

Occupancy C Load 70 persons (x2)Occupancy C Load 76 persons (x2)

Occupancy C Load 72 persons

Total 486 persons

Yes No (Explain)

Yes No

9.10.4.1.

9.9.1.3.

9.5.2.

9.10.1.3.(4)

3.1.17.1.1(b)

3.1.17.

1st Floor (Amenity) Load 93 persons

1st Floor: Occupancy ___69____

Mezzanine: Occupancy ____24____

22 Other (describe)

-

-

NO

NO

NO

--

--

--

--

--

PART OF LOT 20, REGISTERED PLAN PARTS 1, 2, 3, 4, 5 and 6. (MUNICIPAL COMPILED PLAN OF SUBDIVISION LOT 13 GERMAN COMPANY TRACT).LEGAL INFORMATION PROVIDED BY WSP GEOMATICS ONTARIO LIMITED DATED OCTOBER 4, 2018.

LEGAL DESCRIPTION:

SITE PLAN LEGEND AND NOTES

ENTRANCE

EXIT

FIRE HYDRANT

FENCE

SIAMESE CONNECTION

HYDRO POLE

PLANTER

FH

HP

NOTE: REFER TO WIND OPINION FOR ADDITIONAL INFORMATION REFERENCE NUMBER 241.19229.00000 -DATED OCTOBER 22, 2019 BY SLR CONSULTING LTD.

P

SITE

KEY PLAN

SITE PLAN NOTES

1. WITH THE EXCEPTION OF THE BEDROOMS REFERENCED WITHIN THE SITE DATA CHART OF THE APPROVED SITE PLAN, NO FLOOR AREA IN THE RESIDENTIAL UNIT SHALL BE USED AS A BEDROOM OR CONVERTED TO A BEDROOM WITHOUT THE WRITTEN CONSENT OF THE CITY OF WATERLOO.2. THE PROPERTY OWNER IS RESPONSIBLE FOR RIGHT-OF-WAY REPLACEMENT OR REPAIR COSTS TO CITY STANDARDS. 3. ALL SITE LIGHTING SHALL NOT RESULT IN ANY GLARE OR SPILL OVER TO SURROUNDING PROPERTIES OR PUBLIC VIEW. 4. ALL ROOFTOP MECHANICAL EQUIPMENT SHALL BE FULLY SCREENED FROM PUBLIC VIEW AND SURROUNDING RESIDENTIAL PROPERTIES.5. ALL SNOW STORAGE SHALL BE STORED ON SITE. SURPLUS SNOW STORAGE SHALL BE REMOVED OFF SITE AT OWNER'S EXPENSE BY PRIVATE REMOVAL SERVICE.

FLOOR

GROUND (W/ MEZZ)

STUDIO 1 BED 2 BED1 BED+ DEN

0

BUILDING STATISTICS

UNITSPER

FLOOR

25

BEDSPER

FLOOR

27

BASEMENT

9 14 2

2ND

3RD

4TH

5TH

6TH

6 8 7

6 8

5

5

19

22

0 8

0 5

32

32

32

32

32

39

40

40

40

37

11

4 13

TOTALS 33 98 14 38 185 22353% 8% 21%

GFA

GROSS(m2)

PARKING

79 3050

2371

2416

2356

2278

79

2356

18%

4 19 0 8

2195 + 657= 2852

17,67914,629

DATE:NO.: ISSUED:

REVISIONS:

DATE:

SCALE:

DRAWN:

STATUS:

JOB NO.:

DRAWING NO.:

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND REPORT ALL ERRORS AND DISCREPANCIES TO THE CONSULTANT.

THESE DOCUMENTS ARE COPYRIGHTED INSTRUMENTS OF SERVICE AND PROPERTY OF THE ARCHITECT.

ANY ALTERATION, DUPLICATION OR COPYING WITHOUT THE CONSENT OF THE ARCHITECT IS PROHIBITED.

DO NOT SCALE THESE DRAWINGS.

DRAWING TITLE:

PROJECT:

MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.ca

As indicated

.A1.1NR

2020.03.06

SITE PLAN

1821

SPA

2616359 Ontario Ltd.

APARTMENT BUILDING262-280 ALBERT STREET

WATERLOO, ON

SCALE: 1 : 150.A1.1SITE PLAN1

1 2019.04.12 SITE PLAN APPLICATION

2 2019.06.05 REISSUED SPA PRE-CONSULTATION

3 2019.11.06 FULL SITE PLAN

4 2020.01.08 SITE PLAN RE-SUBMISSION

5 2020.02.25 SPA

6 2020.03.xx SPA




Figure 7: Site Plan of the Proposed Development

Vehicular access into the proposed development is limited to a single access off of Hickory Street West to the northeast corner of the subject site. A total of 79 parking spaces will be provided and will be located below grade. A minimum of 56 bicycle parking spaces will also be provided through an indoor bike storage room and lockers, as well as 4 outdoor bicycle racks by the main entrance.

3.2 Proposed Development

The proposed development involves the demolition of 6 existing single-detached residential dwellings and the redevelopment of the site to a six-storey residential building with a total of 185 units (Fig. 3). The ground floor fronts onto Hickory Street West and Albert Street and will be at a minimum height of 4.5 metres, allowing for convertible frontages. The ground flooor units along Albert Street will have direct access to the street. The proposed building has been designed with a notch on the ground floor level at the intersection of Albert Street and Hickory Street West to create a social gathering place and prominent main entrance.

Site Plan prepared by MASRI O Inc. ArchitectsN

MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.caBIRD'S EYE VIEW



4.0 DEVELOPMENT DESIGN CONSIDERATIONS

4.1 Built Form and Site Relationship

By locating the mass of the building towards Albert Street and Hickory Street West, the proposed building will define the street edges and architecturally anchor the corner through built form. This will improve the street edges and the level of comfort within the public realm. In addition, the proposed setbacks and step backs will assist in transitioning to adjacent properties.

The placement of the parking below grade removes it from view from the public realm further improving the pedestrian experience. The location of the vehicular access towards the rear of the subject site will minimize conflict between pedestrians and vehicular traffic, improving safety.

4.2 Massing & Architectural Design

The architecture proposed for the multi-unit residential building will be of contemporary design that includes masonry cladding material and coloured aluminum panels that are compatible with surrounding buildings. The combination of these architectural elements along with building articulation, the siting of the building closer to the street frontages, and locating the main entry at the corner, will all address the intersection and provide a strong visual anchor at Hickory Street West and Albert Street.

The central portion of the building will be shifted towards the rear yard to visually break up the building and reinforce the appearance of three distinct buildings. In addition, the varying architectural articulations used on the building façades that are visible from the street, create added visual interest along the street wall and further break up the massing along the street edge. Transparent glazing is maximized at ground level, activating the street frontage at-grade. The proposed building is composed of high quality materials and colours that are compatible with the surrounding neighbourhood.

MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.caBIRD'S EYE VIEW



U R B A N D E S I G N B R I E F262-280 Albert Street, City of Waterloo


Render of Proposed Development from Aerial View




3D model prepared by MASRI O Inc. Architects

Conceptual 3D Model

Alcove entrances relate to pedestrian scale with added depth

Variety of overhangs providing pedestrian shelter

Entire recessed facade using glass and spandrel glassmaterial

Transparent glazing at ground level for added visual interest and to break up the facade

Projected balconies to further articulate the facade.

An open urban landscape created through the articulated building corner, will provide shelter and seating areas for residents and passersby to gather.

Added projections for visual interest and articulation of the facade.




MASRI O Inc. ARCHITECTS101-609 KUMPF DRIVEWATERLOO, ON, N2V 1K8PH. 519.579.0072www.MasriO.caVIEW LOOKING NORTHEAST


4.3 Character

The Northdale neighbourhood is a neighbourhood in transition from low-density single-detached dwellings to higher density multi-unit dwellings to support the transit station area. Currently, the neighbourhood is generally characterized by a mix of post-war single detached housing, and recently constructed townhouses, mid-rise and high-rise multi dwelling units.

The proposed development is of contemporary design and will present a more vibrant higher density urban condition to the area. Through the use of architectural articulation, colours and materials, the proposed building will be well integrated and compatible with surrounding existing and proposed dwellings.

Northdale is becoming a vibrant, mixed-use community with proximity to jobs, schools and amenities. As housing becomes more dense centrally within the growing city, more varied demographics are becoming interested in condominium style living. This proposal is desirable due to its high quality design and materials, varied unit types and sizes including lofts, studios and one to two bedroom units, and amenity spaces available to residents.



Render of Proposed Development along Albert Street Looking Northeast



Render of Proposed Development at Corner

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4.4 Pedestrian Circulation

The main entrance into the proposed building will be located at the northwest corner of the subject site relating to the intersection of Albert Street and Hickory Street West and connecting directly with the public sidewalk. The units on the ground floor fronting onto Albert Street will each have paired accesses directly from the public sidewalk as these units are convertible frontages that can convert from residential to retail or commercial uses in the future.

4.5 Bicycle Circulation & Storage

Bike lanes are provided along Columbia Street and University Avenue within 400 m from the subject site which can be accessed from Albert Street. An indoor bike storage room and lockers will be provided. Outdoor bicycle racks will be provided close to the main entrance.

4.6 Vehicles, Servicing & Parking

Loading and vehicular access into the proposed development will be limited to one entrance at the northeast corner of the subject site to limit conflict between pedestrians and vehicles. All parking proposed will be located below grade to further remove the presence of vehicles from the public realm.

Figure 8: Circulation Diagram

Vehicular Circulation

Pedestrian Circulation

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4.6 Amenity Spaces

The proposed development will include indoor amenity spaces located on the ground floor and mezzanine level. They are placed in close proximity to the lobby, a high-traffic area, to encourage community integration and social gathering. These areas will function as multi-use common areas that can be programmed for different events/functions (see Figure 9).

4.7 Public Realm and Streetscape

The units proposed on the ground level along Albert Street will be designed to a height of 4.5 metres to accommodate convertible units allowing residential uses to be converted to commercial, retail or institutional uses in the future. Each unit will have direct access to the public sidewalk and is designed with a high level of transparency and glazing to activate the street frontage and promote natural surveillance. Privacy is achieved through setback from the public sidewalk and planting which does not obstruct views of the streetscape.

An open urban landscape is created with the articulated building corner, which addresses the intersection at Albert Street and Hickory Street West. This plaza provides shelter and seating areas for residents and visitors to gather.

Active uses such as the indoor amenity areas are located towards the street frontage to further animate and connect the public and private realms. The main entrance to the proposed building will be located at the northwest corner and recessed to provide for an informal social gathering space that is protected from the elements.

Figure 9: Indoor Amenity Spaces

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Mezzanine Level

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Amenity Space


5.0 CONCLUSIONS

The proposed development of a six-storey multi-unit residential building has met the design objectives and principles envisioned for the subject site located at 262-280 Albert Street. The proposed development will present a vibrant higher density urban condition to the area while remaining sensitive to the character of the neighbourhood through high quality architectural design and articulation. The proposed development will be oriented towards the street to enhance the attractiveness of the streetscape and promote natural surveillance. Through the use of stepbacks, materials, and other design features, the appearance of three separate buildings is reinforced along the Albert Street facade. It will also be a transit-oriented and barrier free development with considerations of safety related to site circulation and loading. Parking will be located below grade to reduce the visual and environmental impact of surface parking. Units on the ground floor along Albert Street will have paired entrances to enhance visibility and transparency and have the option for future commercial use. Shared and private amenity areas will also be provided to promote a healthy social environment for residents and visitors. For these reasons, this brief is in support of the proposed development.

urban design brief - waterloo

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