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HomeMy WebLinkAboutCSD-14-102 - Addendum to CSD-14-091 - Official Plan Amendment Zone Change - 100 Victoria Street South REPORT TO: Council DATE OF MEETING: September 15, 2014 SUBMITTED BY: Alain Pinard, Director of Planning 519-741-2200 ext. 7319 PREPARED BY: Juliane vonWesterholt, Senior Planner 519-741-2200 ext. 7157 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: September 11, 2014 REPORT NO.: CSD-14-102 SUBJECT: ADDENDUM TO REPORT CSD-14-091 OFFICIAL PLAN AMENDMENT OPA14/06/V/JVW ZONE CHANGE APPLICATION ZC14/06/V/JVW 98, 100, 100 ½, 110 VICTORIA STREET SOUTH and 55 BRAMM STREET 2373074 MOMENTUM DEVELOPMENTS EXECUTIVE SUMMARY: At the Planning and Strategic Initiatives (PSI) Committee meeting on September 8, 2014, Report CSD-14-091 regarding the above-noted applications was referred to Council pending more information. In follow-up to that direction, this report provides information on best practices regarding the distance separation between highrise towers, and a review of the impacts of the Momentum proposal on the development potential of the adjacent Arthur Street properties. consulting team, O. and N. Allerton, and consultant R. Pennycooke. In response, the applicant has redesigned their development and revised their applications so a the adjacent Arthur Street properties and the closest tower. Staff is recommending approval of the revised applications which are further explained in the body of RECOMMENDATION: A. That Official Plan Amendment Application OP14/06/V/JVW for 98, 100, 100 ½ , 110 Victoria Street South and 55 Bramm Street requesting to add Special Policy 55 to permit a high rise residential development with ground floor commercial uses that is subject to the site-specific provisions on the subject lands illustrated as the be adopted, in the form shown in the Official Plan Amendment attached to Report CSD-14-102 forwarded to the Region of Waterloo for approval; and B. That Council request that the Regional Municipality of Waterloo amend Section 15.D.2 of the New Official Plan (adopted June 2014) to add a new Site Specific and add a new Site Specific Special Policy to the lands to permit a mixed use -102 and C. That Zone Change Application ZC14/06/V/JVW for 98, 100, 100 ½ , 110 Victoria Street South and 55 Bramm Street for the purpose of changing the zoning from Warehouse District Zone (D-6) toWarehouse District Zone (D-6) with Special Use Provision 439U, Special Regulations 656R,657R,658R,659R,660R and Holding Provision 72H and 73H be approved - dated September15th, 2014 attached to Report CSD-14-102 and further D. That the Urban Design Brief for 98, 100, 100 ½ , 110 Victoria Street South and 65 Bramm Street, dated September 2014 and attached to Report CSD-14-102 as Abe adopted. REPORT: Best Practices for Separation of Towers At the PSIC meeting Lakeshore Group, represented by Mr. Pennycooke, presented information which indicates that appropriate separation between towers shoul planning approvals. This is a new issue to the City of KitchenerPlanning staff agrees that appropriate separation between towers is a good planning principle. However, the City of Kitchener does not yet have any guidelines or policies to provid scenario has not yet presented itself in this community. Staff has conducted a review of the practices of various municipalities that have guiding documents for the separation of towers, including those that are of Kitchener. Staff focused on municipalities outside of the Greater Toronto Area (GTA) that, like Kitchener, do not have an abundance of towers adjacent to other municipalities reviewed included Ottawa-Centreville, Barrie and Victoria. The preliminary research revealed that there are a number of approaches and a variety of best practices used by other municipalities, ranging from 24 metres s Lakeshore Group to 5.5- guidelines. In Barrie, the tower separation issue is reviewed on a site by site basis, recognizing that each site has its own limitations and/or opportunities for should be noted that the Toronto best practices example cited by concluded that 80% of the buildings in Toronto fail to meet the 12.5 met setback distance is often too great to meet. It is also noted that where no high-rise building currently exists, the most common approach taken by other municipalities is to share the separation distance between properties. Staff supports this approach as it would appear to be the most equitable. Although more research and analysis is required in order to deve staff is of the opinion that a minimum separation of 12 metres is follow on an interim basis where there is no current development proposal on the adjacent lands. This guideline would be similar to the approach taken in the City of Victoria, which like Kitchener, is a smaller city. Staff also sees merit in the approach from the Ottawa-Centreville guidelines which allows for a maximum of 25 per cent tower overl proposed by Lakeshore Group with two adjacent towers lining the street side by side would not be an acceptable or desirable scenario to planning staff. Staff offset each other as is encouraged by the maximum 25 per cent ov Staff will investigate this issue further with the objective of establishing an interim guideline for The revised Momentum Proposal The Momentum Developments team has worked co-operatively with City staff to address the issues raised at the last PSI Committee meeting. Momentum redesigned their development and is now proposing a tower setback that would range from 6.0 to 7.6 metres from the Arthur Street property lines, thereby providing a total distance separation of 12 to 15.2 metres from a potential future tower on Arthur Street. City staff concur that this is an appropriate se the absence of City guidelines for tower separation. The original tower was setback 1.1 metres from the closest property line at 92 and 94 Arthur Place. The redesign includes other changes. The amount of commercial floor space ha and the number of residential units has increased from 276 to 306 units. The front tower increased in height from 13 to 14 storeys and the rear tower closest to the Bramm Street lands, from 16 to 18 storeys. Including the podium the new height is 17 and 21 storeys respect This will slightly increase the floor space ratio (FSR) from 8.0to 8.2 and will increase the height from 62 metres to 69 metres. Momentum Developments has requested that the applications be revised in accordance with the redesign. As such, staff has prepared revised Official Plan Amendments for , and a revised amending Zoning By-law attached as , consideration. A meeting was held on Allertons and Mr. Pennycooke. Mr. Pennycooke participated via phone conference. The redesign was presented at the meeting which also included a general discussion on the issue of highrise tower separation and future development options on the Arthur Street properties. At the conclusion of the meeting, the Allertons and Mr. Pennycooke commented that the revised setback is insufficient and maintain that the separation distances should be 25 to 30 metres as in the best practices of some GTA municipalities. Staff informed the Allertons and Mr. Pennycooke that it would be supporting the revised applications. There was a and all parties were respectful. In the end the sides simply a City Planning staff accept the explanations provided that changes to the tower stepbacks necessitated other changes in order for all building components to function properly, and for the project to remain viable. City Planning staff are of the opinion that the redesign provides an appropriate distance separation and that a minimum distance separation of 12 metres to 15.2 metres is a reasonable practice for . On the whole, the revised proposal is even better than the original and Planning Staff recommends approval of the revised applications. Development Potential Considerations in Planning Act Review Planning staff are confident that both the original Momentum pro not impede future development on the Arthur Street properties. A broad range of redevelopment options are possible, especially if all or most of the properties are assembled. An even broader range of options may be possible, including the development of a Urban Design Brief and Heritage Impact Assessment that addresses impacts relative to 72 Victoria , staff modelled several theoretical options in order to confirm our conclusions. One of the concepts, that provides a tower in accordance with the E. Members of Council may also recall that the Momentum consulting team presented several development properties at the last PSI Committee meeting. COMMUNITY ENGAGEMENT: CONSULT In addition to the Neighbourhood Information Meeting on June 17, 2014 and the Planning and Strategic Initiatives Committee on September 8, 2014, Planning staff met with the Allertons, their planning consultant, and the project team to further discuss the proposed application at an informal meeting on September 11, 2014. A summary of that discussion is outlined above. CONCLUSION: Planning staff supports the revised application prepared by Momentum and is of the opinion that the revised design improves the interface between the subject lands Arthur Place without inhibiting development potential that curreproposed amended regulatory and policy framework will permit residential intensification that is compat appropriate for the subject property. The residential intensification of the site is consistent wit Provincial Policy Statement, Growth Plan for the Greater Golden nd the Regional Official Policies Plan REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services) Attachments: Official Plan Amendment to newly adopted Official Plan Proposed Zoning By-law and Map 1 Urban Design Brief Concept showing proposed tower separation of 12m Summary of Best Practices Table AMENDMENT NO. 109 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm Street AMENDMENT NO. 109 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER 98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm Street INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT A AMENDMENT TO MAP 8 SPECIAL POLICY AREAS APPENDICES APPENDIX 1 Agency, Department and Neighbourhood Comments th APPENDIX 2 Notice of the September 8, Public Meeting of Planning and Strategic Initiatives Committee th APPENDIX 3 Minutes of the September 8, Public Meeting of Planning and Strategic Initiatives Committee th APPENDIX 4 Minutes of Council September 15, 2014. AMENDMENT NO. 109 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. 109 to the Official Plan of the City . SECTION 2 PURPOSE OF THE AMENDMENT The purpose of this amendment is to re-designate the subject lands from Warehouse District to Warehouse District with a Special Policy. Site specific policies on the maximum Floor Space Ratio, addition of residential use and a full range of retail to the permitted uses for the subject lands will be incorporated as well as special policies for bonusing. Mapping changes to Map 8 - Special Policy Areas will be required. SECTION 3 BASIS OF THE AMENDMENT The subject lands are located at 98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm Street are currently designated Warehouse District within the Downtown Land Use Districts of the Official Plan. Lands within this district are designated to reflect the former industrial character of this area within our downtown. Ne area encourages the reuse and/ or conversion of industrial buildings for commercial and residential uses as well as for new incubator industries. All ne intended to compliment the design and location of the existing ls within the area. The range of uses within the Warehouse District are limited to the reuse of existing buildings for uses such as warehouse outlets, flea markets, boutiques, studios, theatres and restaurants. Office and commercial entertainment uses are al complement of retail uses is limited only to the lots that have direct frontage onto King Street and would not apply to these lands. Therefore, the applicant requested to include a full range of retail uses to be permitted for the subject land. Residential uses are only permitted within existing buildings subject to environmental clearances from the Ministry of the Environment. The subject lands are also located within 800 metres of the futu-modal Transit Hub Station and are designated as Innovation District as part of an Urban Growth Centre within a Major Transit Station Area in the newly adopted Plan. Lands within the Urban Growth Centre (Downtown) are intended to be the primary focus area for intensification within the City. As this area is t for intensification, the development in this area will be transit su major transit infrastructure, serve as a high density major empl attract significant employment uses, accommodate a large share of the C and employment growth and provide services and amenities to attr growth. The New Official Plan gives direction to plan the downto commercial viability and for all proposed uses to have regard for and not compromise the planned function of the Urban Growth Centre (Downtown). The vision of the Urban Growth Centre (Downtown) in the newly adopted Official Plan (June 2014) is a future where the continued success of the Downtown will dep heavily on increased residential growth, new employment in the Innovation District, h quality urban design and the provision of a fully integrated tra The applicant has proposed a mixed use development comprised of 306 residential units, up to 1000 square metres of retail uses including restaurant on the ground floo and 3300 square metres of office space distributed over the second and th the podium portion of the proposed 2 towers. An Official Plan Amendment is req allow the full range of retail uses and residential uses proposed within the Warehouse District and to allow for an increase in floor space ratio to a maximum of 8.2 using bonusing through a Section 37 Agreement, as well as site specific policies for the increase. The bonusing provisions of the Official Plan will be modified to ref direction with respect to bonusing for increased Floor Space Rat provision of community amenities as prescribed in the New Offici th adopted on June 30, 2014, but has not been finally approved by the Region. The maximum FSR, maximum height and massing of the building, as well as the range in permitted uses will be regulated in the site specific amendin-law. In addition, Holding Provision Regulations will be placed in the amending by-law to ensure that the necessary Record of Site Condition as well as the noise stationary and traffic noise have been completed to satisfaction of the Ministry of Environment or the Region of Waterloo through delegated approval The uses proposed, as well as the intensity of the uses is appropriate for the area newly adopted Official Plan gives direction on development of la Growth Centre or Downtown and this development is consistent with in the Official Plan. Also these lands are within 800 metres of area and the intensification of this area is intended to support the rapid transit infrastructure being developed in our downtown. The proposal conforms to the Places to Grow Act, the Provincial Policy Statement as well as the Regional Official Plan, as it promotes walkability and transit usage, maximizes the use of existing and new infrastructure, and assists in development of this area as a compact and complete community through the broad range of uses. The proposed development implements the redevelopment vision for the prescribed in both our current and newly adopted New Official Plan and is therefore good planning. SECTION 4 THE AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follows: a) That Part 3 - Section 12 is amended to add new Special Policy 55 as follows: 98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm 55. Street Notwithstanding Part 2, Section 9.3 iii) and Part 3, Section 8.6 Warehouse District on lands municipally known as 98, 100, 100 ½ , 110 Victoria Street South and 55 Bramm Street the following policies shall also apply: The vision for this site is to redevelop the site with a mixed u development that includes residential units, with ground floor retail including restaurant and office uses on the second and third flo the podium portion of the building as well as parking reductions supported by Transportation Demand Measures (TDM) to be implemented on site. Through Site Plan Control, the City will implement architectural urban design measures to ensure the development complements and contributes to the existing building environment. The City review and approve the site development based on the Council BriefSeptember, 2014, and any other relevant design studies and guidelines. Urban Design i) urban design for all new development. Site development will include a high standard of site amenities and features, including interconnected pedestrian linkages, integrated transit, cycling, pedestrian and vehicular facilities and high quality public amenity areas both internal and external to buildings. Public amenity areas must be visible and accessible to the general public and are expected to include permanent furnishings (such as benches, tables) for resting/waiting transit users and pedestrians, enhanced landscaping features (such as trees, shrubs) to provide relief to the built environment and cultural features (such as sculptures, water features, murals, monuments or other public art) for public appreciation and to create an identity. a) All development or redevelopment will have regard for the contribution to the public realm through the design of public, semi-public and private spaces and buildings. b) The City may require new buildings to be set back from the street line to accommodate continuous landscaped promenades for sitting and walking. The City will encourage the enhancement of streetscapes within this by encouraging the maximizing of street trees and the incorporation of decorative landscaping and public art. Permitted uses ii) The full range of retail uses will also be permitted subject to size and locational requirements to be regulated in the Zoning by-law. Retail uses will be permitted on the ground floor of the street frontage along Victoria Street. iii) Residential uses. Holding Provisions iv) Two holding provisions will be applied through the zoning by-law and will not be lifted until such time as the a record of site condition has been acknowledged by the Ministry of the Environment or its delegate advising that the Ministry or its delegate is satisfied with development; and, until a Noise Assessment of stationary, railway and traffic noise has been completed to the satisfaction of the Region of Waterloo. Parking v) The City will establish a site-specific off-street parking and loading schedule for the site. These site-specific parking and loading rates may be further refined through the Zoning By- law, which may establish maximum parking standards or shared parking rates. Transportation vi) Where new parking spaces are proposed to be developed in combination with all new development or redevelopment, the City will: a) consider parking space reductions where warranted where such new development or redevelopment will enhance and contribute to the planned function of the Downtown; i. encourage owners/applicants to utilize Transportation Demand Management (TDM) measures; ii. encourage parking structures that are integrated with other uses as the desired form of parking; iii. encourage required off-street parking to be located away from and/or screened from the view of the public realm; and, iv. discourage the creation of new surface parking lots and commercial parking facilities. Height vii) No building will exceed 21 storeys or 69 metres in height, whichever is greater at the highest grade elevation; Floor Space Ratio viii) The maximum Floor Space Ratio shall be 8.2. A maximum Floor Space Ratio of 5.0 is permitted for the subject lands on a site specific basis. An additional Floor Space Ratio of 3.2 is to be achieved through bonusing and a Section 37 Agreement to be registered on title against the lands in accordance with the provisions of the community benefits outlined in Policy 12.iv) below. Bonusing iv) The maximum Floor Space Ratio may be increased through the bonusing provisions of the Zoning By-law in order to promote residential development or redevelopment and the provision of community benefits; a) Notwithstanding the policies of Part 4, Section 1.8, Part 4 the following policies shall apply: i. Bonusing is a strategy that is permitted by the Planning Act and may be used by the City to assist in the development or redevelopment of key areas in the city. It involves increasing the height and/or density of a development or redevelopment in exchange for community benefits that will be implemented by the applicant and agreed to with the municipality in an agreement under Section 37 of the Planning Act to be registered against title of the lands ; ii. Regulations may be incorporated into the Zoning By-law to permit increases in the height and/or density of a development or redevelopment where such development or redevelopment would provide community benefits above and beyond what would otherwise be required in accordance with the Planning Act, and provided the proposed increases would: a. help implement the vision, goals and objectives of this Plan; b. constitute good planning and help address any planning issues associated with the development or redevelopment; and, c. help implement and be in accordance with the Urban Design Policies in Section 6 and be compatible with adjacent properties and the surrounding area. iii. Community benefits may include: a. energy and/or water conservation measures; b. incorporation of Transportation Demand Management (TDM) strategies; c. non-profit arts, cultural or community or institutional facilities; d. protection, conservation, restoration and/or enhancement of natural heritage features; e. public parking which allows for the more efficient use of land, including parking structures, underground parking and shared parking arrangements; f. public transit infrastructure, facilities or services; g. renewable energy systems or alternative energy systems; h. the construction of buildings or the retrofit of existing building to LEED standards or equivalent building rating system; i. the provision of indoor or outdoor amenity areas which are accessible to and equipped for the use by the general public for passive or active recreation or for public gatherings; j. the provision of public art; k. the provision of dwelling units in the Downtown. iv. Bonusing by-laws will only be considered where there is sufficient infrastructure and capacity to accommodate the additional height and/ or additional density of the development or redevelopment and that the development is compatible and meets the other policies of this Plan. v. The City will require the owner to enter into one or more legal agreements to be registered on title against the lands to which it applies, dealing with the amount of additional height and/or density and the provision and timing of community benefits b) That Map 8 - Special Policy Areas is amended to add new Area No 55 - 98, 100, 100 ½ , and 110 Victoria Street South as shown on the attached SECTION 4 THE AMENDMENT 1. The City of Kitchener New Official Plan (adopted June 2014) is hereby amended as follows: a) That Part D, Sections 15.D.2 is amended to add a new Site Specific Policy Area (to be numbered accordingly) as follows: 15.D.2.68. The vision for this site is to redevelop the site with a mixed use development that includes 306 residential units, with ground floor retail including restaurant and office uses on the second and third floors of the podium portion of the building as well as parking reductions supported by Transportation Demand Measures (TDM) to be implemented on site. Through Site Plan Control, the City will implement architectural and urban design measures to ensure the development complements and contributes to the existing building environment. The City will review and approve the site development based on the Counc Design Briefas revised September, 2014 and any other relevant design studies and guidelines. Notwithstanding the policies of Part D Section 15.D.2, the lands municipally known as 98, 100, 100 ½ , 110 Victoria Street South and 55 Bramm Street the following policies will apply: Urban Design a) of urban design for all new development. Site development will include a high standard of site amenities and features, including interconnected pedestrian linkages, integrated transit, cycling, pedestrian and vehicular facilities and high quality public amenity areas both internal and external to buildings. Public amenity areas must be visible and accessible to the general public and are expected to include permanent furnishings (such as benches, tables) for resting/waiting transit users and pedestrians, enhanced landscaping features (such as trees, shrubs) to provide relief to the built environment and cultural features (such as sculptures, water features, murals, monuments or other public art) for public appreciation and to create an identity. Permitted uses: b) Retail uses will also be permitted subject to size and locational requirements to be regulated in the Zoning by- law. Retail uses will be permitted on the ground floor of the street frontage along Victoria Street. c) Residential d) Two holding provisions will be applied through the zoning by-law and will not be lifted until such time as the a record of site condition has been acknowledged by the Province or its delegate advising that the Province or its delegate is satisfied with development and until a Noise Assessment of stationary, railway and traffic noise has been completed to the satisfaction of the Region. Parking: e) The City will establish a site-specific off-street parking and loading schedule for the site. These site-specific parking and loading rates may be further refined through the Zoning By-law, which may establish maximum parking standards or shared parking rates. Floor Space Ratio: f) The maximum Floor Space Ratio shall be 8.2. A maximum Floor Space Ratio of 5.0 is permitted as a site specific amendment and an additional Floor Space Ratio of 3.2 is to be achieved through bonusing and a Section 37 Agreement to be registered on title against the lands in accordance with the provisions of the community benefits outlined in Section 17.E.17. g) No building will exceed 21 storeys or 69 metres in height, whichever is greater at the highest grade elevation . b) Map No. 4 is amended to is amended to add a new Specific Policy Area 15.D.2.68, as shown on the attached Schedule I 2 !! ! BY-LAW NO. OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend Zoning By-law No. 85-1, as amended, known as the Zoning By-law of the City of Kitchener 2373074 Ontario Inc. (Momentum Developments) and the City of Kitchener - 98, 100, 100½, 110 Victoria Street South and 55 Bramm Street) WHEREASit is deemed expedient to amend Zoning By-law 85-1 for the lands specified above; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts a follows: 1. -law 85-1 are hereby further amended by changing the zoning applicable to the parcel of land specified and illustrated as on Map No. 1 attached hereto, from Warehouse District (D-6) Zone to Warehouse District (D-6) with Special Use Provision 439U, Special Regulations 656R, 65 659R, 660R and Holding Provisions 72H and 73H. 2. Schedule Numbers 73, 74 and 84 -law 85-1 are hereby further amended by incorporating additional zone boundaries as shown on hereto. 3. ACto By-law 85-1 is hereby amended by adding Section 439U thereto as follows: 439. Notwithstanding Section 17.1 of this by-law, within lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : a) the following uses are permitted : i. residential ii. retail 4. to By-law 85-1 is hereby amended by adding Section 656R thereto as follows: 656. Notwithstanding Section 17.3 of this by-law, within lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : a) The maximum Floor Space Ratio of 5.0 is permitted; b) An additional Floor Space Ratio of 3.2 for a total maximum Floor Space Ratio of 8.2 is permitted through bonusing and a Section 37 Agreement that is registered on title against the subject lands; c) The minimum front yard shall be 0.0 metres, except for the 13 storey tower facing Victoria Street, in which case the tower shall be stepped back 4.3 metres from the front lot line; d) The minimum rear yard shall be 0.0 metres; e) The minimum side yard setback where the subject lands abut 11 and 13 Arthur Place for the podium structure (excluding the colonnade) shall be 3.0 metres from the side lot line. The minimum side yard setback where the subject lands abut 11 Arthur Place for the tower structure shall be stepped back 7.6 metres from the side lot line (excluding architectural feature); f) The minimum side yard setback where the subject lands abut 92 and 94 Arthur Place for the podium structure (excluding the colonnade) shall be 0.0 metres from the side lot line. The minimum side yard setback where the subject lands abut 92 and 94 Arthur Place for the tower structure shall be stepped back 6.0 metres from the side lot line (excluding architectural feature); g) The maximum podium façade height shall be 14.5 metres and shall not include mechanical units or vertical features such as parapets or screen walls on the podium; h) The maximum Building height shall not exceed 69 metres and shall not include mechanical or elevator penthouses; i) A minimum of 50% of the wall area of the ground floor facades addressing Victoria Street South shall be devoted to transparent glazing including commercial display windows, building entrances, or other such public areas; and, j) The Maximum Gross leasable commercial space for retail use shall be 1000 square metres, provided that no single outlet shall exceed 500 square metres. 5. to By-law 85-1 is hereby amended by adding Section 657R thereto as follows: 657. Notwithstanding Section 5.6A1c) of this by-law, within lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : a) The minimum setback to a balcony from the front lot line shall be 2.5 metres. 6 to By-law 85-1 is hereby amended by adding Section 658R thereto as follows: 658. Notwithstanding Section 5.6.3) of this by-law, within lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : a) Architectural features (including a colonnade), shall be permitt any required yard provided the minimum setback to the feature from a lot line is 0.5 metres. 7 to By-law 85-1 is hereby amended by adding Section 659R thereto as follows: 659. Notwithstanding Section 5.24 of this by-law, within lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : a) The minimum setback to an arterial road shall be 0.0 metres following the taking of any necessary road widenings 8. to By-law 85-1 is hereby amended by adding Section 660R thereto as follows: 660. Notwithstanding Sections 6.1.2b) and 6.1.2c) of this by-law, within lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 : a) The minimum parking requirement for the entire site will be 243 parking spaces, which shall include all the parking required for commercial and residential uses as part of a mixed use developme b) All parking on the site shall be contained within a parking struture and, c) All visitor parking shall be provided as part of the entire park required for the site as in clause a) above and shall not be sep demarcated. 9.to By-law 85-1 is hereby amended by adding Section 72H thereto as follows: 72. Notwithstanding Section 17 of this bylaw, within the lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : i) No permitted uses including residential within the D6 Zone shall be permitted until such time as a Traffic, Railway and Stationary Noise Study is submitted and approved to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services, if necessary. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing andCommunity Services advising that such noise study or studies has been approved and an agreement, as necessary, has been entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures. 10. to By-law 85-1 is hereby amended by adding Section 73H thereto as follows: 73. Notwithstanding Section 17 of this bylaw, within the lands zoned D-6 as shown as affected by this Subsection on Schedules 73, 74, and 84 of : i) No residential use shall be permitted in the D6 Zone until such time as a Record of Site Condition is submitted and acknowledged by the Ministry of the Environment. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the MOEE advising that a Record of Site Condition has been completed to the satisfaction of the Ministry of the Environment. 11.This By-law shall come into effect only upon the approval by the Ministe Affairs, or his designate, of Official Plan Amendment No. 109 (98, 100, 100½, 110 Victoria Street South and 55 Bramm Street) but, upon such approval, the provisions hereof shall be deemed to have come into force on the date of pa PASSED at the Council Chambers in the City of Kitchener this day of 2014. _____________________________ Mayor ___________________________ Clerk SCHEDULE 84SCHEDULE 85 SCHEDULE 74SCHEDULE 73 Appendix "D" Urban Design Brief Momentum Developments One Hundred Victoria (98, 100, 100 ½, 110 Victoria Street South) City of Kitchener Official Plan Amendment Zoning By-law Amendment September, 2014 Prepared for: Prepared by: In association with: Urban Design Report Momentum Developments GSP Group Inc. ABA Architects Inc. 55 Northfield Drive East, Suite 285 72 Victoria Street South, Suite 201 5-564 Weber St. N. Waterloo, ON N2K 3T6 Kitchener, ON N2G 4Y9 Waterloo ON N2L 5C6 Appendix "D" Appendix "D" 1. Purpose and Content This Urban Design Brief has been prepared in support of the Planapplications for the subject site. The Urban Design Brief is intended to help provide a master plan to be followed through the site plan/ To this end, the Urban Design Brief provides an outline of the proposed development concept fo Council and used to inform the Site Plan approval process to ensure the utmost standard of urba 2. Proposed Development Momentum Developments is a highly respected builder in Waterloo Condominiums in Waterloo and most recently One Victoria in downty construction and customer satisfaction, as well as an unwavering Momentum looks to build on the vision established by One Victoria, for creating well-appointed urban living spaces in downtown Kitchener. With its dynamic architectural expression and engaging streetscape, One Hundred Victo The development proposes to use various architectural design fe provide the highest level of design excellence, environmental su The development concept is a mixed use development featuring gro residential suites in two point towers above. Parking is propose ground. This development concept has been prepared to identify Zoning By-law to accommodate the proposed development, and it is Appendix "D" A summary of the principle design elements of the development co A north facing three-storey podium colonnade that will buffer commercial spaces from adjacent properties and spaces full of character and life. A brick pier cladding system that will make reference back to the industrial brick buildings a distinct and contemporary identity. A curved atrium and screen wall element It will not only make various functional circulation connections within the build A tower architectural projection element that bisects the brick massing on each tower and provides the i lookout over the city. These elements will provide functional c tower rooftop mechanical equipment and projections into the faça Two residential towers that will provide a balanced mix of one bedroom, one bedroom pl its own private balcony, storage locker and in suite laundry. To Commercial units that will animate the Victoria Street streetscape along the gro Office spaces that will attract businesses looking to establish themselves and District. These spaces offer a unique and exciting live/work opportunity and employees will enjoy access amenities that this development has to offer. Building amenities designed with the wants and needs of the future occupants in mi terrace with BBQs, a lounge with catering kitchen, a state-of-the-art theatre room and a spacious fully-equipped fitness facility. Graphic: Rendering of the proposed landscaped rooftop terrace, looking so Appendix "D" Sustainable development features including: On-site car share and carpool program; Garbage, recycling, and organic chute; Energy efficient central heating and cooling systems; Energy efficient windows and doors; Energy efficient lighting; Environmentally-friendly rooftop amenity space; and Reclamation of unused recyclable building site materials. Pedestrian entrances that will provide direct and convenient access to the lobby and Vehicular entrance that will allow vehicles to access the parking structure from V the site. Structured parking that will be provided in four levels, three entirely below groun the property. A minimum of 243 vehicle parking spaces will be pr and shared among all of the uses. Bicycle parking for over 400 bicycles in a secure indoor facility with showers f located near the building entrances for visitors. Service areas that are located in central locations and generally away from th and waste removal will occur at scheduled times in the designate. Graphic: Rendering of One Hundred Victoria, looking northwest from across Victoria Street South Appendix "D" 2. Design Guidelines The Design Guidelines of this section are to be applied at the d approval process for One Hundred Victoria. The overall purpose o Victoria demonstrates the utmost urban design quality, architect vibrancy, sustainability and livability of the Downtown. These g Urban Design Manual. These guidelines are not intended to be pre. They are to provide some flexibility for interpretation and to allow for inn 2.1 Building Design 2.1.1 Character Take cues from the Warehouse District in terms of mass, siting, materials and architectural elements in designing a contemporary reflection of the vernacular. Design the building to communicate a sense of the present industrial past, rather than using imitative architecture caricaturing the surrounding heritage fabric. gatewayfunction of the site as an entrance to Downtown Kitchener from the south, featuring the highest quality architecture and innovation in its design features. Follow the rhythm, balance and proportions of surrounding industrial heritage buildings in the design of buildings on the site, particularly for the podium section. Design the curvilinear glass atrium as an iconic architectural feature of the One Hundred Victoria development and as an exceptional interior amenity space. 2.1.2 Materials and Colour Utilize durable, weatherproof materials for all building components that complement the overall character of the building façade in terms of design and style. Provide an appropriate transition in colour, materials and texture to soften building mass and add visual depth to all building elevations. Ensure the colour palette for the building complements and creates interesting contrast with the character of building materials present in the historic industrial buildings in the area. Appendix "D" Ensure exterior building walls are constructed with sufficient sound insulating values and that exterior doors and operable windows have good weather seals to mitigate noise. Principal materials may include a combination of exposed structural concrete, curtain wall glazing, spandrel, white metal panels, and buff brick precast panels. Accent materials may include such materials as glass balcony guards and metal/mesh screen walls. 2.1.3 Podium Wall Articulation Provide vertical rather than horizontal openings or articulation to create greater visual interest along façades at street level and make walking distances seem shorter. Take cues from the surrounding industrial heritage building fabric in terms of window openings and window styles for the podium wall articulation. Marry contemporary and innovative design aesthetics (e.g.: curvilinear glass walls) with traditional architectural features present throughout the district. Design the podium façade to have curvilinear walls, undulating in a different pattern on each floor to create visual interest a make an aesthetic statement. Design the ground floor façade to create an attractive and visually stimulating experience for pedestrians. Provide safe and weather protected places of repose in concave recessions along the ground floor for pedestrians and commercial patrons. Maximize the transparency of the commercial units along Victoria Street South, utilizing a high proportion of transparent glazing. Physically define the primary building entrances (retail entrances and residential/office lobby entrance) through the use of materials, colour, articulation, canopies and signage in orde to clearly identify such locations to visitors. Create planted areas on the rooftop to soften the roofline of th podium. Appendix "D" 2.1.4 Tower Wall Articulation Extend the palette of materials and colours to the tower portion of the building; though apply a distinctly differe architectural treatment to the towers to distinguish between the base and middle portions of the building. Include semi-recessed and glassed balconies and terraces on upper storey residential units to provide amenity space as well as visual interest and depth on the wall elevations. Take cues from the surrounding industrial building fabric in terms of window openings and window styles for the tower wall articulation. Ensure the upper floor of the tower is distinctly articulated so to provide a meaningful roofline for the building to contribute the downtown skyline. Integrate mechanical penthouse areas into the building design and utilize cladding of the same or similar materials used on th remainder of the tower wall. 2.2 Built Form Design the building with a building mass that appropriately frames and reinforces the Victoria Street South public realm. Ensure the built form clearly defines the three general components of a building and that the components are designed in an integrated manner and in harmony: The base that defines and scales the street edge; o The middle that provides visual interest in connecting o the base and top portions; and The top that caps the building, provides a distinctive o profile, and positively contributes to the skyline. Use building articulation on the podium and tower portions to visually minimize the perceived massing in order to break down the scale of the building to a pedestrian level and provide visu interest from the street. In determining the ultimate scale of development, consider the contextual fit of the development in the planned overall redevelopment of the block as a future urban business park. Appendix "D" 2.2.1 Podium Massing Design the podium height to match that of the surrounding industrial buildings along the west side of Victoria Street Sout Ensure that the amount of undulation from floor to floor above grade is generous enough to create cantilevered building overhangs that provide protection from the elements at the edges of the building and near the commercial and residential building entrances. Accommodate floor-to-ceiling height on the ground floor of 4.0 to 4.5 metres to provide for flexibility of use. 2.2.2 Tower Massing Establish a clear differentiation between the podium and tower massing by applying a distinctly different architectural treatme to the towers than the podium base. Design the tower portion of the building to be no more than 18 floors (21 storeys from grade) in height. Allow for architectural features to project into the required setbacks as a built canopy and to create visual interest. 2.3 Siting and Orientation 2.3.1 Building Siting Site the podium with a minimal setback along the Victoria Street South frontage to bring the building to the street edge and crea interest along the public realm. Provide a modest step back from the podium base along Victoria Street South and create a clear transition in architectural treatment of the tower to reinforce the human scale proportion along the street edge. Site the towers to create useable rooftop amenity area. Consider site lines between the towers and minimize conditions of privacy and overlook between the private suites of the two towers as much as possible by: offsetting the footprint of the towers; offsetting the placement of private balcony spaces; and providing adequate separation between the two towers. Site the towers with regard for their visibility from surroundin vantage points. Implement a 6.0 metre setback to tower 1 from the property line to provide for appropriate separation from potential future development of the Arthur Place properties. Consider the contribution to the skyline of downtown, particular in defining the gateway to downtown Kitchener from the southerly approach. Appendix "D" 2.3.2 Building Entrances Position the principle entrances to the office and residential uses along the Victoria Street South façade and along the south façade with direct access from the sidewalk. Clearly delineate these entrances. Provide direct access to commercial units from Victoria Street South and locate the commercial entrances between columns. Provide an entrance to the south-facing commercial unit within the glassed atrium and ensure that it is easily accessible and visible through the transparent atrium wall. Ensure that all entrances to the building are coordinated with pedestrian movements within the public realm, including the pedestrian clearway. Emphasize all entrances with lighting and built canopies where appropriate, including those to retail units and both principal and secondary entrances to residential units and the parking facility. Ensure building entrance doors do not impede the public realm, considering the influence of door swing and gathering areas in front of the doors. Ensure secondary entrances, such as to exterior wall stairwells, are clearly defined on the façade. Position functional site elements away from public view as much as possible. 2.4 Land Use Promote a mix of uses within the building and allow for the shared use of common spaces such as lobbies, parking, elevators and amenity areas for optimal site efficiency. 2.4.1 Commercial Ensure the majority of ground floor spaces with frontage on Victoria Street South are occupied with active uses, including retail or restaurant units or residential/commercial lobbies. Consider opportunities for spill-over commercial activity, such as retail displays or small patios within the land use transitio zone. Appendix "D" Incorporate fascia signage for ground floor retail uses as an integral component of the storefront architecture. Locate fascia business signage between vertical columns in a fashion that divide the storefront windows from the upper façade in a traditional main street manner. Utilize durable, weatherproof materials for all building signage that complement the overall character of the building façade in terms of design, style and materials. Use simple lettering that is clear and easy-to-read and complement graphics that relate to the business function. Explore opportunities for hanging signage as part of building overhangs, provided adequate above head clearance is provided. Use contemporary design and materials consistent with the intended character of the development within the district. 2.4.2 Residential Consider the potential impacts of transportation and stationary noise sources in the design of residential suites. Select quiet rooftop mechanical units or acoustical silencing hardware to mitigate noise impacts on amenity area and adjacent residential units. Consider disguising the mechanical units on the podium in an enclosure that is architecturally simi to the aesthetic of the development. Include noise warning clauses in the offers of purchase and sale for residential units in the proposed development. Equip the buildings with central air conditioning systems as a noise mitigation measure. 2.4.3 Office Maximize the amount of natural light into office spaces. Design office spaces with access and windows into the common amenity space created by the glass atrium. Appendix "D" 2.5 Livability 2.5.1 Public Realm Functionally divide the public realm (from back of curb to building face) into three zones: landscaping/furnishing zone, pedestrian clearway zone, and land use transition zone. Design the landscaping/furnishngs zone as a space that can i accommodate streetscape amenities and street tree plantings. Design the pedestrian clearway zone as a space that accommodates an unobstructed pedestrian route of at least 1.5 metres in width and up to 2.1 metres. Design the pedestrian clearway zone and land use transition zone with a common surface material (poured concrete) to read as a single unit. Implement a gradual transition of grade across these two zones. Design the façades that define the edge of the transition zone with high levels of glazing into interior commercial spaces. Provide some building canopy for weather protection within the transition zone. 2.5.2 Public Art Support opportunities for public art and cultural expression through offsite partnerships or programs, potentially within the design of the Victoria Street South right-of-way or as part of the redevelopment of the Bramm Yards. 2.5.3 Common Amenities Consider the needs and preferences of the ultimate end users in the provision of common amenities. Provide well-appointed outdoor and indoor amenities. Ensure common amenity areas are conveniently located and barrier-free accessible to all users. In the design of the rooftop amenity area provide functional gathering areas (e.g.: barbecue and seating areas) as well as passive use areas (e.g.: small lawns and opportunities for common garden plots). Provide recreational opportunities for the building residents and employees, such as a theatre room and a fitness facility. Appendix "D" Position furnishings and other amenities in a manner that will facilitate snow and ice removal in the winter. Ensure that furnishings are placed to avoid conflicts with pedestrian pathways and through movements. Select site furnishings which are made of durable, high quality materials and specifically manufactured for outdoor use. Select furnishings that are moveable to allow for flexibility of use of amenity spaces. Select furnishings based on programming intended for the space they are selected. Opportunities for individual seating, as well as group cluster seating or dining table space should be provided. Waste collection bins should be placed within group seating areas and at roof terrace entrance locations to reduce litter accumulation. 2.5.4 Crime Prevention through Environmental Design Complete a detailed CPTED report through the Site Plan approval process that looks at points of access, common area design, parking structure design, the design and layout of the roof terrace and its spaces, circulation routes, among other considerations. Design parking structures to provide for ease of circulation and wayfinding on site in a secure fashion. Use a significant amount of glazing (at least 50%) on the ground floor elevation, particularly around commercial units and residential/office lobbies to maximize natural surveillance opportunities at different times of the day. Employ access control (e.g.: access cards or keyed entries) for use of and access to common amenities, residential floors and office floors. Place non-planting strips of suitable width adjacent the rooftop ballast. Where ballast heights do not meet minimum guard height requirements, guardrails or screens should be implemented to meet these standards and provide separation from the building edge. Surface materials used for walkways should avoid significant gap separations between units, and have non-slip surfaces or finishes. Appendix "D" 2.5.5 Site Lighting Orient lighting to maximize lighting efficiency, to emphasize entrance locations and programmed functional areas and to eliminate unlit or poorly light areas. Design lighting so that it is sufficiently bright, but not so br as to undermine natural surveillance through excess glare. Strategically place light sources (with cut-off provided where required) to avoid light spill-over into private units or adjace properties. Ensure that illumination level at all property line does not exceed 0.5 foot candles. Use a hierarchy of lighting levels to provide the necessary illumination required for particular components of the site and building. Promote dark sky compliance by minimizing direct up lighting, particularly in the design of lighting for the rooftop terrace a commercial lighting along the Victoria Street South façade. The rooftop terrace should be well lit to allow for surveillance and illuminated sight lines during evening hours, with emphasis provided to indicate entrance locations, and programmed functional areas. Lighting should be provided through the use of wall sconces, bollard lighting and pathway lighting to illuminate activity areas and paths of travel. Highlighting of specific design elements or points of interest through the use of recessed fixtures should also be considered. Use light fixtures manufactured for outdoor use, with preference given to the use of LED light sources to reduce overall energy use. Encourage continued illumination of the glassed atrium space from the interior to ensure its visual impact is expressed through the evening hours. Provide uniform lighting levels within the parking structure, service corridors and garbage/loading area. 2.5.6 Privacy Maintain fencing and a landscaped buffer along the boundaries of the property. Consider using a partition along the north side of the roof terrace to screen views to the surrounding properties. Appendix "D" Consider using opaque or semi-transparent glass balcony guards for north facing balconies on Tower 1 to mitigate overlook conditions on adjacent residential properties and associated private amenity spaces. Reinforce the delineation between the common amenity spaces and private spaces (e.g.: between the rooftop terrace amenity area and private unit patios) through the use of privacy screens or raised planter boxes to limit views into private units. 2.5.7 Microclimate Establish a system of weather protection for pedestrians and transit users along the Victoria Street South frontage, includin architectural projections, particularly over building entrances. Provide direct public access to the enclosed atrium to protect passing pedestrians and transit users from the elements. Ensure adequate sun penetration on the rooftop terrace and to individual residential suites by implementing slender tower forms that are slightly offset and adequately separated from one another. Consider the need for shade in the design of the ground plane pedestrian realm as well as the rooftop amenity space. Provide for shade in either cantilevered building projections or landscape canopy (tree plantings, where feasible). Securely anchor all tree plantings to the roof deck or planter where proposed. Consider wind influence in the selection of site furnishings. Light weight plastic chairs, tables, or unanchored shade umbrellas and waste bins should be avoided. Incorporate architectural features to minimize and mitigate wind impacts to private and shared amenity spaces, including the public realm at grade. 2.5.8 Emergency Service Ensure all building entrances and parking structures are designes Policy. Incorporate municipal address signage on Victoria Street South f of materials as for business signage. Appendix "D" 2.6 Sustainability Consider incorporating sustainability measures at the outset of the design and construction process. Design residential units to orient principal living spaces southward where possible to maximize passive solar gain. Investigate a range of building sustainability measures, such as garbage, recycling, and organic chutes; energy efficient central heating and cooling systems; energy efficient windows and doors; energy efficient lighting; and reclamation of unused recyclable building site material. Consider local manufacturers or suppliers of proposed materials and elements for use in the construction where possible to reduce carbon-footprint relating to site deliveries. Consider the use of paving materials and site furnishings which include some portion of recycled material content. Preference should be given to the use of LED light fixtures for site lighting to reduce overall energy use. Ensure parking facilities are provided in a structured form (rather than surface parking) with opportunities for a greened rooftop terrace above, increasing the surface permeability of th site and lowering heat island potential for the site. 2.6.1 Landscape Design Implement a landscaped buffer along the perimeter of the property, particularly along the northerly property limits where the development interfaces with Arthur Place properties. An urban profile, predominantly of hardscaped materials is appropriate for the design of the streetscape and the land use transition zone. Consider opportunities for free standing planters to define building entrances. Incorporate a green roof on the podium base (or another rooftop sustainable measure) that may include opportunities for rainwater capture for irrigation purposes, both outdoors and indoors. The planting systems provided on the roof terrace should predominantly be in soil) to reduce overall maintenance and watering requirements. Appendix "D" increase roof loads and require higher levels of maintenance should be limited to areas where larger shrubs or tree plantings are proposed. Emphasize the use of groundcovers, sedums, small grasses and flowering herbaceous plants or seed types of species which demonstrate drought and heat tolerance characteristics to minimize watering requirements. Consideration should also be given to shrubs and trees species where proposed. Avoid the use of invasive, noxious or thorned plant species, as well as tree species which demonstrate tap-root growth. Select plant materials that provide varying bloom periods and fall colours to provide interest and variety throughout the growing seasons. Where possible, irrigation systems for watering the planting areas should be run with water collected from site cisterns. Provide plantings in massed patterning gestures to accentuate paths of travel, and create visual interest across the space. Use raised planters, planter boxes and planter pots to emphasize and separate the functional areas and circulation routes of the rooftop terrace. 2.6.2 Transportation Demand Management Tailor a detailed transportation demand management (TDM) program the time of building occupancy. Encourage office employers to join units of the development have access to the benefits of the prog emergency ride home among other programs. Provide priority parking for employees that carpool to work. Ens Do not oversupply parking. Provide a parking supply that is clos the Site Specific Regulations in the Zoning By-law. Unbundle the parking supply from residential units and commercia- Charge fees for parking and consider setting the monthly parking space rental fees at a rate considerably higher than the net cost of a transit pass. Explore opportunities in the future for locating dedicated and priority parking spaces for onsite car share programs within the parking structure on the site, to eliminate the need for some residents to own a car. Appendix "D" Provide secure bicycle parking areas within the parking structure that are conveniently located for building users. Complement such parking areas with bicycle parking infrastructure for visitors located near building entrances. Provide secure showers for office employees in close proximity to the secure indoor bicycle parking area. Ensure that detailed design of the development provides a pedestrian friendly environment, including building frontages oriented to public streets, human scale proportions along the street edge, weather protection, active uses, a high proportion of glazing and main entrances along the public sidewalks. Establish a TDM coordinator for the development who would be responsible for promoting the TDM program within the building as rental of office/retail space. The coordinator would provide up tenants and residents. Incorporate a monitoring program for +/- 2 years from the date o Regional and/or City TDM Coordinators. 2.7 Circulation and Functionality 2.7.1 Barrier-free Accessibility Ensure continuous unobstructed routes through all spaces of the to elevators, throughout all internal corridors and external pat Provide barrier-free parking spaces in the parking structure in Urban Design Manual. Where grade change occurs between functional areas, ramped trans ledges. Ensure all paths of travel are a minimum width of 1.5 metres and circulation throughout the site. 2.7.2 Pedestrians Provide multiple building entrances to Victoria Street South to ensure convenient connections to the pedestrian clearway and encourage transit use. Provide active uses and high degree of transparency at grade along the Victoria Street South street frontage to support pedestrianism and walkability. Ensure the primary building façade addressing the public realm is human scaled. Ensure that pedestrian connections to and around the building are direct, convenient, safe, comfortable, and barrier-free. Implement pedestrian weather protection and shade along the podium, comprised of building projections over the colonnade and canopies over entrances where appropriate. Appendix "D" Ensure pedestrian access to structured parking is clearly demarcated, highly visible and incorporated into the overall design Incorporate clearly defined pedestrian linkages reinforced by paving materials and pedestrian scaled lighting, as warranted. Define any pedestrian crossings of vehicular routes with materials or textures that are visually and physically different from the standard walkway material as a visual and tactile cue. 2.7.3 Cyclists Consider a combination of indoor, secure long-term bicycle parking facilities as well as outdoor, short-term parking facili as part of the development. Ensure indoor bicycle parking facilities are conveniently locate in highly visible locations, minimize conflicts with key pedestr movements, and are provided with direct connections to the cycling network off site. Consider defined bicycle entrances to the building that enable minimal exertion and maximize comfort when moving the bicycle to parking facilities. Incorporate short-term outdoor bicycle parking for visitors and commercial patrons that are conveniently located close to building entrances, protected from the weather, visible from the interior of the building. Situate such facilities such that they not impede the movement of pedestrians along clearways. Ensure that the style of bike racks complements the character of the building and landscape design. Provide secure shower and change facilities for use by office employees using active modes of transportation. 2.7.4 Transit Investigate the feasibility of providing access to real-time tra information for area transit routes, and locate this information readily available in common areas of the development. Facilitate easy access to and from the existing and planned transit along Victoria Street South, Charles Street and the futu ION rapid transit stop at the Multi-modal Hub station at King an Victoria. Appendix "D" 2.7.5 Vehicles Ensure vehicle accesses are located away from the pedestrian rea Provide one consolidated access to the site, and situate the acc conflicts with other adjacent driveway accesses and maximize the presence. Locate all off-street parking within a structured facility. Where the parking structure is above-grade ensure that it is designed as an integral part of the building. Line the edges of above-grade parking along the Victoria Street South frontage with active at-grade uses and activities, including retail units, commercial and residential lobbies. Situate the elevators of parking structures with regard for convenience and barrier-free access. Have regard for the approved design standards for parking rban Design Manual. 2.7.6 Functional Elements Design the loading area to have sufficient maneuverability and s site to the full extent possible. Encourage building management to coordinate use of the loading a and drop-off functions) and schedule these activities as much as possible among users o Provide garbage, recycling, and organic chutes and an indoor was. Provide private pick up. Provide waste, recycling and organic waste containers in common (where space permits) based on the waste separation programming Consider the sight lines to the required mechanical units on the from the street edge of the podium and away from the private pat Provide a parapet wall and/or screen element to address the inte properties on Arthur Place. Screen and prevent direct access to the mechanical units from th partitions. Incorporate the rooftop mechanical units, including the elevator 2.7.7 Maintenance Ongoing maintenance is an integral component of Crime Prevention upkeep of buildings, lighting, landscaping, and other amenities, A maintenance plan should be established which outlines the over common spaces, particularly the rooftop terrace and indoor ameni Regular maintenance will be required to maintain the designed am as gutter clearing or removal of unwanted vegetation should occu Appendix "D" 2.8 Further Detailed Studies and Plans Prepare a Geotechnical Study to evaluate the water table and det underground parking structure. Consult Region of Waterloo Source Prepare a Phase I and Phase II ESA and complete a record of site residential uses. Prepare a supplementary Noise Study at the detailed design stage sources and stationary noise sources on and off site (including units required for the ground floor commercial units). Implemen Noise Study. Prepare a Crime Prevention Through Environmental Design Report a BEST PRACTICES - RESIDENTIAL BUIDLING SEPERATION GUIDELINES Minimum separation distances between the faces of tall multi-residential and mixed-use buildings entrances privacy, open up views between buildings, and permit a City Height Above Grade Minimum Clearance to Side Minimum Separation Distance Property Line (Metres) Between Any Two Towers (Metres) Victoria 30 72 Metres 6.0 12.0 Edmonton 15.0 Ottawa 10 + Storeys 9.0 18.0 Toronto Buildings with height 12.5 25.0 that is greater than the width of the adjacent street right- of-way of the wider to two streets if located at an intersection. Mississauga 30.0 Barrie All buildings > 3 Where tall buildings are Stories proposed adjacent to existing tall buildings, or where multiple tall buildings are proposed on the same property, sufficient separation distance (as detailed in Zoning By-law) will be provided between towers in order to maintain privacy, access to light, and views of the sky. Proposals for tall building developments are expected to include a rationale on the appropriate separation distance between adjacent towers. Barrie http://www.barrie.ca/Doing%20Business/PlanningandDevelopment/Pages/Tal