Just the Facts:
● The proposed development by 2744668 Ontario Inc. includes a 6 to 10-storey residential building with 158 units and 191 bedrooms, located at the corner of Erb Street West and Dunbar Road North.
● The developer is requesting a Zoning By-law Amendment to rezone the site from Residential Mixed-Use 20 (RMU-20) to Residential Mixed-Use 30 (RMU-30). This would allow for an increased building height of 32 metres and a density of 673 bedrooms per hectare, compared to the current limits of 20 metres and 450 bedrooms per hectare.
● Special provisions are being sought for reduced setbacks, including a 3-metre rear yard setback for the parking structure and an 11-metre setback for the building, compared to the required 15.8 metres for buildings abutting low-density residential areas.
WATERLOO — A development proposal has been submitted for 1 Dunbar Road North, prepared by MHBC Planning on behalf of 2744668 Ontario Inc.
The developer is seeking both an Official Plan and a Zoning By-law Amendment to facilitate the construction of a new residential building in this location.
The proposal outlines the demolition of the existing structures on the site and the construction of a stepped residential building that ranges between 6 and 10 storeys in height, oriented towards Erb Street West.
The development will contain 158 residential units, including studio, one-bedroom, one-bedroom + den, and two-bedroom units.
These units will accommodate a total of 191 bedrooms, providing diverse housing options for a wide range of residents.
The overall density of the project will be 673 bedrooms per hectare, significantly exceeding the current limit of 450 bedrooms per hectare permitted under the existing zoning.
The subject property spans 0.289 hectares and fronts Erb Street West. The development site is also situated in the Willis Way Major Transit Station Area (MTSA).
It is a transit-supportive project, with the ION LRT stations and multiple bus stops within walking distance.
The project proposes 123 parking spaces, including spaces for visitors, which will be located across two underground levels.
The provided parking ratio did not require a reduction, even with the project being located within an MTSA, where parking minimums are no longer a requirement.
In addition to vehicle parking, the development includes bicycle parking facilities, along with a repair room for bikes, catering to active transportation needs.
Amenity spaces for residents will consist of both indoor and outdoor areas, with approximately 292 square metres of communal space planned for the rooftop and ground levels. Each residential unit will have a private balcony or terrace, enhancing outdoor living options.
A key highlight of the design is the stepped building form, which allows for terraces on upper floors and improves sunlight access to neighbouring properties.
The current zoning of the site is Residential Mixed-Use 20, which allows for a height of up to six storeys.
The proposed zoning change to Residential Mixed-Use 30, with site-specific provisions, will permit an increase in height to 32 metres.
The proposed height exceeds the general limit but is considered appropriate given the surrounding context, which includes other mid to high-rise developments.
The building’s design includes special provisions such as reduced setbacks, which are required to accommodate the unique architectural form of the structure.
The proposed special provisions include but are not limited to:
● The development seeks an increase in maximum building height from the permitted 20 metres to 32 metres. The design features a stepped configuration, with the building height transitioning from 6 to 10 storeys.
● The developer is requesting an increase in density to 673 bedrooms per hectare, exceeding the 450 bedrooms per hectare limit.
● Several adjustments to setbacks are requested:
● A 5.8-metre setback along Erb Street West prior to the road widening and 5 metres after the widening.
● The rear yard includes a 3-metre setback for the parking structure whereas 15.8 metres is required (equal to half the height of the building) or a minimum of 7.5 metres, with the rest of the building set back by 11 metres from the low-density residential neighbourhood.
The proposed Official Plan and Zoning By-law Amendments will establish a Specific Provision Area for the site to facilitate the development and align it with the policy objectives for this transit-rich corridor.
If approved, this project will contribute to the ongoing residential intensification in the City of Waterloo.
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