200-540 BINGEMANS CENTRE DRIVE / KITCHENER / ONTARIO / N2B 3X9 / T 519 576 3650 / F 519 576 0121 / WWW.MHBCPLAN.COM

KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON

August 20, 2018 Ms. Wendy Fisher Development Planner Integrated Planning and Public Works City of Waterloo 100 Regina Street South Waterloo ON N2J 4A8 Dear Ms. Fisher: RE: Official Plan Amendment No. 21 and Zoning Bylaw Amendment Z-18-02, 70 King St. N. Planning Letter Response to City Comments OUR FILE 1350 ‘D’ MHBC Planning, on behalf of HIP Developments Inc. previously provided a Revised Shadow Study, in support of changes made to the original application, submitted to the City of Waterloo in December 2017. In response to that submission, Planning Approvals staff has requested an Analysis of the Shadow Study in the context of the City’s Urban Design Manual. Shadow Impact Study The City has established two guidelines for the consideration of Shadow Studies within the Urban Design Manual:

1. As a principle, at least 50% or more of any property should not be shaded for more than two interval times (a 4 hour equivalency); or

2. As a principle, at least 50% of any property should be in full sun for at least two interval times (a 4 hour equivalency).

The Revised Shadow Study was prepared to reflect changes to the building massing – notably the reduction in height for the King St facing building as compared with the original submission in December 2017. The Revised Study also accounts for the latest concept site plan, including the required road widenings on King St and Bridgeport Rd. The following includes an assessment of the shadows cast by the proposed development in consideration of the guidelines and the existing permissions (existing zoning). March

Both of the proposed buildings are slender in nature, but due to their orientation, “wider” shadows fall to the east in the afternoon. There are minimal shadow impacts in March until 2pm, when the shadows cast by the Regina St tower fall to the east. Even though the building is designed in a

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podium/tower form, and is generally consistent with existing Official Plan and Zoning permission (i.e. 25 storeys), the shadow criteria is not met for one property: 42 Bridgeport Rd E (located at the southeast corner of Regina St N and Bridgeport Rd E). Shadows cast by the podium and tower on Regina St cover more than 50% of 42 Bridgeport at 2 pm, the entire property at 4 pm and approximately 60% of the property at 6 pm. As such, it does not meet the criteria. However, shadows cast by the podium alone encroach onto the opposite side of Regina St at 2 pm (and through to 6 pm). Given the narrow width of Regina St and the proximity of 42 Bridgeport Rd to the Regina St road allowance, even a smaller building, similar in height to the proposed podium would have difficulty meeting the shadow criteria. It is not a result of the building design, or any requests associated with the zoning by-law amendment application that is causing the shadow impacts. Rather it is function of the existing by-law permissions (e.g. permission for 25 storeys), the narrowness of the Regina St road allowance and the very small size of the 42 Bridgeport Rd lot (the lot is approximately 13 m wide and only 18 m deep). June

Shadows cast by the buildings are smaller in June due to the height of the sun in the sky. There are minimal shadow impacts until 4 pm, when the sun has moved to the west and the shadows fall to the east. Nevertheless, the development meets the shadow criteria for June. September

Similar to the shadows cast in March, the sun is lower in the sky, particularly in the afternoon. The resulting shadows cast by the building, again fall to the east. The shadow impacts are very similar to those in March, and as a result, the development does not meet the criteria for 42 Bridgeport Rd E. The reasons are the same as for March – a smaller building would still cast shadows onto that property, due to its proximity and because the lot is so small, it would be very difficult for any building not to cast shadows on more than 50% of the lot. December

Shadows are longest in the winter, when the sun is very low in the sky. The shadows produced by the proposed development are consistent with the City’s Urban Design Manual. It is also important to note that the shadows cast by the building have moved off King St by noon, meaning that for the majority of the day, King St is in full sun. Similarly, Regina St is in full sun until 2 pm, when approximately half of the site’s Regina frontage is in shadow. Generally, the key pedestrian areas associated with the building receive significant sun in the winter. Conclusion

As development continues to occur in the Uptown Commercial Core, it will be increasingly difficult for every building to meet the criteria for every surrounding property and still achieve the broader planning goals and objectives (intensification, transit supportive development). The proposed development, which includes key design features, such as a smaller tower footprint, a prominent podium and a substantial tower setback on Regina St, meets the Urban Design Manual Shadow Study guidelines save for its impact on 42 Bridgeport Rd E. The impact is not a result of the Zoning By-law amendment, nor of the building design – rather it’s a function of the narrow width of the Regina St road allowance, and the very small size of the 42 Bridgeport Rd lot. Given those two factors, even the podium of the proposed building would have difficulty meeting the guidelines. As such, in our opinion,

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the shadows cast by the proposed development are generally consistent with the guidelines and no changes to the Regina St building design are required. Yours truly,

MHBC

Dave Aston, MA, MCIP, RPP Trevor Hawkins, M.PL, MCIP, RPP Vice President Senior Planner

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

MARCH 21 - 10:00am

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

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89

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

MARCH 21 - 12:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

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84

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

MARCH 21 - 2:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

MARCH 21 - 4:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

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2824

22

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34 36 38

2123 2527 31

5 57-537

85

89

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

MARCH 21 - 6:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

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2123 2527 31

5 57-537

85

89

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84

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

JUNE 21 - 10:00am

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

JUNE 21 - 12:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

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84

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

JUNE 21 - 2:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

JUNE 21 - 4:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

JUNE 21 - 6:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

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SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

SEPTEMBER 21 - 10:00am

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

SEPTEMBER 21 - 12:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

SEPTEMBER 21 - 2:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

SEPTEMBER 21 - 4:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

SEPTEMBER 21 - 6:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

DECEMBER 21 - 10:00am

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

DECEMBER 21 - 12:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

SHADOW STUDY

70 KING STREET NORTH

WATERLOO, ONT

PN: 1350D

DECEMBER 21 - 2:00pm

12 22

52

56 2529 33 37

28 343855

171398

97

7877

5

71

595956 1014

16

42

36

32

36

3031954

48

42

17

2824

22

2430

34 36 38

2123 2527 31

5 57-537

85

89

95

84

90

70 King St N- Revised Shadow Impact Analysis - August 2018Shadow Study - July 20 2018 - 70 King St N