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2 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 2 EXECUTIVE SUMMARY: In 1985, the Region of Waterloo completed a comprehensive Land Needs Analysis which concluded that the City of Waterloo required more land to accommodate urban growth. Following the West Side Designation Study {1988), the Ontario Municipal Board {1992) designated western Waterloo, including the subject lands, "urban area" to accommodate urban growth and expansion. Since 1992, comprehensive land use planning has been undertaken on the subject lands, including subwatershed planning and district planning, with significant input from interested stakeholders, the public and agencies. In 1997, Draft Plan of Subdivision 30T {Vista Hills)* was submitted for municipal consideration, accompanied by a zone change application. In 2002, the Region of Waterloo through its review of Draft Plan of Subdivision 30T expressed concerns regarding potential traffic and environmental impacts on the Environmentally Sensitive Landscape (ESL) to the north. These concerns lead to a comprehensive District Plan Review in 2003 to consider the opportunities and implications of developing the subject lands without vehicular access to the Wilmot Line. In 2004, Waterloo City Council approved various modifications to the Columbia Hills and Clair Hills District Plans, including a road pattern without access to the Wilmot Line. In 2005, Draft Plan of Subdivision 30T and Zone Change Application Z were resubmitted for Vista Hills based on the modified District Plans. Draft Plan of Subdivision 30T {Clair Creek Meadows)* and Draft Plan of Subdivision 30T {Greyerbiehl)* were also submitted in 2005, accompanied by zone change applications. Project Name Draft Plan of Subdivision. Zone Change Location Greyerbiehl 30T Z Wilmot Line Clair Creek Meadows 30T Z Wilmot Line Vista Hills 30T Z "" & 500 Wilmot Line... also known as 430 W1lmot Lme Development Services offers the following comments with respect to these applications: 1. Land use planning on the subject lands has been comprehensive and inclusive. Multiple agencies have participated in the urban planning for the subject lands, including the City, Region of Waterloo, Grand River Conservation Authority (GRCA), Ministry of Natural Resources (MNR) and Ministry of the Environment (MOE) in their various capacities. The Regional Official Plan designates the lands "urban area" (excluding ESPA 19) where growth and development is contemplated. The City's Official Plan designates the majority of the lands "Low Density Residential" where low-rise residential housing is contemplated. Watershed and subwatershed planning has been completed. Infrastructure master planning has been completed, including various Class

3 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 3 Environmental Assessments. The proposed subdivisions are modeled after the comprehensive District Plan Review that was completed in The subject lands represent contiguous growth and the logical extension of services I infrastructure. The comprehensive land use planning completed over the last 20 years concludes that the lands are suitable for urban residential development. 2. The Region of Waterloo is a rapidly growing urban centre. The Province's Places to Grow and the Regional Growth Management Strategy (RGMS) forecast continued growth in this region for years to come. The City's current residential land inventory is low, well below the requirements of the Provincial Policy Statement 2005 (PPs). Under the Planning Act of Ontario, the City is required to be consistent with the PPS when making land use planning decisions, and therefore should seek to increase its residential lot inventory. The subject lands represent approximately 23% of the remaining greenfield residential lands in the City, and are needed for the City to accommodate growth pressures. 3. A new zoning category is proposed (titled the Neighbourhood Residential "NR" zone) that has been specifically crafted to address site specific development concerns expressed through the West Side District Plan Review (2004). At least 3 parking spaces can be provided on every lot in this subdivision. Garages and driveways are regulated. Given the low permeable clay till that covers the majority of the lands which prevents infiltration, no impervious coverage limitation is proposed - this is similar to the adjacent Clair Hills subdivision. The new zoning category will require a minimum 30 percent of the lot area to be Landscaped Area (grass, flowers, shrubs or trees), indirectly creating an impervious coverage regulation. 4. The subdivisions include a convenience commercial block in the south, and three smaller mixed use commercial/residential blocks in the north. These commercial facilities will serve the day-to-day needs of the local residents. The mixed use blocks are located immediately west of the future trail to the Columbia Forest One subdivision to provide its residents with access to a convenience commercial facility within walking distance. To provide opportunities for people to live and work in the same community, the lands south of Columbia Street are designated for commercial and employment uses. Within the subdivisions, the proposed "NR" zone allows for a wide range of home occupations, well beyond any other zone in the City. The home occupations are

4 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 4 limited to uses and professions that typically do not generate significant traffic or parking in order to minimize nuisances on neighbouring homes. 5. With due consideration to the objective of protecting, enhancing and maintaining significant environmental features and functions, the proposed subdivisions have been assessed against the subwatershed plans and municipal environmental policies. The City, Region, GRCA, and MNR have evaluated the subdivisions in their various capacities. The Region's Ecological & Environmental Advisory Committee (EEAC) and the City's Citizen's Environmental Advisory Committee (WCEAC) have reviewed the supporting environmental and hydrogeological reports and are satisfied that the proposed subdivisions include measures to mitigate environmental impacts and protect significant natural features and functions. The Forested Hills ESPA 19 woodlands will be protected in their natural state. It is acknowledged that the ESPA will experience impacts as the forest changes to an urban woodlot. This is not unexpected. Development impacts to the ESPA were considered by the Ontario Municipal Board (OMB), Region and City through the evaluation of land use designations for western Waterloo. It was clearly acknowledged at that time that urban encroachment will induce a number of ecological changes to the ESPA, as some urban sensitive species may relocate to rural landscapes. It was concluded that if the ESPA is retained intact that it will remain a viable environmental feature. In order to mitigate the type and extent of environmental impacts on ESPA 19, natural buffers are provided to promote natural succession and provide edge habitat - the buffers range in size from 12 to 115 metres (depending on the site specific context). The buffers in Vista Hills have been increased and now range from 12 to 52 metres. In an effort to further mitigate impacts on ESPA 19, parkland and open space has been strategically located in Vista Hills, comprising 52% of the ESPA's frontage. In an effort to promote community education, builders will be required to provide new homeowners with a wide range of written information from the City and Region. Municipal trail construction and signage will also guide citizens on how to use and minimize impacts on the forest. The subject lands are not located within the Environmentally Sensitive Landscape (ESL).

5 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 5 6. The Region of Waterloo, the delegated authority for source water protection and the government agency responsible for the supply of local drinking water, has reviewed the proposed subdivisions in detail and have no objections to the proposed subdivisions from a groundwater perspective. The most extensive hydrogeological and geotechnical study ever completed in this community was undertaken on the subject lands to provide factual information regarding groundwater systems and soils. The study confirms that the vast majority of the lands are covered by a low permeable clay till which prevents rainwater from infiltrating to the deep drinking water aquifer. Nearly 80% of all rainwater that falls on these lands either evaporates or runs off. Preliminary grading plans indicate that the post-development clay till thickness will be 2 metres or more over most of the lands. There is no evidence with respect to the presence of vertical factures in the till cap. In order to facilitate groundwater recharge, a Clean Water Collector ( CWC) system is proposed. The CWC will collect and direct rooftop and foundation water to existing sandy areas on the lands (where the till cap is currently absent) to facilitate infiltration to the deep aquifer system. The CWC is projected to increase the amount of rainwater infiltrating to the deep aquifer system by 21-39% compared to pre-development rates, based on typical lot coverages. The Ministry of the Environment (MOE) considers rooftop and foundation water suitable for direct infiltration into groundwater systems without pre-treatment. The CWC will be independent from the storm sewer system to minimize the potential for contaminants entering the system. In order to mitigate road salt impacts, a compacted clay lift will be placed in the boulevards and islands of all streets where the till cap is absent or thin. The compacted clay lift will act as an aquitard, directing road salt "splash" back to the street where it can be directed to stormwater management facilities. The Region of Waterloo (the government agency responsible for the supply of local drinking water) has reviewed the impact of road salt from the subdivisions with respect to drinking water, and are satisfied that the impacts are acceptable and below the MOE's Reasonable Use Criterion for chloride concentration in drinking water, and therefore have no objections to the subdivision. The City continues to seek ways to minimize the application of salt to our roadways while fulfilling our obligations under Ontario Regulation 239/02 ("Minimum Maintenance of Municipal Highways") The Waterloo Moraine is a 736 km geological land formation characterized by hummocky, ridged topography. The subject lands represent less than one percent

6 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 6 (1%) of the moraine, more specifically 0.17% of the moraine. The subject lands are not considered a key groundwater recharge area on the moraine. From a wellhead protection perspective, the subject lands are considered a Sensitivity Area 4, the lowest category with respect to regional well impacts and as such there are no development restrictions for Sensitivity Area 4 lands. 8. The proposed subdivisions reflect the modified grid road system contemplated in the District Plans. No vehicular access is provided to the Wilmot Line, with the exception of one emergency access. Two collector roads serve as the primary roadways into the subdivisions. The proposed roads meet municipal design standards, with grades ranging from 0.5% to 6.0%. In order to minimize the need for the application of salt in the winter, road grades have been reduced to the greatest extent possible. Higher road grades (e.g. 6.0%) are necessary in some areas in order to minimize area grading and protect the till cap. As a condition of approval, the property owners will be required to finalize a traffic calming plan for the subdivisions to the satisfaction of Development Services, Public Works Services (Roads) and Protective Services. The Wilmot Line is completely within the Township of Wilmot. Decisions to modify the roadway are solely up to Wilmot Council. The road functions as a boundary road, and as such the City of Waterloo cost-shares the maintenance of this road with the Township of Wilmot. An objective of the West Side District Plan Review (2004) was to maintain the northern portion of the Wilmot Line as a rural gravel roadway. To facilitate this objective, the Columbia Street I Wilmot Line intersection will be designed to restrict turning movements so that the subdivisions will not contribute to traffic on the northern portion of Wilmot Line. The portion of the Wilmot Line south of the subdivisions will be upgraded to accommodate increased traffic volumes. A Class Environmental Assessment (EA) is underway for this portion of the Wilmot Line as well as the intersection at Erb Street. The subdivisions have been designed to accommodate emergency response vehicles and Grand River Transit. 9. Services can be logically extended to the subject lands.

7 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 7 Based on our evaluation, Development Services supports the approval of the subdivision and rezoning applications for reasons including: the proposed subdivisions are in keeping with Section 51(24) of the Planning Act; the proposed subdivisions and rezoning are in keeping with the Regional Official Plan; the proposed subdivisions and rezoning are in keeping with the City Official Plan; the proposed subdivisions and rezoning are in keeping with the District Plan; the proposed subdivisions and rezoning are in keeping with the Regional Growth Management Strategy {RGMS); the proposed subdivisions and rezoning align with the City's Strategic Plan; the proposed subdivisions and rezoning are consistent with the Staging of Development Program; the subject lands have been comprehensively planned; the subject lands represent contiguous growth and the logical extension of services; the subject lands are suitable for urban development; the subject lands are needed for the City to meet growth pressures and to comply with the Provincial Policy Statement (PPS); significant environmental features will be protected and enhanced by buffering; the Region of Waterloo {the delegated authority for source water protection and drinking water) has no objections to the proposed subdivisions from a groundwater perspective; the proposed subdivisions protect the countryside line; a new zoning category has been created to address site specific development concerns expressed through the West Side District Plan Review {2004), including offstreet parking; the proposed subdivisions are designed to be walkable, with trails and walkways connecting to parkland and the proposed elementary school; and, the proposed subdivisions are designed to accommodate transit.

8 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 8 TABLE OF CONTENTS Section 1 Applications Section 2 Background, Policies & Regulations Subsection 2.1 Historical Background Subsection 2.2 Subsection 2.3 Comprehensive Current Use Planning Subsection 2.4 Policies and Regulations Regional Official Policies Plan City of Waterloo Official Plan Official Plan Amendment 37 Columbia Hills and Clair Hills Subwatershed Plans District Plans Columbia Street Extension Class Environmental Assessment Zoning By-law Section 3 Planning and Design Subsection 3.1 Subsection 3.2 Subsection 3.3 Subsection 3.4 Subsection 3.5 Subsection 3.6 Subsection 3. 7 Subsection 3.8 Need Smart Growth Urban Sprawl Lotting Garage Widths and Driveway Widths Impervious Coverage Limits Density Affordable Housing Subsection 3.9 Commercial Land Uses Subsection 3.10 Subsection Subsection 3.12 Industrial Land Uses Public School Errant Golf Ball Mitigation Subsection 3.13 Built Heritage Subsection 3.14 Subsection 3.15 Subsection 3.16 Subsection 3.17 Subsection 3.18 Subsection 3.19 Subsection 3.20 Staging Separation from Hydro Easement Geotechnical Investigation - Large Structures Urban Design Guidelines Public Education 480 Wilmot Line 500 Wilmot Line - Existing Residence

9 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 9 Section 4 Environment Subsection 4.1 Environmental Policies Subsection 4.2 City of Waterloo: Environmental Strategic Plan Subsection 4.3 Determining Environmental Significance Subsection 4.4 Constraint Level One (CL 1) Features Subsection Constraint Level Two (CL2) Features 4.5 Subsection 4.6 Constraint Level Three (CL3) Features Subsection 4.7 Buffer Widths Subsection 4.8 Subsection 4.9 Subsection 4.10 Subsection Subsection 4.12 Subsection Urban Sensitive Wildlife Environmental Sensitive Landscape (ESL) Vista Hills Clair Creek Meadows and Greyerbiehl Birds Wildlife Subsection 4.14 Green Initiatives Subsection Subwatershed 307 Subsection Subsection 4.17 Monitoring Pesticides Section 5 Water Subsection 5.1 Subsection 5.2 Water Groundwater Systems Subsection 5.3 Waterloo Moraine Subsection 5.4 Hydrogeological Assessment and Geotechnical Investigations Subsection Regional Drinking Water Supply 5.5 Subsection 5.6 Regional Wellhead Protection Zones Subsection 5.7 Groundwater Infiltration Subsection 5.8 Subsection 5.9 Subsection 5.10 Road Salt Well and Septic Decommissioning Proposed Clean Water Act Section 6 Transportation Subsection 6.1 Subsection 6.2 Subsection 6.3 Subsection 6.4 Subsection 6.5 Subsection 6.6 Subsection 6.7 Transportation System Road Design Subdivision Traffic Volumes Traffic Calming On-street Parking Wilmot Line Current Traffic Volumes on the Wilmot Line

10 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 10 Subsection 6.8 Subsection 6.9 Columbia Street Columbia Street & Wilmot Line Intersection Subsection 6.10 Access to Commercial Block - Greyerbiehl Subsection Collector Road - West Side Employment Lands Subsection 6.12 Subsection 6.13 Subsection 6.14 Subsection 6.15 Subsection 6.16 Subsection 6.17 Countryside Line Wilmot Line Buffer Erb Street & Wilmot Line Class EA Noise Dust Impacts from the Wilmot Line Hydro Easement Subsection 6.18 Ontario Hydro Land Acquisition - East Collector Subsection 6.19 Subsection 6.20 Subsection 6.21 Subsection 6.22 Subsection 6.23 Sidewalks Emergency Response Emergency Access Trailhead Parking Grand River Transit Section 7 Parks and Open Space Subsection 7.1 Subsection 7.2 Subsection 7.3 Park Locations Parkland Conveyance Recreational Planning Subsection 7.4 Natural Amphitheatre Subsection 7.5 Active Recreation Blocks Subsection 7.6 Neighbourhood Park - Clair Creek Meadows Subsection 7.7 Open Space Subsection 7.8 Trails Section 8 Engineering and Servicing Subsection 8.1 Subsection 8.2 Subsection 8.3 Subsection 8.4 Subsection 8.5 Subsection 8.6 Subsection 8.7 Subsection 8.8 Subsection 8.9 Subsection Subsection Services Water Sanitary Stormwater and Erosion Control Clean Water Collector (CWC) System Tile Drains Geotechnical Comments Regarding Servicing Grading Grading and Servicing Supervision Electrical Services Other Infrastructure

11 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 11 Section 9 Legal and Financial Implications Subsection 9.1 Subsection 9.2 Legal Implications Financial Implications Section 10 City of Waterloo - Strategic Plan Section 11 Recommendations Wilmot Line (Greyerbiehl) Section 12 Recommendations Wilmot Line (Clair Creek Meadows) Section 13 Recommendations & 500 Wilmot Line (Vista Hills) Section 14 General Recommendations APPENDICIES Appendix "A" Minutes - Informal Public Meeting Appendix "B" Appendix "C" Agency Comments West Side Vision Appendix "D" Historical Timeline of Land Use Planning Appendix "E" Appendix "F" Neighbourhood Residential (NR) Zone Standard Subdivision Conditions Appendix "G" Subdivision Conditions - Vista Hills Appendix "H" Subdivision Conditions - Clair Creek Meadows Appendix "I" Subdivision Conditions - Greyerbiehl Appendix "J " Proposed Traffic Calming Feature Locations Appendix UK" Financial - West Side Amphitheatre Park Appendix "L" Appendix "M" Appendix UN" Draft Plan of Subdivision 30T (Greyerbiehl) Draft Plan of Subdivision 30T (Clair Creek Meadows) Draft Plan of Subdivision 30T (Vista Hills) Map 1 Location Map Map 2 Zoning By-law Amendment - Greyerbiehl Map 3 Zoning By-law Amendment - Clair Creek Meadows Map 4 Zoning By-law Amendment - Vista Hills

12 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 12 THECITYOF. Waterloo Development Services DS SECTION ONE: Application 1: APPLICATIONS Greyerbiehl (see inset map) Draft Plan of Subdivision 30T and Zone Change Application Z Wilmot Line, Southwest Ward, hectares (93.03 acres) Activa Holdings Inc. 438 to 519 residential units Application 2: Clair Creek Meadows (see inset map) Draft Plan of Subdivision 30T and Zone Change Application Z Wilmot Line, Southwest Ward, hectares ( acres) Wm. J. Gies Construction 369 to 453 residential units Application 3: Vista Hills (see inset map) Draft Plan of Subdivision 30T and Zone Change Application Z * and 500 Wilmot Line, Northwest Ward, hectares ( acres) Activa Holdings Inc. and Townline Estates 571 to 646 residential units '" also known as 430 All Lands hectares ( acres) 1378 to 1618 units Township of Wilmot Length: ±2.02 km Width: ±0.45 to ±0.80 km

13 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 13 SECTION TWO: BACKGROUND, POLICIES & REGULATIONS 2.1 HISTORICAL BACKGROUND Planning for the west side lands began in the mid-1980's, more than 20 years ago. In 1985, the Region of Waterloo completed a comprehensive Land Needs Analysis which concluded that the City of Waterloo required more land to accommodate urban growth. In 1988, the City completed the West Side Designation Study to accommodate urban growth in western Waterloo. In 1992, the Ontario Municipal Board (OMB) designated the western part of Waterloo "urban area" in the Regional Official Policies Plan (ROPP) to allow for development and urban growth. In 1993, the City developed the West Side Vision (re: Appendix c) and facilitated the completion of the Laurel Creek Watershed Study. In the same year (1993), various landowners in western Waterloo referred their lands to the OMB for designation in the City Official Plan. The OMB designated the Vista Hills lands (among others) "Residential, Open Space, SPA 35 and SPA 37'. The remaining west side lands, including the Clair Creek Meadows and Greyerbiehl lands, maintained their "deferred' status in the Offcial Plan pending additional planning review. In March 1995, Official Plan Amendment 24 (OPA 24) was approved. OPA 24 designated the Clair Creek Meadows and Greyerbiehl lands (among others) "Residential, Open Space, SPA 35 and SPA 37', with the exception of a triangle parcel of land on the Greyerbiehl property which remained "deferred' until the alignment of the final 670 metres of the Columbia Street Extension could be determined through a Class Environmental Assessment. In 1996, Subwatershed Management Plans 309/313 and 314 were completed, as well as the Columbia Hills District Plan. In 1997, the Clair Hills District Plan and the Columbia Street Extension Class Environmental Assessment (EA) were completed. In 2002, Waterloo City Council considered and approved Draft Plan of Subdivision 30T (Vista Hills) with various road accesses to the Wilmot Line. The Region of Waterloo expressed concerns regarding potential traffic and environmental impacts on the Environmentally Sensitive Landscape (ESL) to the north. In response to these concerns, the property owners submitted a revised Draft Plan in 2003 without road access to the Wilmot Line. Council concluded that the revised Draft Plan did not conform to the Columbia Hills District Plan, and initiated a comprehensive District Plan Review for all the lands adjacent to the Wilmot Line south of the ESL. The District

14 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 14 Plan Review examined the opportunities and implications of developing these lands without road access to the Wilmot Line. The District Plan Review included extensive public and agency consultation. In June 2004, Council approved modifications to the Columbia Hills and Clair Hills District Plans, including a road pattern without access to the Wilmot Line. In 2005, an addendum to the Columbia Street EA was completed to modify the Columbia Street/Wilmot Line road alignment from a "T" intersection to a controlled access round-about. The EA addendum was endorsed by the Ministry of the Environment (MOE) and is complete. 2.2 COMPREHENSIVE PLANNING Land use planning on the subject lands has been comprehensive. Watershed and subwatershed planning has been completed. Infrastructure and servicing master planning has been completed. District planning has been completed to guide and direct the nature of land use development in greater detail than is provided in the Official Pian. Land use planning on the subject lands has been inclusive, with significant input from interested stakeholders and the public. Multiple agencies have participated in the land use planning for the subject lands, including the City, Region, Grand River Conservation Authority (GRCA), Ministry of Natural Resources (MNR) and Ministry of the Environment (MOE) in their various capacities. The conclusion of this comprehensive and inclusive land use planning is that the subject lands are suitable for urban development. 2.3 CURRENT USE The subject lands are currently used for agricultural purposes (e.g. cash crop farming). Several farmhouses and barns are located on the lands, which will be removed to accommodate development. There is an existing single detached residence located in the northwest corner of 500 Wilmot Line that is to be retained. 2.4 POLICIES AND REGULATIONS Regional Official Policies Plan (ROPP) Map 6 of the ROPP (Settlement Patterns) designates the subject lands "City Urban Area", where urban land uses, growth and development are contemplated. The 2003 Regional Growth Management Strategy (RGMS) supports the urban area designation on the subject lands. Map 1 of the ROPP (Natural Habitat Network) identifies the Forested Hills woodlands as "Environmentally Sensitive Policy Area

15 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 15 (ESPA) #19', where urban development is not permitted. Map 4 of the ROPP (Water Resource Protection Areas) designates the lands "Sensitivity Area 4' - there are no development restrictions on Sensitivity Area 4 lands, as this designation represents the lowest category with respect to potential for contamination of a regional well. The proposed subdivisions are in keeping with the ROPP, in staff's opinion. City of Waterloo Official Plan (OP) The Official Plan designates the subject lands: "Low Density Residential' - all lands excluding ESPA 19 and Clair Creek - "Open Space" ESPA 19, Clair Creek, and their associated buffers Special Policy Area 35 (SPA 35) - Laurel Creek Watershed policies Special Policy Area 37 (SPA 37) - West Side policies The proposed subdivisions are in keeping with the Official Plan, in staff's opinion. The "Low Density Residential" designation contemplates all forms of residential dwellings ranging from single detached homes to multiple unit apartment buildings. The maximum net density is 100 units per hectare. The maximum height limit of any building is 4 storeys. This designation attempts to allow for a variety of residential building types while maintaining an overall low-rise residential character. The "Open Space" designation contemplates that the lands shall be conserved as parkland, recreational areas, environmentally lands, or woodlots. Traditional urban development is not permitted on lands designated "Open Space". Special Policy Area 35 (SPA 35) implements policies related to the Laurel Creek Watershed Plan. The policies speak to the protection, enhancement and rehabilitation of the natural environment through land use decisions. SPA 35 requires the completion of subwatershed planning as part of new district plans. SPA 35 policies include: to maintain hydrologic conditions as close as possible to existing conditions; to minimize impacts to the water supply aquifer to the extent possible; to maintain infiltration rates as close as possible; to identify, protect and enhance streams and ecological areas with buffers; to protect and maintain the form and function of Constraint Level One areas; to maintain the function of Constraint Level Two areas; best management practices will be required in Constraint Level Three areas; environmental objectives are to be periodically monitored.

16 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 16 Special Policy Area 37 (SPA 37) implements policies related to the West Side Vision (see Appendix 'C'). SPA 37 policies include: embracing the principle of sustainable development; creating a sense of place; preserving natural features and ecological functions; ensuring transportation alternatives and community connectivity; creating a diversity of choices for people to live, work, play and shop; development that is sensitive to topography; preservation of scenic vistas; compact development which creates a convenient and energy efficient environment. Official Plan Amendment 37 (OPA 37) In 1995, the Region approved Official Plan Amendment 24 (OPA 24) to provide land use designations for the Clair Creek Meadows and Greyerbiehl lands (among others). A portion of the Greyerbiehl lands adjacent to the Wilmot Line were designated "Deferred I No Land Use Designation" pending the determination of the alignment of the final 670 metres of the Columbia Street Extension (see inset map). In October 1997, following the Columbia Street Class Environmental Assessment, the City completed Official Plan Amendment 37 (OPA 37) to designate these lands "Residential, SPA 35 and SPA 37'. In December 1997, the Region reviewed OPA 37 and advised that a ROPP Amendment would be required to implement OPA 37, given Columbia Street was designated as a Regional Corridor in the ROPP. At the time, the Region advised that they did not object to the "Residential, SPA 35 and SPA 37' designation. In 1999, City Official Plan Amendment 42 (OPA 42) was passed to revert Columbia Street (among others) Regional road to a City road. from a Since 1999, it appears that OPA 37 has remained an open but inactive both the Region and the file at City, potentially as a result of staff turnover. OPA 37 has proceeded through Lands subject to OPA 37

17 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 17 a full public planning process. In staff's opinion, it represents "good planning" to apply a designation to these lands, and the appropriate designation is "Low Density Residential, SPA 35 and SPA 37'. In addition to the subdivision and rezoning applications being considered in this report, it is recommended that the Region of Waterloo immediately approve OPA 37 to designate the lands on the inset map "Low Density Residential, SPA 35 and SPA 37'. Columbia Hills and Clair Hills District Plans In , the City of Waterloo reviewed the Columbia Hills and Clair Hills District Plans to evaluate opportunities and implications of developing the subject lands without road access to the Wilmot Line. The Columbia Hills and Clair Hills District Plans were subsequently modified after considering various planning matters related to the natural environment, community design, transportation system, servicing, and the Wilmot Line. The primary modification is a collector transportation system concept without road access to the Wilmot Line (inset map). The District Plan states that the exact location of land uses and roadways will be determined through the consideration of Draft Plans of Subdivision. Translt Route... N. ESPA Roundabout School Site Stormwater Facility 111!1 Park Site Convenience Commercial Multiple Residential Block P CC MR ESPA Buffer - Clair Creek Headwaters ll

18 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 18 Key District Plan objectives include: subwatershed approach to land use planning; retention of ESPA 19 (Forested Hills) and significant environmental features; protection of the headwaters of the north branch of Clair Creek; buffering of significant environmental features; facilitation of groundwater recharge through infiltration; west collector and east collector road concept (no road access to the Wilmot Line); modified grid road network to draw traffic out of the subdivisions to collector roads; implement countryside line concept; safe, pedestrian-friendly communities; mixture of lot sizes, housing types and densities; functional open space and parkland; efficient and cost-effective use of services; community awareness and stewardship. The proposed subdivisions are in keeping with the District Plans, in staff's opinion. Subwatershed Plans Section of the Official Plan requires the completion of subwatershed plans in conjunction with new district planning. Subwatershed plans focus on individual drainage areas within the Laurel Creek Watershed, and provide more detailed implementation policies. The majority of the subdivisions are located within Subwatershed 313 and 314 (1 10 ha). A small portion is located within Subwatershed 307, 308 and 309 (3 ha). Consideration has been given to the subwatershed management plan policies and guidelines during the review of the proposed subdivisions, in conjunction with more detailed information provided by site specific environmental, hydrogeological and geotechnical assessment. The proposed subdivisions are in keeping with the Subwatershed Management Plans, in staff's opinion. Columbia Street Extension Class Environmental Assessment (EA) In 1997, the City of Waterloo completed a comprehensive public process to determine the final road design and alignment for Columbia Street from Erbsville Road to the Wilmot Line. In 1998, Columbia Street was extended westward from Erbsville Road almost halfway to the Wilmot Line. In 2004, as part of the West Side District Plan Review, an addendum was undertaken to the Columbia Street Extension EA to modify the intersection of Columbia Street and the Wilmot Line.

19 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 19 The addendum study was undertaken in concert with the West Side District Plan Review. The intersection of Columbia Street and the Wilmot Line was modified to a "round-about" design to support an internal collector road system. The Columbia Street I Wilmot Line intersection will be designed to restrict turning movements so that the subdivisions will not contribute to traffic on the northern portion of Wilmot Line. The Ministry of the Environment advised the City in March 2005 that the EA Addendum was acceptable and that the City could continue to implement the project. The proposed subdivisions are in keeping with the Columbia Street Extension Class EA, in staff's opinion. Zoning By-law The subject lands are currently zoned Agricultural "A" in By-law No. 878A. The property owners are requesting that the City create a new zoning category specifically tailored to the subject lands to address site specific development concerns expressed through the West Side District Plan Review (2004), including off-street parking. Development Services has crafted a new zoning category titled the 'Neighbourhood Residential (NR)' zone for the subject lands (attached as Appendix ' E '). The proposed NR zone balances West Side Vision principles with lot development issues raised through the West Side District Plan Review. The proposed NR zone permits a range of dwelling types (singles, semis, duplexes, townhouses, townhouse-linear), various institutional uses, and home occupations. Zoning will be applied as follows: Low Density Residential Blocks to be zoned Neighbourhood Residential "NR" Multiple Residential Blocks Parks and Parkettes to be split zoned Multiple Residential-Four "MR-4" Neighbourhood Residential - Townhouses "NR-T" to be zoned Green Two "G2" and Stormwater Management Facilities to be zoned Green Two "G2" Green Space and Open Space to be zoned Green One "G1" Elementary School to be zoned Neighbourhood Residential "NR" Blocks 71, 72, 73 (Vista Hills) to be zoned Neighbourhood Residential UNR" with site specific provisions to allow mixed use commercial/residential uses

20 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 20 Block 37 (Greyerbiehl} to be zoned Convenience Commercial-Four "CC-4" with site specific provisions* Block 46 (Greyerbiehl} to be zoned Industrial One-Four "11-4" with site specific provisions*** site specific provisions prohibiting dry cleanmg, photography studios, and parking facility. ** site specific provisions permitting main floor variety store and offce uses. site specific provisions prohibiting dry cleaning and laundry plant, printing or publishing, service and repair establishments, transportation services and truck depot, and vehicle service and repair. SECTION THREE: PLANNING AND DESIGN 3.1 NEED The Provincial Policy Statement 2005 (PPS) requires municipalities to designate lands for 10 years of residential growth, and to maintain at least a 3 year supply of residential units in new development areas which are draft approved or registered. As of January 1, 2006, the City's supply of registered and draft approved lots is estimated to be 1.76 years for singles I semis and 2.91 years for townhouses (based on our 10 year building permit average). The City's current supply of registered and draft approved lots does not maintain the 3 year supply set out in the PPS. Another Provincial planning initiative, 'Places to Grow', provides for new development in greenfield areas where and when it is needed. While 'Places to Grow' promotes infill and intensification, it still recognizes that up to sixty percent (60%) of new development will need to be accommodated on greenfield lands outside of the current built boundary to meet growing populations. Within the City of Waterloo, additional greenfield lands need to be developed to meet the land supply policies set forth in the Provincial Policy Statement (PPS). The Planning Act requires that municipal decisions affecting planning matters be consistent with the PPS. If all the lands in the Staging of Development program designated "expected municipal consideration in 2006" receive draft approval, the City's supply of registered and draft approved lots is estimated to be 4.16 years for singles I semis and 4.10 years for townhouses, less any building permits issued since January 1, The proposed subdivisions (Vista Hills, Clair Creek Meadows, Greyerbiehl) represent 95% of the lots designated in the Staging program as "expected municipal consideration in 2006". The proposed subdivisions are required if the City intends to increase its low-rise residential lot supply in accordance with the Provincial Policy Statement (PPS).

21 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 21 The proposed subdivisions represent approximately 23% of all remaining greenfield lots in the City of Waterloo. If all greenfield lands in the entire City are considered, it is estimated that the City has a 9.24 year supply of greenfield lots as of January 1, However, considering servicing and other constraints, the City may only have sufficient lots until to meet building permit demands, following which greenfield building permits are expected to continue at the rate determined by lot availability. The sufficiency of lots until is dependant upon all lands within the Staging of Development program receiving subdivision approval as anticipated, including the Vista Hills, Clair Creek Meadows and Greyerbiehl subdivisions receiving approved in SMART GROWTH Some residents are suggesting that the proposed subdivisions do not represent "smart growth". Development Services provides the following brief response. Smart growth is a vaguely defined termed premised on managing growth in a way that balances the goals of economic prosperity, environmental sustainability and social equity. Smart growth includes efficient and effective development of greenfield lands within designated urban areas, based on comprehensive land use planning. Smart growth should not be construed to mean that urban greenfield growth is inappropriate - it is appropriate if it is comprehensively planned and managed. Economic prosperity includes greenfield residential plans of subdivision. Environmental sustainability strives to achieve ecological diversity within natural systems and the conservation of significant environmental resources. Social equity provides citizens with choice, such as where they live, where they work and how they move from place to place. In staff's opinion, the proposed subdivisions are in keeping with "smart growth" objectives. The subdivisions: represent contiguous growth (new development to occur adjacent to existing built-up areas - PPS); represent the logical extension of services and infrastructure; minimize the under-utilization of municipal resources and services; manage development so that it occurs in a logical sequence (ROPP); development based on comprehensive land use planning (see Sections 2.1 and 2.2); protects significant environmental features; and, provide housing and transportation choices to local citizens. 3.3 URBAN SPRAWL Some residents are suggesting that the proposed subdivisions represent "urban sprawl". Development Services provides the following brief response. Urban sprawl is a vaguely defined term that is often used in a negative connotation to describe all

22 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 22 types of greenfield growth. This is misleading, as not all greenfield growth is negative. The subject lands are located within the designated urban boundary where subdivision development is to occur - the urban boundary has been comprehensively planned with extensive public and agency consultation. As discussed in Section 3.1, there is a need for additional greenfield development in the City of Waterloo to accommodate urban growth pressures. The lands have been comprehensively planned, are contiguous to existing developed areas, and represent the logical extension of services and infrastructure. Such growth should not be used in a negative connotation, in staff's opinion. Development Services recognizes that greenfield development typically consumes more land than brownfield re-developments because of lower densities, contributing to the characterization of greenfield development as "sprawl". However, the issue of density is complex. Densities are often dictated by planning constraints, community desires, and market forces. With respect to community desires, the public discussion which shaped the West Side District Plan Review (2004) scoped the density of development on these lands to approximately 1800 dwelling units, notwithstanding the Official Plan would permit up to 13,268 dwelling units (re: Policy units per hectare). The reduced density responds to site specific planning constraints and attempts to balance competing planning objectives. Balancing site specific constraints, localized planning objectives and public desires means that the density of the proposed subdivisions will be "low" (1378 to 1618 units). With respect to market forces, many households indicate a preference for the suburban lifestyle reasons cited include land ownership, personal amenity space, newer schools, parkland, lower ambient noise, and increased privacy (among others). There are differing views on managing municipal growth. The City of Waterloo has taken steps to facilitate and promote inward redevelopment and intensification (e.g. the Height & Density Policy Study). But these initiatives alone will not be sufficient to accommodate the population growth forecasted by the Province's Places to Grow and the Regional Growth Management Strategy (RGMS). Greenfield development within the designated urban boundary, such as the proposed subdivisions, will be required to accommodate the forecasted population growth. In staff's opinion, the development of the subject lands should be characterized as needed, comprehensively planned and contiguous greenfield development within the designated urban area.

23 $ West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page LOTTING Trends The demand for new homes coupled with a diminishing land supply is one of the factors that is resulting in steadily increasing lot prices. In response to this trend, developers are proposing smaller lot frontages (e.g teet) in an attempt to provide more affordable housing product to consumers. Lot Frontage A minimum lot frontage of metres (36 feet) is required to accommodate a single detached home with a double car garage. A minimum lot frontage of 9.75 metres (32 feet) is required to accommodate a single detached home with a garage-and-a-half. Rear Yard Dwellng The proposed Neighbourhood Residential "NR" zone reflects these lot frontages. In order to provide a single car garage option, the proposed "NR" zone permits a single car garage if a minimum 10.0 metre front yard setback is provided to allow two (2) tandem parking spaces in the driveway (see inset drawing). Semi-Detached Dwellings and Townhouses % :.. & '. :j vwx 10 metf8 Front Yard The developers are requesting that semi-detached dwellings and townhouse dwellings be permitted with single car garages. In order to provide two (2) parking spaces in the driveway, the developers are proposing tandem parking without a sidewalk. to accommodate on-site parking. The District Plan does not support the removal of sidewalks Development Services supports the West Side Vision objective of designing communities with people in mind, rather than vehicles. Staff do not support the developer's request, citing the following community planning benefits of sidewalks: 1. sidewalks provide for more walkable, liveable and accessible communities; 2. sidewalks provide safe, convenient, accessible, comfortable, reliable and inviting pedestrian environments; 3. sidewalks increase the range of transportation choices of residents; 4. sidewalks encourage community interaction; 5. sidewalks facilitate independent travel for children, persons with disabilities, and the elderly, creating both social and psychological benefits for these persons;

24 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page sidewalks encourage walking which is often the most realistic means by which most people can get their daily exercise, leading to increased health and well being; 7. walking on sidewalks is often the fastest and most effcient way to perform short trips; 8. walking promotes community safety by providing more eyes on neighbourhood properties; 9. people walking on sidewalks can have the effect of slowing traffc as motorists tend to decrease their speeds in pedestrian areas; 10. pedestrian travel reduces automobile traffic, noise, and impacts on the environmental (e.g. reduced vehicle emissions); and, 11. semi-detached and townhouse dwellings are generally recognized as "entry level homes" that are attractive to young families with children, who benefit from the safety the sidewalk provides when playing (e.g. riding a tricycle). Staff recommend that sidewalks be required in accordance with the City's Sidewalk Policy (2005), not based on land uses as requested by the developers. As such, the minimum lot frontages for semi-detached dwellings and townhouse dwellings in the proposed NR zone are based on the objective of providing a minimum of 3 parking spaces on each lot. Lotless Blocks The developers are proposing lotless blocks, a standard practice for Draft Plans of Subdivision. This practice allows developers to respond to market needs and site specific building conditions. Given the proposed frontage regulations in the recommended "NR" zone, Development Services does not object to the concept of lotless blocks in the proposed subdivisions. 3.5 GARAGE WIDTHS AND DRIVEWAY WIDTHS As a primary land use planning objective, all development should provide sufficient onsite parking to accommodate the needs of that development. For the City of Waterloo, this objective is conveyed through our Official Plan policies: Section : "to ensure adequate on-street and off-street parking'' Section 4.7.2: "Council will continue to set off-street parking requirements to meet the particular parking demands normally generated by various uses of land'

25 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 25 This objective is implemented through parking regulations in the Zoning By-law. proposed "NR" zone regulates garage widths and driveway widths, as outlined in the The table below. The proposed regulations provide for a minimum of 3 parking spaces on every lot - one or more in the garage, plus two in the driveway. Minimum Garage Width" Minimum Driveway Width Single Detached Dwelling metres (18.7 feet) 5.48 metres (18 feet) Small Lot Single Detached Dwelling 4.28 metres (14.0 feet) 5.07 metres (16.6 feet) 5.70 Semi Detached Dwelling 4.28 metres (14.0 feet) 5.07 metres (16.6 feet) Duplex Dwelling metres (18.7 feet) 5.48 metres (18 feet) 5.70 Townhouse Linear Dwelling 4.28 metres (14.0 feet) 5.07 metres (16.6 feet) * The depth of a garage is also regulated - minimum 6.25 metres (20.5 feet) A garage width of 4.28 metres allows for a garage-and-a-half. A garage-and-a-half accommodates some garage storage and one parked vehicle. A garage width of 5.70 metres allows for a double car garage. A minimum driveway width of 5.07 metres allows for two vehicles to be parked side-by-side in the driveway. Where at least a 10.0 metre front yard setback is provided, the "NR" zone would permit a single car garage. The 10.0 metre front yard setback allows 2 vehicles to be parked in tandem in the driveway. A single car garage has a minimum width of 3.55 metres (1 1.6 feet). A minimum driveway width of 3.65 metres is proposed where a single car garage is constructed. 3.6 IMPERVIOUS COVERAGE LIMITS Development Services is recommending that no impervious coverage regulation be applied to the subject lands in the Zoning By-law given at-source infiltration is not feasible on the majority of the lands due to the low permeable till cap. Stantec Consulting Ltd. has completed a sensitivity analysis with respect to impervious coverage. Based on the modeling, increasing the assumed level of imperviousness results in a relatively minor impact on the capacity of the proposed infiltration system to function as designed. Even with an impervious coverage of 75%, the analysis indicated that the Clean Water Collector system can match pre-development infiltration volumes. Note, the proposed "NR" zone requires 30% or more of every residential lot to be "Landscaped Area" (i.e. grass, flowers, trees, shrubs and similar horticultural purposes), indirectly creating an impervious coverage regulation. 3.7 DENSITY The Land Supply Height & Density Study* recommended "that existing land within the urban boundary be used more intensively in order to extend the time until the land

26 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 26 supply is exhausted'. Intensifying lands through increased densities achieves more efficient and effective land use patterns, an objective of the Provincial Policy Statement. The Province's "Places to Grow" initiative seeks to create more compact urban forms through infill and intensification of previously developed areas, coupled with higher density greenfield developments. "Places to Grow" contemplates a minimum of 50 persons/jobs per hectare in greenfield areas for the entire community. The proposed subdivisions are anticipated to yield an average density of 33.9 persons per hectare (excludes jobs). The lower density is attributed to balancing site specific constraints, localized planning objectives and public desires as discussed in Section 3.3. * DS approved by Council in October 2000 With respect to dwelling units: Minimum Density {estimate ) Maximum Density {estimate ) Greyerbiehl units per hectare units per hectare Clair Creek Meadows units per hectare units per hectare Vista Hills units per hectare units per hectare * excludes environmental lands 3.8 AFFORDABLE HOUSING The Provincial Policy Statement (PPS), which the City must be consistent with, and the District Plans seek to ensure affordable housing units are provided within new developments. Opportunities for affordable housing units exist through medium and higher density housing forms and lots with smaller frontages. To provide affordable housing opportunities, a range of housing types are proposed including: semi-detached, townhouses and walk-up apartments. In addition to these medium density housing forms, the proposed "NR" zone permits smaller frontages (e.g feet) if two (2) tandem parking spaces can be accommodated in the driveway on deeper lots. 3.9 COMMERCIAL LAND USES Commercial Land Uses The Official Plan contemplates new residential neighbourhoods with convenient access to commercial areas. In an effort to provide for convenience commercial opportunities within walking distance of most homes, two commercial blocks are proposed. The first is Block 45 (1.16 ha) in Draft Plan of Subdivision 30T (Greyerbiehl). This block will permit convenience commercial uses to serve the day-to-day needs

27 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 27 of local residents, offces to provide employment and service opportunities, and residential dwellings above the second storey. The second is Blocks 71, 72 and 73 in Draft Plan of Subdivision 30T (Vista Hills). These blocks will permit mixed use buildings, allowing convenience and office commercial uses on the ground floor to serve the day-to-day commercial needs of the immediate neighbourhood. These blocks are conveniently located near the planned west side trail system, including the trail linkage through the ESPA neck to the Columbia Forest One neighbourhood. While the zoning will provide for the opportunity to develop a small variety store, many "corner store" type commercial uses in newer residential neighbourhoods struggle due to their limited market base and need to compete for consumer dollars with local neighbourhood shopping centres (e.g. food stores). The success of such a store will depend on local residents embracing and frequenting the store for their day-to-day shopping needs. Home Occupations Changing economic, social and technological trends have resulted in a growing number of people working from their homes. In an effort to promote a mix of housing and employment opportunities, the proposed "NR" zone contains home occupation regulations. Home occupations are restricted to the uses listed in Appendix 'E' INDUSTRIAL LAND USES Block 46 - Greyerbiehl Draft Plan of Subdivision 30T (Greyerbiehl) includes a 0.43 hectare triangular block south of Columbia Street to be zoned for industrial uses in conformity with the Official Plan. Given MOE separation guidelines between industrial uses and residential lands, only Class I industrial facilities may be located on Block 46, which are characterized as small scale, self-contained day-time operations that have low probability of emissions and infrequent movement of products and/or heavy trucks, and require no outdoor storage. It is recommended that Block 46 be zoned Industrial One "11" with site specific provisions prohibiting: dry cleaning and laundry plant printing or publishing service and repair establishments transportation services and truck depot

28 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 28 vehicle service and repair As conditions of subdivision approval, Block 46 will be identified as a future development block that shall only develop in conjunction with abutting lands, and a 0.3 metre reserve will be taken along the streetline of Block 46 to control points of vehicular access I egress. West Side Employment Lands (Adjacent Lands) Employment lands are planned and designated in the Official Plan to the south of the subject lands, between Erb Street and Columbia Street. These employment lands will include industrial, office and highway commercial uses. The Ministry of the Environment (MOE) establishes separation distances between sensitive land uses (e.g. residential) and industrial lands (re: Guideline D-6: Compatibility Between Industrial Facilities and Sensitive Land Uses). When development applications are submitted for the employment lands south of Columbia Street, the applications will need to be assessed against the MOE separation guidelines and potential impacts from noise, dust and odour to facilitate land use compatibility with Draft Plan of Subdivision 30T (Greyerbiehl) PUBLIC SCHOOL The Waterloo Region District School Board has identified the need for an elementary school on the Greyerbiehl lands. The Board has requested that a neighbourhood park be located next to the school site to allow for joint recreational opportunities. A 2.44 ha school site is proposed in Draft Plan of Subdivision 30T (Greyerbiehl) on Block 49. The principle access is off of Sweet Gale Street, with secondary access off of Ladyslipper Drive (east collector). The School Board is satisfied with the shape and size of Block 49. The School Board's 2006 Development Charges Background Study identifies the purchase of Block 49 in 2010 and construction of the elementary school in The school is anticipated to accommodate approximately 400 pupils. The Waterloo Region District School Board is requesting that a trail linkage be provided between the proposed school and St. Moritz Avenue. This will facilitate pedestrian connectivity between the proposed school on Block 49 and the proposed school on Bernay Drive in the Clair Meadows subdivision. Sidewalks will provide an on-street pedestrian route from the proposed school to St. Moritz Avenue. A municipal trail may also be constructed on the hydro easement lands (Block 63) to provide an off-road pedestrian route to St. Moritz Avenue.

29 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 29 The Waterloo Region District School Board has requested that the proposed trail through the "neck" of ESPA 19 include lighting to facilitate the safety of school users between the subject lands to Columbia Forest One. The primary pedestrian route for school users will be through the ESPA neck to Columbia Forest One, then north on Erbsville Road to Laurel Creek Village (Sir John A. MacDonald Secondary School and Abraham Erb Public School). As a condition of approval, the Owner of Draft Plan of Subdivision 30T (Vista Hills) will be required to install electrical conduit to accommodate the future installation of lights in conjunction with the extension of the trunk sanitary sewer through the ESPA neck ERRANT GOLF BALL MITIGATION In April 1993, Waterloo City Council agreed to lease approximately 21 hectares of land abutting the Wilmot Line to the Waterloo Golf Academy for a 9-hole golf course. The lease expires in June 2015, with a buy-out option beginning in Following the expiration of the lease, the lands will be available for the development of employment uses (e.g. industrial and offce) as contemplated in the Official Plan. As such, the golf course is considered an interim land use. The Waterloo Golf Academy is located immediately south of the planned Columbia Street Extension. Holes 7 and 8 run parallel to Columbia Street, creating the potential for errant golf balls to stray into Draft Plan of Subdivision 30T (Greyerbiehl). Policy 11.4 in the Clair Hills District Plan requires the completion of an errant golf ball analysis prior to the registration of Draft Plan of Subdivision 30T (Greyerbiehl) and/or the extension of Columbia Street. Prior to registration, the developer will be required to complete an errant golf ball analysis to determine zones of impact and recommended mitigation measures, to the satisfaction of the City. Mitigation measures could include landscaping, fencing, netting and/or signage. Mitigation measures will be included in the construction tender for Columbia Street as a contingency cost to be funded from development charges. Should the cost of the mitigation measures exceed available contingency costs, the exceeded costs will be funded by the developer up to the cost of the mitigation measures. As a condition of the land lease, the Waterloo Golf Academy is required to obtain liability insurance and name the City as a co-insured. The Waterloo Golf Academy also agrees to indemnify and save harmless the City from any and all manner of claims, damages, loss, costs, charges and liability whatsoever in connection with the

30 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 30 Waterloo Golf Academy's use of the lands. The owner of Draft Plan of Subdivision 30T (Greyertiehl) will be required as a condition of approval to indemnify the City against any action or claim brought against the City in respect of injuries or damages to persons or property as a result of errant golf balls entering the residential subdivision BUlL T HERITAGE The City's Municipal Heritage Committee has expressed an interest in the single detached dwelling at 340 Wilmot Line (Draft Plan of Subdivision 30T Clair Creek Meadows). This built heritage interest relates to the age of the structure, which appears to have been constructed in the 1800's. As a condition of approval, a heritage evaluation of the architectural qualities warranting preservation. house will be required to determine any historical and/or If the dwelling is deemed to be worthy of preservation, the Municipal Heritage Committee can initiate efforts to retain the dwelling at the discretion of the owner. If the dwelling is deemed not to be significant, a condition will be applied to the subdivision approval to provide the City with an opportunity to its demolition. photograph the exterior and interior of the residence prior to 3.14 STAGING As a condition of approval, the developers will be required to prepare a Subdivision Staging Plan to coordinate the construction of infrastructure, servicing and land uses in a logical and contiguous manner. At the time of preparing this report, the owners had not determined how the subdivisions are proposed to be staged given uncertainties in the housing market and the complexities of coordinating the construction of infrastructure. It is anticipated that the southern portion of Draft Plan of Subdivision 30T (Greyerbiehl) will be Stage 1, as these lands can be serviced from the Clair Hills subdivision. The remaining lands require sanitary services to be extended through the neck of ESPA 19 from Columbia Forest Court, suggesting that the southern portion of Draft Plan of Subdivision 30T (Vista Hills) will be Stage 2. Coordination of required stormwater management facilities will need to be considered when determining potential staging. At least two means of vehicular access will be required for each stage of the development to accommodate municipal emergency response requirements.

31 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page SEPARATION FROM HYDRO EASEMENT Hydro One advises that the separation requirements from hydro towers and distribution lines are accommodated within the existing easement. No additional setbacks are required GEOTECHNICAL INVESTIGATION - LARGE STRUCTURES Further geotechnical investigations should be carried out for large structures such as schools, commercial buildings or apartments, in order to provide specific recommendations for design of the foundations for these structures. Such geotechnical investigations will be required as a condition of subdivision approval URBAN DESIGN GUIDELINES Although architectural controls are not typically implemented through Draft Plans of Subdivision, the City has recognized the need for some measures that: guide builders; provide urban form consistency; and. implement the West Side Vision. Council has approved urban design guidelines for the Columbia Hills District and Clair Hills District. The developer may elect to use the existing design guidelines or update the urban design guidelines to reflect their subdivision, prior to registration and in accordance with the West Side Vision PUBLIC EDUCATION The District Plans contemplate the use of public education to disseminate information to neighbourhood residents. As a condition of subdivision approval, builders will be required to attach the following educational material to Agreements of Purchase & Sale: a Lot Development Pian for the property a District Concept Plan a final grading plan (illustrating the immediate area - within 30 metres of the site) the pertinent Zoning By-law the Living With Nature In West Side Waterloo: A Good Neighbour's Guide the City's Alternatives to Pesticides Guide It's Your Neighbourhood Guide City of Waterloo Fence By-law and Building A Fence Booklet Water, Ours to Protect: A Guide to Water Resources Protection Facts About Waterloo Region's Drinking Water Quality Regional Pesticides By-law

32 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 32 Regional By-law Respecting the Outdoor Use of Water information regarding parks, public transit and the natural amphitheatre On-site signage will also provide educational information to residents and visitors. Warning clauses will be applied to certain lots regarding matters such as dust and noise Wilmot Line The residential property at 480 Wilmot Line is located outside Draft Plan of Subdivision 30T (Vista Hills). The owners have earlier requested that they not be included within the plan. The proposed Vista Hills Draft Plan of Subdivision has been designed to allow for the incorporation of 480 Wilmot Line at some point in the future Wilmot Line - Existing Residence The existing residence at 500 Wilmot Line was originally within Draft Plan of Subdivision 30T-97024, but was removed through the redlined re-submission in As such, the City does not have the ability to apply conditions to this residence. The property continues to be included in Zone Change Application Z-00-05, and will be rezoned to "NR". As a condition of subdivision approval, a 0.3 metre reserve will be required along the streetline frontage of Block 33. Should a consent or part lot control application be submitted for Block 33, the City will require that a minimum 6.1 metre wide "driveway block" be provided to the residence that has sufficient shape and grades to accommodate a vehicular access and municipal services. The City will require sufficient building setbacks to avoid nuisances should the said block be developed as a driveway. The 0.3 metre reserve will not be lifted on the driveway block, but will be lifted for the lots created by the consent or part lot control exemption. In order for the 0.3 metre reserve to be lifted from the driveway block, the owner of 500 Wilmot Line will need to demonstrate that lifting the said reserve represents "good planning" and is in the best interests of the City, to the satisfaction of Waterloo City Council. The Township of Wilmot is requesting that the existing driveway to the Wilmot Line be closed if the said reserve is to be lifted in the future.

33 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 33 The septic system for 500 Wilmot Line is located on Block 32. Blocks 32 and 33 will be frozen until such time as the septic system is decommissioned and the dwelling at 500 Wilmot Line is connected to municipal sanitary and water services, and the owners cost. The property owner has advised that they intend to connect to municipal services when they are available. SECTION FOUR: ENVIRONMENT 4.1 ENVIRONMENTAL POLICIES Provincial, Regional and City planning policies seek to protect, enhance and maintain significant environmental features and functions as part of development applications. Simply put, the objective is to minimize development impacts on the natural environment. To minimize impacts, development must be comprehensively planned and sustainable from an environmental perspective. To implement this objective, municipal policies designate significant woodlands, meadowlands, wetlands and environmentally sensitive areas as open space where development is not permitted. Municipal policies also seek to protect environmentally important resources, such as water quality and quantity (e.g. municipal drinking water supplies). The Region's Ecological & Environmental Advisory Committee (EEAC) and the City's Citizen's Environmental Advisory Committee (WCEAC) have reviewed the supporting environmental and hydrogeological reports and are satisfied that the proposed subdivisions include measures to mitigate environmental impacts and protect significant natural features and functions. 4.2 CITY OF WATERLOO: ENVIRONMENTAL STRATEGIC PLAN The City's Environmental Strategic Plan was adopted in 2002 to guide and prioritize strategic actions for the environment now and into the future. The City has made concerted efforts to ensure that environmental matters are assessed at the forefront of development applications, and natural resource impacts are considered before making decisions. The Environmental Strategic Plan does not preclude or prevent development. It fosters sustainable development and watershed-based planning. The Plan recognizes the importance of protecting, enhancing and maintaining lands that serve important ecological functions while accommodating new development. The Plan also promotes public environmental awareness.

34 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page DETERMINING ENVIRONMENTAL SIGNIFICANCE In order to determine environmental significance, natural features and functions are evaluated and classified as: (a) Constraint Level One (CL 1) - these are "preservation areas" intended to preserve, enhance and protect important environmental features from land use impacts that would detrimentally alter or impair their size, physical form, ecological functions and/or quality. Traditional urban development is not permitted within CL 1 areas or their associated buffers, with the exception of public services. (b) Constraint Level Two (CL2) - a certain level of development. these are "conservation areas" intended to allow CL2 features may be altered with respect to size and physical form, provided the ecological function is protected and maintained. (c) Constraint Level Three (CL3) - these are "management areas" which do not serve specialized ecological functions. Land use development is permitted within CL3 areas, subject to the use of environmental best management practices. 4.4 CONSTRAINT LEVEL ONE (CL 1) FEATURES With respect to the subject lands, the Forested Hills ESPA 19 and Clair Creek are considered Constraint Level One (CL 1) features. (a) E.S.P.A The Region of Waterloo designated the Forested Hills woodlands Environmentally Sensitive Policy Area 19 (ESPA 19) in The ESPA consists of upland deciduous forest, undulating hills and intermittent wetlands. The ESPA boundary follows the dripline of the native forest. The ESPA designation is supported by the Open Space designation in the City's Official Plan, which prevents development of the ESPA. In order to preserve the ESPA, it will be zoned Green One "G1" and conveyed to the City of Waterloo for municipal open space purposes. (b) Clair Creek - The north branch of Clair Creek originates on Draft Plan of Subdivision 30T (Clair Creek Meadows) and traverses the southeast corner of Draft Plan of Subdivision 30T (Vista Hills). Where the creek enters the neck of ESPA 19 on the Vista Hills lands, it becomes a "losing stream" due to the exposed sands at surface which infiltrate creek water to the deep

35 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 35 aquifer system. Only during the spring snowmelt and significant rain events will the creek flow through the ESPA to the downstream channel. In order to preserve the creek, it will be zoned Green Two "G2" and conveyed to the City of Waterloo for municipal open space and stormwater management purposes. Ecological buffers are provided to enhance and protect ESPA 19 and Clair Creek. The buffers for ESPA 19 range from 12 metres to 115 metres (Section 4.7 provides further discussion on environmental buffers). The buffer for Clair Creek is 15 metres from top-of-bank, in accordance with municipal and subwatershed policies relating to intermittent creek systems. A post-and-wire fence was installed by the property owners in May 2005 along the boundary of the preliminary ESPA buffer. The fence was installed at the request of Development Services in an effort to keep agricultural practices away from the ESPA and allow natural succession to occur adjacent to the ESPA. The fence will remain post-development. Where the buffer has been increased in Draft Plan of Subdivision 30T (Vista Hills), the fence will be moved by the landowners to reflect the adjusted buffer boundary. 4.5 CONSTRAINT LEVEL TWO (CL2) FEATURES With respect to the subject lands, the kettle depression in the centre of Draft Plan of Subdivision 30T (Greyerbiehl) and the eastern boundary of Draft Plan of Subdivision 30T (Vista Hills) are considered Constraint Level Two (CL2) features. (a) Kettle Depression the kettle depression in the centre of Draft Plan of Subdivision 30T (Greyerbiehl) is labeled as a meadow marsh in Subwatershed Plan 313. Through the EIS, it was determined that this feature does not function as a meadow marsh, but rather as flooded field. The only ecological function being provided is as a temporal open water function. This kettle depression will be removed, and it's open water function replicated in the stormwater management ponds to the north, which will be designed as constructed wetlands. The GRCA has reviewed it's Wetland Policy and does not object to the removal of this kettle depression subject to obtaining a permit under 0. Reg (Development Interference with Wetlands and Alterations to Shorelines and Water Course Permit).

36 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 36 (b) Recharge Area - the eastern boundary of Draft Plan of Subdivision 30T (Vista Hills) has sands at surface where direct infiltration occurs to the deep aquifer system. Based on the Geotechnical Investigation, the sand areas are limited to: the green space where the stormwater management ponds will be located; the residential lands on Ladyslipper Place; and, the area around the amphitheatre. In accordance with Official Plan policy , residential development is permitted on regional groundwater recharge areas provided the development is limited to forms which minimize imperviousness. Development in these areas will be limited to single detached housing, parkland and open space. The proposed Clean Water Collector system and the perimeter infiltration system incorporated into the stormwater management facilities will maintain pre-development recharge rates. As the local delegated authority for source water protection, the Region of Waterloo does not object to development on the CL2 recharge areas provided pre-development infiltration rates are maintained. 4.6 CONSTRAINT LEVEL THREE (CL3) LANDS All remaining lands within the proposed subdivisions are considered Constraint Level Three (CL3) where development is permitted (e.g. agricultural fields). 4.7 BUFFER WIDTHS Ecological buffers are determined on a site specific basis, and may vary in size depending on the context. In order to ensure that environmental features are adequately protected, buffers are considered open space in the Official Plan and will be zoned in accordance with the related environmental feature as Green One "G1" or Green Two "G2". The buffers in Draft Plan of Subdivision 30T (Greyerbiehl) and Draft Plan of Subdivision 30T (Clair Creek Meadows) were determined through an environmental analysis completed in a Scoped Environmental Impact Study (EIS). The buffers range in width from 15 metres to 115 metres. The recommended buffers are sized to protect root zones, tree canopies, slopes, and catchment areas of wetlands. The buffers in Draft Plan of Subdivision 30T (Vista Hills) were conveyed to the City of Waterloo in July The buffers were established in accordance with Subwatershed Management Plan 313 at "1.5 x the dripline" to protect the size and physical form of ESPA 19. The buffers conveyed range in width from 9 metres to 11 metres. Notwithstanding the previous conveyance, the owners of Draft Plan of

37 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 37 Subdivision 30T (Vista Hills) have amended the proposed subdivision to provide increased buffers. The revised buffers range in size from 12 to 52 metres. Next to Blocks 47, 48, 57 and 58 (proposed single detached lots), the revised buffers range in size from 12 to 30 metres. The owners have retained an ecologist to verify that the buffers are sufficiently sized. The ecologist is of the opinion that the proposed buffers will protect and maintain ESPA 19 post-development, recognizing that the forest is transitioning to an urban woodlot and some urban-sensitive species will be displaced. With respect to Vista Hills, the subdivision design also seeks to protect ESPA 19 by locating parkland and open space (e.g. stormwater management facilities) along approximately 52% of the ESPA's frontage. Single detached residential lots proposed along the remaining ESPA frontage, where 12 to 30 metre buffers are proposed adjacent to the ESPA as discussed above. As a general municipal objective, the City encourages developers to seek out opportunities to increase minimum buffer widths while maintaining the integrity of the proposed development. The owners of Draft Plan of Subdivision 30T (Vista Hills) revised block patterns and roads to increased the ESPA buffer to further enhance and protect the Forested Hills woodlands. The conveyance of the additional buffers is contingent upon the City permitting the owners to grade these blocks. 4.8 URBAN-SENSITIVE WILDLIFE Naturalized buffers will protect the integrity of ESPA 19, ensuring the provision of sufficient habitat to support viable wildlife populations. However, some urban-sensitive species residing in the forest may be displaced as it transitions to an urban woodlot. For example, some sensitive bird species have declined in the ESPA neck and lobe in recent years as the adjacent lands developed. Impacts to urban-sensitive wildlife is not unexpected. Development impacts to the ESPA were considered by the Ontario Municipal Board, Region of Waterloo and City of Waterloo through the evaluation of land use designations for western Waterloo. The West Side Designation Study (1988) states that urban encroachment will induce a number of ecological changes to ESPA 19, but concludes that the open space designation will maintain the forest as a viable environmental feature. The study states that urban development impacts to ESPA 19 will result in some sensitive species of birds and animals relocating to rural landscapes.

38 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 38 In order to mitigate the type and extent of environmental impacts, natural buffers have been established to promote natural succession and provide edge habitat. Managing the public's use of the forest through education and design will play an increasingly important role in minimizing impacts to urban-sensitive species. 4.9 ENVIRONMENTALLY SENSITIVE LANDSCAPE The Environmentally Sensitive Landscape (ESL) is a concentration of significant environmental features and functions in Wellesley, Wilmot, Woolwich and Waterloo. The ESL is approximately 2065 hectares of which approximately 200 hectares are located in northwest Waterloo. The subject lands are not within the Environmentally Sensitive Landscape as recently adopted by the Region of Waterloo VISTA HILLS Subwatershed Plan 313 sets the environmental framework for Draft Plan of Subdivision 30T (Vista Hills). A hydrogeological assessment and geotechnical investigation has been completed and concludes that pre-development infiltration and recharge functions can be maintained post-development through engineering measures. A Perched Water Table Balance Analysis was also completed in October An ecologist has confirmed that the proposed buffers will protect and maintain ESPA 19 post-development CLAIR CREEK MEADOWS AND GREYERBIEHL A scoped Environmental Impact Study (EIS) was completed for Draft Plan of Subdivision 30T (Greyerbiehl) and Draft Plan of Subdivision 30T (Clair Creek Meadows). The EIS found no evidence of any vulnerable, threatened, endangered or significant plant species. Common amphibians were observed on the lands. No evidence of any breeding salamanders was observed by the consulting ecologist or the Ministry of Natural Resources. No fish were found in the lower or middle reaches of Clair Creek, however small populations of blacknose dace were observed downstream in the ESPA. The creek has modest potential for fish, however the EIS concludes that the current quantity and quality of available fish habitat is already significantly constrained. An aquatic biologist has examined the armourstones placed in Clair Creek by the City of Waterloo to mitigate downstream erosion (under the approval of the GRCA and MNR), and is of the opinion that the armourstones do not pose a barrier to fish. The biologist is of the opinion that fish will be able to swim upstream during high flow events.

39 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 39 The EIS confirms that the two kettle depressions near the Wilmot Line are not environmentally significant and can be removed subject to obtaining a permit under 0. Reg (Development Interference with Wetlands and Alterations to Shorelines and Water Course Permit). The EIS concludes that the proposed subdivisions will not negatively impact the environmentally significant features on the properties. The EIS provides numerous recommendations as to how the environmental integrity of the lands can be maintained and enhanced. These recommendation are included as conditions of approval BIRDS (a) Breeding Birds - In 1997, a Landbird Monitoring & Research (LMR) study was initiated in ESPA 19 under the sponsorship of the City of Waterloo and Canadian Wildlife Service. The purpose of the study is to monitor the response of breeding birds in a protected forest as adjacent lands develop. The monitoring assists in the understa nding of how urbanization impacts bird species. The study generally concludes that parts of the breeding bird community are changing to a structure more typical of urban woodlots. The study suggests that long-distance migrant birds have declined in areas near new housing. This decline is not unexpected (re: West Side Designation Study, 1988). Many of these birds are urban-sensitive (e.g. Wood Thrush), and may relocate to rural settings as development approaches. The LMR study has documented 45 species of birds, 14 of which are considered "species at risk". The study indicates that 8 of the 14 species were only documented in the ESPA in one year {e.g. Coopers Hawk, 2001). Only one species, the Acadian Flycatcher, is designated "endangered" in Canada. The Acadian Flycatcher was only documented in the ESPA in 2001, 4 years after development began west of Erbsville Road, and has not been documented in the ESPA since The EIS concludes that the subdivisions will displace one regionally significant bird species (Vesper Sparrow) as a result of habitat loss. This bird was observed in the hedgerows to be removed on Draft Plan of Subdivision 30T (Clair Creek Meadows). Even if the hedgerows were preserved, the Vesper Sparrow would still be displaced as it's habitat is a combination of open fields with

40 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 40 scattered trees to perch. Any Vesper Sparrows on the subject lands will most likely be displaced to rural hedgerows in the Township of Wilmot. (b) Migratory Bird Convention Act - The 1994 Migratory Bird Convention Act is administered by Canadian Wildlife Service (CWS). The Act makes it an offence to "disturb, destroy or take a nest, egg, nest shelter, eider duck shelter or duck box of a migratory bird'. The CWS advises that their main concern is the protection and avoidance of active nests during construction activities. Active nests must not be disturbed or removed until the birds have abandoned the nests. While the nests are still in use, a buffer needs to be provided around the nests and work avoided in the immediate area until the nests are abandoned. Once abandoned, the nests can be removed to allow grading activities to resume. Most nesting occurs between April and July. Conditions AP-F-119 and AP-F-120 have been applied in recog nition of the Migratory Bird Convention Act WILDLIFE Twenty-three (23) species of wildlife were documented within or immediately adjacent to the EIS study area in They included 6 species of odonates (e.g. dragonfly), 9 species of butterflies, 5 species of amphibians, and 3 species of mammals. Only one species, the Monarch butterfly, is recognized as a "species at risk" in Canada due to the vulnerability of it's wintering sites in Mexico. Almost all species are considered "very common" in Ontario GREEN INITITATIVES Development Services was requested to examine opportunities to encourage the inclusion of "green" building initiatives in the proposed subdivisions. Green buildings are constructed to use energy, water and materials more efficiently. The benefits of green building initiatives include reduced operating costs, improved homeowner health, and environmental sustainability. Development Services has completed a summary review of existing legislation and emerging policies related to both energy and green building initiatives. From a legislative perspective, staff reviewed the Ontario Building Code (OBC), the Planning Act, the Energy Conservation Responsibility Act, and the Energy Conservation Leadership Act. A review of the existing legislation found that municipalities currently do not have the authority to require green building initiatives as conditions to subdivision approvals.

41 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 41 Development Services reviewed the proposed changes to the OBC to increase the energy efficiency of buildings. Generally speaking, the changes to the OBC propose to: increase the energy efficiency requirements for small-scale residential buildings; introduce a requirement for the energy effciency labeling of housing; and, encourage the use of green technologies in buildings. The proposed changes to the OBC do not give municipalities the authority to require energy efficient or green technologies as a condition to the issuance of a building permit. Municipalities may only suggest the inclusion of green initiatives in building designs. Some builders are offering various energy and green technology upgrades in their homes in response to consumer demands, rising energy costs, and increased homeowner awareness of environmental issues. Under the Planning Act, municipalities have the authority to implement a policy fra mework that encourages both energy and green building initiatives. The adoption of a policy framework that encourages energy and green building initiatives can be used to support voluntary green building programs. A number of voluntary green building programs exist in Canada and include, but are not limited to: EnerGuide for Homes, NetZero Energy Healthy Housing (CMHC), R2000, Energy Star for New Homes, Built Green (Alberta), and Power Smart (Manitoba). These programs currently require builder support for their adoption. It appears that the successful programs have been developed by or in collaboration with the local home building association. Establishing a policy framework for energy and green building initiatives will be considered as part of the City's Offcial Plan Review ( ). From the perspective of a homebuyer, an incentive to purchase an EnerGuide or R2000 certified home is the Canada Mortgage and Housing Corporation (CMHC) energy efficient Mortgage Loan Insurance Program. Under this program, when a home owner uses CMHC insured financing to buy an energy effcient home, a 10% refund on the Mortgage Loan Insurance premium may be available. Specific reference has been made to the use of cisterns, wind power and solar power. Development Services offer the following brief comments. Staff do not recommend the use of cisterns in the proposed subdivision. "Gray water" from rooftops and building foundations should be directed to the clean water collector (CWC) system to facilitate groundwater recharge. Staff do support the use of rain barrels provided they do not interfere with the CWC system. With respect to wind

42 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 42 power, Development Services recognize that the size and function of wind turbines may cause some individuals concern and therefore recommend that a City wide policy be developed to guide and control the use of wind turbines in residential areas. Development Services support solar initiatives provided they form part of the dwelling (e.g. rooftop solar panels). Given the size of detached solar panels and locational requirements, it is recommended that a City wide policy be developed to guide and control the use of detached solar panels in residential areas. Existing legislation does not grant municipalities the authority to require green building initiatives as conditions to subdivision approval. However, in an effort to encourage and promote green building initiatives, it is recommended that the following provision be applied as a condition of approval: that the Owner agrees to require builders within the plan of subdivision to provide an Energy and Green Building Initiatives Guide to home purchasers as part of their Agreement of Purchase and Sale (prior to its execution) for each lot. The Energy and Green Building Initiatives Guide will be prepared by the City of Waterloo in consultation with the Owners and Waterloo Region Home Builders' Association. The cost of printing the guide will be borne by the developer SUBWATERSHED 307 A small portion of Subwatershed 307 (SW 307) is located within the designated urban area in the Regional Official Plan. As such, a Subwatershed Management Plan has not been completed for SW 307. At the Informal Public Meeting, a resident in the Township expressed concerns regarding potential impacts on Monastery Creek within sw 307. Subwatershed 307 represents one drainage catchment for the east branch of Monastery Creek, being hectares (1099 acres) in size. The total drainage area for Monastery Creek is ha (2220 acres). With respect to the subject lands, 4.6 hectares (1 1 acres) currently drain to SW 307, or 0.5% of the SW 307 drainage catchment area. A stormwater management facility is proposed in Draft Plan of Subdivision 30T (Greyerbiehl) to manage the treatment of stormwater draining to SW 307 post-development. As such, hydrologic impacts on SW 307 associated with the proposed development will be negligible.

43 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page MONITORING The owners will be required to complete pre-development monitoring. Duringdevelopment monitoring will be required. Two years of post-development monitoring is required, which will start after 90% of the homes within the development area are constructed. The monitoring will include hydrology, water quality, habitat conditions and constraint level area conditions PESTICIDES The subject lands are currently used for cash crop farming. Today, agricultural practices often include pesticide spraying and the application of fertilizers to manage weeds I pests and increase crop yields. Generally speaking, the conversion of lands from farming to residential homes will typically diminish the annual amount of pesticides and fertilizers applied to the lands. Further, environmental buffers enhance the protection of significant environmental features from the lawful application of pesticides in developed areas, compared to farming practices which often encroach into the buffers of woodlands, wetlands and watercourses. In an effort to curb the unnecessary use of pesticides in developed areas, the Regional Municipality of Waterloo recently passed a Pesticides By-law (March 2006) under Section 130 of the Municipal Act The by-law regulates the use of pesticides on non-agricultural lands, creating a complete ban on the application of pesticides during the months of July and August, with some exceptions. The by-law will come into effect on January 1, 2007, prior to any dwellings being constructed on the subject lands. Some residents have expressed an interest in enacting a localized pesticides by-law on the subject lands to prohibit the use of pesticides year-round. The enforceability of such a by-law is doubtful, as it discriminates against the subject lands, conflicts with the Regional Pesticides By-law, and is not in keeping with Section 130 of the Municipal Act in staff's opinion. Regulations pertaining to the use of pesticides should remain under the authority of the Region. It is respectfully suggested that if residents are not satisfied with the provisions of the Regional Pesticides By-law, they need to request the Region of Waterloo to consider amendments to the said by-law on a region wide basis. In an effort to minimize the lawful use of pesticides on the subject lands, educational materials will be distributed to new homeowners by builders as a condition of

44 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 44 approval. The educational materials include the City's Alternatives to Pesticides Guide and a copy of the Region's Pesticide By-law. SECTION FIVE: WATER 5.1 WATER The Region of Waterloo is the delegated authority for source water protection and the government agency responsible for the supply of local drinking water. Regional staff have reviewed the proposed subdivisions against regional water resource protection policies and Ministry of the Environment (MOE) recommendations on watershed-based source protection planning. The Region has no objections to the proposed subdivisions from a groundwater or drinking water perspective. City and Regional staff are satisfied that pre-development infiltration rates will be maintained to protect recharge to the deep aquifer system. With respect to water quality, City and Regional staff are satisfied that post-development chloride concentrations in the regional water supply aquifer will not exceed the provincially accepted Reasonable Use Criteria guideline of 130 mg/l. 5.2 GROUNDWATER SYSTEMS There are two distinct groundwater systems present on the subject lands. The first is the shallow aquifer system, where groundwater flows horizontally through the surficial soils and discharges on an intermittent basis to low-lying areas such as creeks and wetlands. The second is the deep aquifer system, approximately 30 meters (100 feet) below the ground surface. The majority of the subject lands are covered by a silt/clay till cap which acts as an aquitard, minimizing the vertical movement of groundwater between the shallow aquifer system and the deep aquifer system. With respect to the shallow aquifer system, much of the shallow water table discharges to the north branch of Clair Creek as baseflow. This baseflow infiltrates to the deep aquifer system via a "losing stream" near the ESPA neck, where the till cap is absent. The creek only flows off the site during higher flow conditions associated with spring snowmelt or significant rain events. 5.3 WATERLOO MORAINE The waterloo moraine is a geological land formation characterized by hummocky, ridged topography. Beneath the moraine is a water system made up of aquifers and aquitards. An aquifer is an underground layer of water-bearing permeable rock or

45 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 45 unconsolidated materials (gravel, sand, silt, clay) which contains groundwater. is a geological formation which inhibits water flow from one aquifer to another. An aquitard Waterloo Moraine -- - Waterloo -o _ 2 The waterloo moraine covers an area of 736 km (see heavy black line on inset map). The subject lands represent less than one percent (1%) of the moraine, more specifically 0.17% of the moraine. The moraine includes portions of: Wellesley Township, Woolwich Township, Wilmot Township, the City of Waterloo, and the City of Kitchener. Within the City of Waterloo, the moraine covers the majority of lands west of the Hwy 85 "Expressway" (the City of Waterloo is the highlighted area on the inset map). The moraine has been studied extensively over the past ten years by the Region and others. Key groundwater recharge areas are located within the core of the moraine in the Township of Wilmot. These key groundwater recharge areas provide water to the deep aquifer system, which is an important source of municipal drinking water. The subject lands are not considered a key groundwater recharge area on the moraine. The subject lands are predominantly covered by a clay till cap which acts as an aquitard to the deep (drinking water) aquifer system. 5.4 HYDROGEOLOGICAL ASSESSMENT AND GEOTECHNICAL INVESTIGATION A detailed Hydrogeological Assessment and Geotechnical Investigation has been undertaken by Naylor Engineering to provide factual information regarding the groundwater systems and soils on the lands. Naylor drilled 58 boreholes, installed 46 monitoring wells, and dug 52 test pits across the subject lands. Previous

46 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 46 hydrogeological and geotechnical work completed over the last 20 years was also reviewed. Naylor's work represents the most extensive hydrogeological and geotechnical assessment undertaken for any development application in the City of Waterloo. A summary of the assessment is provided below: (a) Water Budget The Hydrogeological Assessment estimates that the subject lands have a water budget of 910 mm per year of which: evapotranspiration 59% mm per year run-off 20% 188 mm per year infiltration to the deep aquifer 19% 172 mm per year infiltration to the shallow aquifer 2% 15 mm per year 535 The majority of precipitation which falls on the lands evaporates or runs off as a result of the low permeability of the till cap covering most of the lands. The remaining precipitation infiltrates to recharge perched groundwater zones and eventually the deep aquifer system. Infiltration occurs where sands are exposed at surface (e.g. the southeast area of Draft Plan of Subdivision 30T-97024, Vista Hills). The Hydrogeological Assessment concludes that development can be undertaken using conventional stormwater management techniques to maintain baseflow and infiltration. The preliminary stormwater management plan for the subject lands forecasts a recharge surplus of 21% post-development, compared to predevelopment conditions, as a result of the proposed clean water collector (CWC) system. The preliminary stormwater management plan also proposes the conveyance of stormwater during the summer and fall seasons to a perimeter infiltration system around the stormwater management ponds in Vista Hills, increasing the forecasted recharge surplus to 39% post-development. The proposed clean water collector (CWC) system will collect water from rooftops and foundations and convey this water through its perforated "third-pipe" to points where the water can exfiltrate the system and recharge to the deep aquifer. The perimeter infiltration system will also direct treated storm water to infiltration zones linked to the deeper aquifer system. (b) Till Cap The majority of the subject lands are covered by Maryhill Till combined with interbedded silt and clay, creating an aquitard between the shallow aquifer system and the deep aquifer system. This aquitard or "till cap" minimizes the vertical

47 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 47 movement of groundwater between the aquifers, resulting in the horizontal movement of perched groundwater which discharge to low-lying areas such as the north branch of Clair Creek. The average thickness of the till cap is about 6 metres, ra nging from 0.5 metres to 14 metres across most of the subject lands, significantly limiting recharge to the deep aquifer system. The existing till cap is only absent in Draft Plan of Subdivision 30T (Vista Hills) near the Amphitheatre and the neck of the ESPA. Where the till cap is absent, there is a direct connection to the deep aquifer system. The proposed grading concept balances the need to protect the till cap against engineering standards for roads, services and lots. City and Regional staff have reviewed the proposed post-development till thickness and have no objection to the proposed till conditions provided the clean water collector system and clay boulevard liners are implemented. The inset maps below illustrate areas were the till cap is absent, both predevelopment and post-development.

48 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 48 (c) Till Cap Fractures During the District Plan Review in 2004, concerns were raised by some local residents regarding vertical fractures in the till cap. The hydrogeological assessment and geotechnical investigation completed by Naylor Engineering found no evidence with respect to the presence of vertical fractures in the till cap covering the subject lands. Higher conductivities in the shallow till soils are not attributed to fracturing, but rather to the presence of macro-pores, weathering and extensive freeze-thaw cycles near the ground surface. 5.5 REGIONAL DRINKING WATER SUPPLY The deep aquifer beneath the entire Waterloo Moraine supplies approximately 48% of the Region's drinking water. The balance of our drinking water is supplied by other deep aquifers (27%) and surface water from the Grand River (25%). With respect to the proposed subdivisions, Regional staff are satisfied that predevelopment infiltration rates will be maintained to protect the drinking water supply. With respect to water quality, Regional staff are satisfied that post-development chloride concentrations in the regional water supply aquifer will not exceed the provincially accepted Reasonable Use Criteria guideline of 130 mg/l.

49 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 49 With respect to water capacity, the Region has indicated that there is sufficient water capacity to accommodate the proposed subdivisions (re: 2005 Water and Wastewater Monitoring Report). The Region is implementing a Long Term Wa ter Strategy to increase the drinking water system's capacity in conjunction with regional growth. The Long Term Water Strategy was developed over 10 years and approved in May The strategy includes: public education initiatives continued water efficiency efforts a 10 million gallon per day aquifer storage recharge facility in Mannheim seeking out new groundwater resources (integrated urban system groundwater study) pipeline to the Great Lakes (2035) With respect to summer water restrictions, this is a Regional initiative to promote water conservation and the efficient use of water, manage water waste during peak demand periods, and inform consumers of proper lawn water days. 5.6 REGIONAL WELLHEAD PROTECTION ZONES In 1994, the Region began implementing a comprehensive Water Resource Protection Strategy (WRPS) to minimize risks to municipal water supplies from existing and future land uses. As part of the Water Resource Protection Strategy, the Region identified sensitive groundwater areas near municipal water supply wells, referred to as "wellhead protection areas". Wellhead protection areas are determined by the capture zone for the supply well, defined by travel time estimates generated via groundwater flow models. A sensitivity ranking was developed for each wellhead protection area based on the vulnerability of groundwater to contamination, the length of time for groundwater to travel through the aquifer to the well, and the consequences of a contamination incident to the water supply system. The ranking system has four levels, with Category 1 representing the highest sensitivity and Category 4 representing the lowest. The subject lands are located within Category 4, the lowest category with respect to potential for contamination of a regional well. There are no development restrictions in the Regional Official Plan for Category 4 lands. 5.7 GROUNDWATER INFILTRATION A District Plan objective is to maintain or enhance groundwater infiltration and recharge functions, thereby minimizing disturbance to receiving creek systems and the regional water supply aquifer. In order to achieve this objective, development must demonstrate how post-development groundwater infiltration and recharge rates will be

50 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 50 maintained {as close as practically possible) to pre-development conditions. Pre-development conditions are determined through a water budget calculation for the lands, as discussed in Section 5.2(a). At-source infiltration will not be possible throughout most of the site due to the low permeability of the till cap. Infiltration is possible in the sandy area (e.g. the easterly section of the Vista Hills subdivision). The proponents are proposing to convey "clean water" from rooftops and foundations to sandy areas via a perforated pipe system (i.e. Clean Water Collector system) which is discussed in Section 8.5 of this report. The Ministry of the Environment classifies rooftop and foundation drainage a relatively clear stormwater that is suitable for direct infiltration. The proposed Clean Water Collector system is designed to exceed pre-development infiltration rates by 21% to 39%. Road runoff will not be captured by the Clean Wa ter Collector system given the increased potential for contaminants (e.g. road salts). Road runoff will be captured via a separate storm sewer and directed to stormwater management facilities for treatment. A landscape area regulation is being applied to all residential lots to provide "green" amenity space (grass, flowers, trees, shrubs) and allow for on-site groundwater infiltration opportunities, where soils are suitable. 5.8 ROAD SALT Road salt represents one source of potential groundwater contamination. Road salt is generally applied to collector and arterial roads, transit routes, within 25 metres of intersections, and where road grades exceed two percent (2%). Municipalities apply road salt to improve winter road safety, in accordance with their obligations under Ontario Regulation 239/02 (Minimum Maintenance of Municipal Highways). Chloride Loading Road salt is conveyed through runoff to stormwater management facilities. These facilities offer little potential for salt removal. The water from these facilities, including dissolved chloride, will evaporate and/or be conveyed to and through the receiving creek system and, by association, to the groundwater system. The discharge of stormwater from the adjacent ponds to the north branch of Clair Creek will contain dissolved chloride. This discharged stormwater will enter the creek system, and then the deep aquifer system (via the losing stream).

51 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 51 The nearest municipal well is W10 (Fischer Hallman Road). The current chloride concentration at W10 is 99 mg/l. Based on projected salt loading from W10's capture zone, the chloride concentration is anticipated to increase to 126 mg/l sometime well after This remains below the Ministry of the Environment's (MOE) Reasonable Use Criterion of 130 mg/l, and below the Ontario Drinking Water Objective of 250 mg/l. It is worthwhile to note that the Ontario Drinking Water Objective target chloride concentration is identified as an aesthetic parameter, as opposed to a health-related target. Furthermore, it is worthwhile to note that the above-noted chloride impacts on municipal well W1 0 are based on matching "pre" and "post" development infiltration rates. If the forecasted infiltration surplus from the CWC system and perimeter infiltration system is factored in, the resultant chloride concentrations would be reduced from 126 mg/l to 105 mg/l, thereby minimizing the projected impact. Removal of Road Salt from Stormwater Management Facilities Municipal staff and the proponent's engineering consultants are unaware of any known engineering measures to remove chloride from stormwater facilities. Road salts will be diluted in the stormwater management facilities. The water within the stormwater management facilities will either evaporate or discharge to the receiving creek system. In order to minimize the amount of road salt entering stormwater management facilities, it is recommended that the City continue to reduce the application of road salt, wherever feasible. Street Boulevards Approximately 25% of the salts applied to municipal roads are conveyed as "splash" to street boulevards. The remaining 75% of the salt is dissolved in road run-off, which is directed to stormwater management facilities. In order to minimize the infiltration of road salt in boulevards from "splash", a 1.0 metre thick lift of compacted clay rich till will be placed beneath the boulevard and road island areas where the till cap is absent or less than 2.0 metre. This till lift will act as an aquitard to precipitation, thereby minimizing infiltration of chloride water. Precipitation in the boulevard will be directed to the street, then conveyed to stormwater management facilities. Opportunities to Reduce Road Salt Impacts The following opportunities exist to reduce the impacts of road salt entering the groundwater system:

52 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 52 Opportunities to Reduce Impacts Reduce the use of salt on roadways (restricted application) Remove snow banks from sensitive areas before they melt. Locate snow storage areas outside of municipal well catchment areas. Use engineering measures to promote clean water infiltration and recharge Comments PWS Roads will continue their efforts to minimize the amount of road salt applied to roadways. Boulevards within sensitive areas will be lined with a clay lift till to inhibit infiltration and to direct melting water into the storm sewer. PWS Roads can locate snow storage areas outside of the catchment area for W-10. Clean Water Collector system is proposed. Maintain recharge (water balance) without using Clean Water Collector system modeling suggests road runoff that pre-development infiltration rates can be maintained without the use of road runoff. Restrict infiltration of road water months Improve de-icing techniques and practices A void steeper road slopes during the winter salt management The perimeter infiltration system within the stormwater management facilities will be closed during the winter and spring seasons to prevent the infiltration of salt latent road water. PWS Roads continue to create efficiencies in road salt application and management practices. The use of sand represents one cost-effective means for winter road maintenance. The subdivisions have been designed to minimize road gradients to the greatest extent possible, recognizing the undulating nature of the lands and the objective of protecu ng the till cap. Require condominium developments and commercial Can be considered as part of the Site Plan properties to develop winter maintenance plans. approval for these properties and is applied as a condition of subdivision approval. 5.9 WELL AND SEPTIC DECOMMISSIONING All wells that will not be used for monitoring will be decommissioned in accordance with Ontario Regulation 128/03 (amending 0. Reg 903). The septic systems for the existing farm dwellings will be decommissioned in accordance with the Ontario Water Resources Act PROPOSED CLEAN WATER ACT The Provincial government is considering new legislation titled the Clean Water Act to reduce the risks to drinking water through preventative planning. The proposed Act envisions the creation of a source water protection committee to decide how to protect drinking water and identify potential sources of contamination. The committee would develop workable, effective plans to address local threats to drinking water. Under the proposed Act, risk management plans and permits would complement

53 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 53 existing land use planning tools to minimize threats to municipal wells and surface water intakes. The principle of source water protection is not new to this region. Existing municipal planning policies guide and control land use development in order to minimize impacts on both the shallow and deep aquifer systems. The Region's Water Resource Protection Strategy as discussed in Section 5.5 is in keeping with the source water protection plan envisioned by the proposed Clean Water Act. With respect to the proposed subdivisions, the hydrogeological and geotechnical investigation provides the science-based risk assessment envisioned by the proposed Clean Water Act. As previously stated, the Region as the delegated authority for source water protection and the government agency responsible for the supply of local drinking water does not object to the proposed subdivisions from a groundwater perspective. SECTION SIX: TRANSPORTATION SYSTEMS 6.1 TRANSPORTATION SYSTEM The Official Plan and District Plans contemplate a modified grid road system without vehicular access to the Wilmot Line. A diversity of transportation options are also contemplated, including pedestrian and bicycling opportunities (e.g. trail and walkway system). The subdivisions accommodate public transit. Street names are provided in accordance with the Columbia Hills District Plan. 6.2 ROAD DESIGN The subdivision road pattern is in keeping with the modified grid design anticipated by the District Plans east and west collector roads are provided, with minor modifications to the interior road concept in response to the preliminary engineering and grading design. The roads meet municipal design standards, with grades ranging from 0.5% to 6.0%. Roads mimic existing topography to the greatest extent possible, in an effort to minimize area grading and protecting the till cap. Road right-of-ways are as follows: Columbia Street 30 metre road right-of-way (potential for upgrades to lanes) West Collector 20 metre road right-of-way (2 lane urban roadway) Grand River Transit Route 20 metre road right-of-way (2 lane urban roadway) Local Streets Cui-de-sacs Round-about metre road right-of-way (2 lane urban roadway) metre road right-of-way (2 lane urban roadway) Single lane (potential for upgrades to a 2-lane round-about)

54 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page SUBDIVISION TRAFFIC VOLUMES The Paradigm Traffic Impact Study prepared for the proposed subdivisions estimates a total of 1500 to 1650 vehicle trips during the PM peak (1 every 52 to 57 seconds). The Paradigm Traffic Impact Study estimates less vehicle trips during the AM peak (1200 to 1350 vehicle trips, equating to 1 every 64 to 72 seconds). The Paradigm Traffic Impact Study estimates daily traffic volumes to be: Estimated Vehicle Trips PM Peak Cars Per Second West Collector 9000 vehicles per day 1 every 10 seconds East Collector 5000 vehicles per day 1 every 17 seconds Columbia Street vehicles per day 1 every 7 seconds Wilmot Line South vehicles per day 1 every 12 to 14 seconds The above traffic volumes are considered conservative as they are based on the maximum density set forth in the District Plans of ±1800 dwelling units, whereas the density of the proposed subdivisions is forecasted to be 1378 to 1618 units. Based on the estimated traffic volumes, the road network within the subdivisions has been designed to minimize traffc impacts and perform at an acceptable Level of Service (LOS) from a transportation perspective. 6.4 TRAFFIC CALMING The most effective method to address the speed of traffic is through physical changes to the roadway that deflect vehicles either horizontally or vertically. Traffic control and signage methods have been found to be the least effective in addressing speeding traffic. Protective Services does not support the use of vertical deflection devices anywhere in the subdivisions. Grand River Transit does not support vertical deflection devices along transit routes. As such, horizontal deflection devices are the preferred traffic calming measure. Horizontal deflection devices force vehicles to slow as they maneuver through the calming feature. Examples of horizontal deflection devices include chicanes, chokers I curb extensions, centre medians, mountable traffc circles and round-abouts. In addition to horizontal deflection devices, the street pattern has been designed with natural traffic calming features such as short streets and road curves. Traffic calming measures need to be continuously located approximately metres apart to be effective. Where sharp curves exist in the road network, centre medians may be installed to restrict vehicles from traversing the bends at high speeds, restrict on-street parking, and provide a pedestrian refuge to cross the street.

55 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 55 In addition to standard stop signs, PWS Roads is currently requesting traffc calming measures in the locations listed in Appendix "J". The exact form of the traffic calming measures will be determined during the detailed design stage of the subdivision by Development Services, Public Works Services (Roads), Protective Services and the developer. As a condition of subdivision approval, the developers will be required to finalize their traffc calming plan based on the approved street network prior to entering into any subdivision agreements, to the satisfaction of the City. The cost of designing and installing the traffic calming devices will be solely borne by the developers. 6.5 ON-STREET PARKING In order to provide short-term temporary parking for visitors to the subdivisions, onstreet parking opportunities will be provided, where appropriate. On-street parking will be permitted on local streets, but will be restricted to one side of the street in order to maintain a 6.0 metre wide unobstructed roadway for two-way traffic and emergency response vehicles. A minimum of 5.7 metres is required to accommodate the aerial fire truck. On-street parking will not be permitted on Columbia Street, road curvesȴ or rounda bouts. On-street parking may be restricted or prohibited on transit routes, collector roads and cui-de-sacs where such parking will adversely interfere with traffc movements. Where on-street bike lanes are proposed, on-street parking will be prohibited to avoid conflicts between parked cars and cyclists. In order to maximize the availability of on-street parking and minimize conflicts between driveways and servicing infrastructure, the developers will be required to submit a Driveway Location Plan to the satisfaction of the City. As a condition of approval, the subdivisions will be required to comply with the approved Driveway Location Plan. With respect to land uses, on-street parking can be provided between driveways of single detached dwellings, semi-detached dwellings, and the end units of townhouse dwellings. On-street parking will not be feasible between interior units of townhouse dwellings based on the minimum lot frontages proposed in the "NR" zone. Sweet Gale Street and Ladyslipper Drive have been widened by 3.0 metres in front of the proposed elementary school (Block 49) within Draft Plan of Subdivision 30T

56 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page (Greyerbiehl) to provide on-street parking opportunities on both sides of the street (e.g. children drop-off/pick-up). In the event vehicles are parked on both sides of the said streets, the 3.0 metre widening ensures that a 6.0 metre unobstructed roadway is provided for emergency response vehicles and two-way traffic. 6.6 WILMOT LINE The Wilmot Line is located entirely within the Township of Wilmot. The road functions as a boundary road, and as such the City of Waterloo cost-shares the maintenance of this road with the Township of Wilmot. The road is a 2-lane gravel road within an existing 12.2 metre right-of-way. Road Widening The City Official Plan identifies the Wilmot Line as a boundary road with a designated right-of-way of 20.0 metres. It appears that the Official Plan (1990) was prepared under the belief that one-half of the road was within the City of Waterloo and that the road would eventually be upgraded to a paved urban cross-section. The road is not within the City and is not intended to be upgraded north of Columbia Street, and as such a road widening will not be taken in the City north of the hydro easement (Greyerbiehl lands). It is anticipated that the Wilmot Line will be upgraded south of Columbia Street to a 2-lane paved rural cross-section in order to support the proposed subdivisions and background traffic growth. As such, a 4.0 metre road widening is required adjacent to the Wilmot Line south of the northern boundary of the hydro easement (Blocks 64 and 65, Draft Plan of Subdivision 30T-05402). North of Columbia Street The proposed subdivisions have been designed without vehicular access to the Wilmot Line in accordance with the Columbia Hills and Clair Hills District Plans. Based on the proposed subdivision road network, the West Side Traffic Design Analysis forecasted that 500 vehicles per day would use the Wilmot Line after full build-out of these subdivision. Traffic increases on the Wilmot Line will be attributed to increased background traffic, not these subdivisions. As such, the Wilmot Line will not require upgrading as a result of these subdivisions. The Wilmot Line is intended to remain a rural gravel road. A 0.3 metre reserve will be dedicated to the Township of Wilmot to establish the countryside line (hard edge boundary). A landscaped buffer and post-and-wire fence will be provided adjacent to the Wilmot Line in an effort to retain the scenic qualities of the gravel roadway.

57 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 57 South of Columbia Street The Wilmot Line between Erb Street and Columbia Street requires improvement to a 2-lane paved road in conjunction with the extension of Columbia Street. Financial requirements for the upgrades are discussed in Section 9 of this report. Section 6.14 discusses the Class Environmental Assessment (EA) for Erb Street and the Wilmot Line. 6.7 CURRENT TRAFFIC VOLUMES ON THE WILMOT LINE In June 2004, as part of the recommendations for the West Side District Plans Review Final Report (DS-04-42), Waterloo City Council agreed to consider steps to reduce traffic volumes on the northern section of the Wilmot Line (north of Columbia Street) in the event traffic volumes exceed 1000 vehicles per day. Wilmot Township has advised that their threshold for upgrading a gravel roadway is approximately 1000 vehicles per day. In November 2005, traffic counts for the Wilmot Line were completed by the PWS Roads. The traffc counts identified between 213 and 553 vehicles per day, well below the 1000 vehicle per day threshold. PWS Roads will continue to monitor traffic volumes on the Wilmot Line. If traffic on the Wilmot Line reaches 1000 vehicles per day, it will be as a result of regional background traffic growth and not the proposed subdivisions. 6.8 COLUMBIA STREET Columbia Street is contemplated as a 2-lane road with a potential widening sometime beyond The West Side Traffc Design Analysis concluded that only 2-lanes will be required to accommodate the proposed subdivisions. Draft Plan of Subdivision 30T (Greyerbiehl) has been designed to accommodate a 2-lane round-about at the Columbia/West Collector intersection and a 2-lane roundabout at the Columbia/East Collector intersection as recommended in the West Side Traffc Design Analysis. Draft Plan of Subdivision 30T (Greyerbiehl) also protects for signalization of the Columbia/East Collector intersection as recommended in the West Side Traffc Design Analysis. However, the Paradigm Traffc Impact Study concludes that if a north-south collector road is not constructed between Columbia Street and Erb Street, the intersection will not require signalization.

58 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 58 Columbia Street will be designed with an eastbound left-turn lane to access the East Collector {Ladyslipper Drive), and a westbound left-turn lane to access the convenience commercial site (Block 45) with at least 25 metres of storage. The East Collector (Ladyslipper Drive) will be designed with a southbound left-turn lane. 6.9 COLUMBIA STREET & WILMOT LINE INTERSECTION As part of the final design of the Columbia Street Extension, the exact alignment and design of the Wilmot Line intersection will be determined. The design is intended to restrict: [1] northbound movements from vehicles travelling westward on Columbia Street; and [2] eastbound movements from vehicles travelling southward on the Wilmot Line. Such a design will be in keeping with policy of the Clair Hills District Plan, which states that the intersection is to be designed to "minimize or reduce traffc on the Wilmot Line north of Columbia Street'. The developer's engineers have prepared a concept drawing (see inset) illustrating how the intersection could be designed. A 0.3 metre reserve will be applied along the streetline of the commercial block to control points of access I egress. Site plan approval will be required for the commercial block, which will evaluate (among other matters) points of access I egress ACCESS TO COMMERCIAL BLOCK - GREYERBIEHL Block 45 in Draft Plan of Subdivision 30T {Greyerbiehl) is planned for convenience, office commercial uses, and residential uses above the second floor. A westbound left-turn lane will be provided on Columbia Street to facilitate vehicular

59 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 59 access to this block. Secondary vehicular access may be provided from the southbound leg of the round-about, however the location and turning movements will be restricted to prevent vehicles exiting the site from traveling northbound on the Wilmot Line. A 0.3 metre reserve will be applied along the streetline of the commercial block to control points of access I egress. Site plan approval will be required for the commercial block, which will evaluate (among other matters) vehicular access I egress COLLECTOR ROAD - WEST SIDE EMPLOYMENT LANDS The West Side Traffic Design Analysis (WSTRA) concluded that a north-south collector road through the West Side Employment Lands is not required to accommodate the proposed subdivision. Through the West Side District Plan Review, Council approved policy which states: The City has a goal of providing a second roadway connecting Columbia Street to Erb Street through [the West Side Employment Lands], which is to be implemented through consideration of a Draft Plan of Subdivision on these lands. This policy confirms the City's intentions of providing a north-south collector road from Columbia Street to Erb Street in the future. The appropriate time to consider the alignment of this road is during the evaluation of the Draft Plan of Subdivision for the West Side Employment Lands, which will not occur until the lease arrangement with the Waterloo Golf Academy expires. It has been suggested through public consultation that the north-south collector road could be located within the existing hydro corridor. Hydro One Networks Inc. advises that they will consider such a roadway if a detailed engineering design is provided, however it is extremely unlikely that they will support such a roadway. Such a road would be expensive, as the City would be required to purchase the roadway lands from the Province of Ontario. Development Services does not recommend pursuing a north-south collector road within the hydro corridor. We concur with the approved District Plan policy to develop the north-south collector road on the West Side Employment Lands, in a location determined through a Draft Plan of Subdivision COUNTRYSIDE LINE The implementation of the countryside line concept is an objective of the Regional Growth Management Strategy (RGMS). The countryside line is intended to define the

60 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 60 limits of growth in the region until 2041, delineating the boundary between urban and rural land uses in an effort to manage urban growth and protect agricultural lands from fragmentation. The countryside line concept will be incorporated into the new Regional Official Plan in accordance with the approved RGMS. The Wilmot Line is identified as a countryside line. The proposed subdivisions on the urban side of the countryside line do not promote nor anticipate future development on the rural side of the line. A metre reserve adjacent to the Wilmot Line will be dedicated to the Township of Wilmot as a condition of subdivision approval. The 0.3 metre reserve will provide the Township with a mechanism to manage urban expansion and control access to the Wilmot Line WILMOT LINE BUFFER A landscaped buffer will be provided adjacent to the Wilmot Line. The purpose of the buffer is to create a partial visual screen between the Wilmot Line and new development so as to maintain the scenic qualities of the Wilmot Line. The buffer will also assist in the delineation of the countryside line. The secondary purpose of the buffer is to accommodate grade changes between the Wilmot Line and the West Collector road (Sundew Drive). The buffer is 5.0 metres wide adjacent to the West Collector (Sundew Drive). Where lots are back-lotted onto the Wilmot Line north of the West Collector, the buffer has been increased to 8.0 metres. Where feasible, existing trees will be retained and augmented with additional plantings. Prior to the removal of any trees, the developer will be required to notify PWS Environmental Services - Forestry. Protective measures will be required for all trees to be retained, as well as maintenance reports during construction. As a condition of subdivision approval, the developers will be required to submit and implement (at their cost) a Landscape Buffer Planting Plan to the satisfaction of the City of Waterloo ERB STREET & WILMOT LINE CLASS ENVIRONMENTAL ASSESSMENT In August 1998, the Region of Waterloo initiated a Class Environmental Assessment (EA) for the intersection of Erb Street and the Wilmot Line. The project team included representatives from the City of Waterloo and Township of Wilmot. The purpose of the EA is to identify necessary road improvements to accommodate forecasted traffic volumes at this intersection. Traffic volumes at this intersection will

61 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 61 increase as western Waterloo and the surrounding Township develops. A key objective of the EA is to improve sight-lines at the intersection. In February 2005, the Region put the EA on hold due to staffing issues. In March 2006, the Region requested the City of Waterloo to complete the EA, notwithstanding neither Erb Street (Regional road) nor the Wilmot Line (Township road) are under the jurisdiction of the City of Waterloo. The City of Waterloo has retained itrans Consulting Inc. to complete the EA by September 30, The existing EA has identified various alternative design and locational options for the Erb I Wilmot Line intersection. itrans Consulting Inc. is in the process of peer reviewing the existing alternatives, generating additional alternatives, and formulating recommendations. The scope of the EA has been expanded to include improvements to the Wilmot Line, between Erb Street and Columbia Street. There will be additional opportunities for public consultation in accordance with the Class EA process. The Region of Waterloo advises that once an implementable solution has been determined to accommodate increased traffic at this intersection, the Region will be in a position to support Draft Approval of the subdivisions. ROPP policy requires the completion of the Class Environmental Assessment prior to Regional or area municipality approval of affected development applications. The Region of Waterloo has advised Development Services that it does not object to the City considering the proposed subdivision applications prior to the completion of the Class EA. The Region advises that prior to final approval, the Region must secure both the physical and financial resources required to implement the final solution determined through the Class Environmental Assessment process. As a condition of approval, the City will require the completion of the Class Environmental Assessment prior to executing any subdivision agreement for the proposed subdivisions NOISE The Clair Hills District Plan identifies Columbia Street, the West Collector (sundew Drive), and the East Collector (Ladyslipper Drive) as potential zones of influence with respect to noise. In order to determine the need for noise mitigation measures, an impact analysis was completed. The noise impact analysis concludes that physical attenuation is not required provided buildings are setback at least 13 metres from Columbia Street east of Ladyslipper Drive (East Collector), and 10 metres from Columbia Street west of Ladyslipper Drive. The noise impact analysis concludes that noise

62 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 62 warning clauses and the provision for central air conditioning will be required on the Sundew Drive (West Collector) to Wild Calla Street. As the delegated approval authority for noise related matters, the Region of Waterloo has reviewed and accepted the noise impact study DUST IMPACTS FROM THE WILMOT LINE The Township of Wilmot is requesting that a "dust" warning clause be included in any Agreement of Purchase & Sale for lands abutting the Wilmot Line. This will be required as a condition of approval HYDRO EASEMENT Hydro One agrees in-principle to the proposed road crossings of the hydro easement. The East Collector (Ladyslipper Drive) and the West Collector round-about traverse the hydro easement. Hydro One has confirmed that there is sufficient clearance for the roads from the distribution lines. The detailed road designs will be subject to Hydro One approval. The City of Waterloo will be required to enter into an Encroachment Agreement with Hydro One for the road crossings of the easement. The developer will be required to enter into a construction Encroachment Agreement with Hydro One during grading and servicing works ONTARIO HYDRO LAND ACQUISITION - EAST COLLECTOR ROAD Hydro One agrees in-principle to the sale of a small parcel of land (south of the hydro easement) to allow for the construction of the East Collector (Ladyslipper Drive). The lands are to be conveyed directly to the City of Waterloo. All costs related to the conveyance of the lands to the City will be borne by the developer SIDEWALKS In accordance with the approved Sidewalk Policy, all arterial, collector and local roads require sidewalks on both sides, except: local roads with less than 500 vehicles per day (AADT); and, cui-de-sacs that do not connect to a walkway, park, trail or school. Based on the above, sidewalks will be required on both sides of all streets with the following exceptions: Sundew Drive (West Collector) Ginseng Street No sidewalk required on the west side of the road between the Wilmot Line and Balsam Poplar Street No sidewalk required on the south side of the road between Sundew Drive and Sweet Gale Street

63 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 63 Mountain Holly Court Ladyslipper Place Pasture Rose Street No sidewalk required on the south side of the road between Ladyslipper Drive and the parkette No sidewalk required on west side of the cul-de-sac between Ladyslipper Drive and the parkette No sidewalk required on west side of the road Bullrush Court No sidewalk required west of Ladyslipper Drive Walking Fern Court No sidewalk required east of Sundew Drive Snowberry Court No sidewalk required east of Pasture Rose Street Sundrops Court No sidewalk required east of Pasture Rose Street 6.20 EMERGENCY RESPONSE Paradigm Transportation Solution has completed a Fire Response Analysis for the proposed subdivisions. The analysis concludes that fire response times to the northern most portion of Draft Plan of Subdivision 30T (Vista Hills) will be in the order of 4.8 minutes from Station 2 (Columbia Street) and 9.9 minutes from Station 1 (Weber Street) without traffic calming features. Paradigm estimates that traffic calming features will add about 0.5 minutes to the travel time. Protective Services has reviewed the analysis and do not object to the proposed subdivisions provided they are given the opportunity to comment on traffic calming measures EMERGENCY ACCESS Emergency Access - Wilmot Line One (1) emergency access is proposed to the Wilmot Line. The emergency access is located within Draft Plan of Subdivision 30T (Vista Hills) as Block 81. In order for Block 81 to effectively function as a year-round emergency access, it will be designed to accommodate winter maintenance by a standard municipal snowplow. The emergency access will also be designed to allow emergency response vehicles to travel between the subdivision and the Wilmot Line. The emergency access will be designed to prevent residential vehicles from traveling between the subdivision and the Wilmot Line. This will likely require some form of automated gate-arm system. The Township of Wilmot has requested that the emergency access be designed to discourage pedestrian access to the Wilmot Line. Signage will be incorporated into the design of the emergency access to state that the lands are not to be used by

64 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 64 pedestrians. The strategic placement of large stones and other design elements can be incorporated into the emergency access (outside the emergency travel route) to discourage pedestrian use of this block. Single-Lane One-Way Streets The original Draft Plan of Subdivision 30T (Vista Hills) included emergency accesses between: [1] Sundew Drive and Snowberry Court; and [2] Snowberry Court and Sundrops Court. In response to Protective Services' concerns regarding the winter maintenance of emergency accesses, the above-noted emergency accesses have been replaced with single-lane one-way streets. These streets will: allow for winter maintenance by a standard municipal snowplow; facilitate pedestrian connectivity with a sidewalk on one side; accommodate service connections, including watermain looping; and, provide an alternative means of access to these cui-de-sacs. Conceptual Design: Single-Lane One-Way Street -' a. E E E Single-lane one-way street 11.0 m Emergency Access - Centre Median Within Draft Plan of Subdivision 30T (Clair Creek Meadows), the developer intends to accommodate emergency access on Ladyslipper Drive, north of Cinnamon Fern Street, by providing a centre median. The median will allow emergency vehicles to access either side of the street should one become disabled. The centre median will be approximately 5.0 metres wide, allowing for tree planting within the median. Services will be restricted to one side of the centre median so that servicing infrastructure can be maintained without disrupting emergency response capabilities. Within Draft Plan of Subdivision 30T (Greyerbiehl), the developer intends to accommodate emergency access to Raspberry Place and Foamflower Place by providing entrance centre medians. The 2.0 metre wide concrete medians will allow emergency vehicle to access either side of the street should one become disabled.

65 West Side Waterloo, Draft Plan of Subdivision and Zone Change ApplicaUons Page 65 Proposed Elementary School Sweet Gale Street and Ladyslipper Drive have been widened by 3.0 metres in front of the proposed elementary school (Block 49) within Draft Plan of Subdivision 30T (Greyerbiehl) to ensure a 6.0 metre unobstructed roadway is provided for emergency response vehicles and two-way traffic in the event vehicles are parked on both side of the street TRAILHEAD PARKING Trailhead parking is provided in the following locations: 20 parking spaces at the West Side Amphitheatre, Block 79 (Vista Hills) 20 parking spaces at the entrance to Block 99 (Vista Hills) 7-10 parking spaces at the entrance of Block 80 (Vista Hills) parking spaces at the entrance to Block 67 (Clair Creek Meadows) This parking will be supplemented by on-street opportunities. While not within these subdivisions, the City will also be constructing trailhead parking spaces off of Columbia Street near St. Moritz Avenue GRAND RIVER TRANSIT The proposed subdivisions have been designed to accommodate public transit. River Transit is satisfied with the proposed transit route, being: Columbia Street to Ladyslipper Drive Ladyslipper Drive to Beechdrops Avenue Beechdrops Avenue to Sundew Drive Sundew Drive to Rock Elm Street Rock Elm Street to Autumn Willow Drive Autumn Willow Drive to Mayapple Street Mayapple Street to Sundew Drive Sundew Drive to Beechdrops Avenue Beechdrops Avenue to Ladyslipper Drive Ladyslipper Drive to Columbia Street Grand SECTION SEVEN: PARKS AND OPEN SPACE 7.1 PARK LOCATIONS Parkland has been strategically distributed throughout the proposed subdivisions in keeping with park concepts in the District Plans. Parkland includes neighbourhood

66 West Side Waterloo, Draft Plan of Subdivision and Zone Change Applications Page 66 parks, parkettes and the natural amphitheatre. Parkland will be complemented and linked by open space, trails and walkways. In addition to municipal parkland, after hours recreational opportunities will be available on the elementary school lands. Homes within the proposed subdivisions will be within 300 metres of parkland, which equates to approximately a 3.5 minute walk distance. 7.2 PARKLAND CONVEYANCE The Planning Act allows municipalities to take five percent (5%) of residential subdivision lands for municipal parkland and recreational purposes. The City's practice is to exclude environmentally sensitive lands from the lands used to calculate the 5% parkland dedication provided the environmentally sensitive lands are conveyed to the City of Waterloo. As such, ESPA 19 and its associated buffer are excluded from the lands used to calculate the 5% parkland dedication. The developers are proposing to satisfy the 5% parkland dedication as follows: Suhdrvrsron Total Lands ESPA Lands Subject Parkland Parkland Surplus I Lands to Pdtkldnd RPqurred Provrded {Defrcrency) Greyerbiehl ha ha ha ha ha (1.316 ha) Clair Creek Meadows ha ha ha ha ha ha Vista Hills ha ha ha ha ha ha TOTAL ha ha ha ha ha (0.252 ha) Based on the above, the following conditions will be applied: (a) that the Owner of Draft Plan of Subdivision 30T (Greyerbiehl) shall pay to the City of Waterloo $260, as cash-in-lieu of parkland; (b) that the City agrees to pay the Owner of Draft Plan of Subdivision 30T (Clair Creek Meadows) $54, for the ha over contribution of parklands; and, (c) that the City agrees to pay the Owner of Draft Plan of Subdivision 30T {Vista Hills) $1 55, for the ha over contribution of parklands. The City will retain $49, as cash-in-lieu of parkland for the ha parkland deficiency. 7.3 RECREATIONAL PLANNING Recreational planning for the parkland is difficult given the absence of a City Wide Recreation & Leisure Master Plan. The majority of parkland will be designed for passive recreation purposes. The majority of parks are sized to accommodate an