City planning staff is recommending council support the approval of two major housing developments that would add more than 1,500 units to the city's rental stock, some of it in the "affordable" range.
Proposals for a three tower development at 201 Water St. S., near Churchill Park, and a six-tower apartment complex at an industrial site at 777 Laurel St. in Preston, will be discussed at next week's council meeting.
Both proposals were controversial when introduced, the Laurel Street complex last fall, and the Water Street proposal earlier this year.
Some residents around Laurel and Dolph streets called the plan to build towers up to 14 storeys high on a general industrial site incompatible with the area due to concerns about traffic, parking and congestion on the narrow streets.
Others called it a "wonderful" and transformative opportunity to redevelop that area of Preston.
Staff agreed, citing the location as within the city's regeneration area where intensification is encouraged, and within walking distance of the city's future Major Transit Station Area.
"The proposal provides an opportunity for a transit-supportive development offering additional housing options, contributing to the creation of a complete community or a 15-minute neighborhood," reads the report to council.
The plan has changed somewhat since last September, with two of the proposed towers coming in at up to 19 storeys tall and the smallest two towers at eight storeys.
It requires the land to be rezoned from industrial to multi-residential with site specific provisions allowing the city's maximum density to increase to 385 units per hectare when only 75 units per hectare is the current limit.
Concerns expressed about the number of parking spaces last fall have been addressed through an increase to one space per unit and 183 visitor parking spaces for a total of 1,398 spaces.
Narrower parking stalls accommodated the change, but won't apply to the barrier free spaces. The revised proposal earned the support of planning and transportation staff.
Staff is also supportive of the plan to build two 15-storey condominium towers, 47-metres apart, above a shared six-storey podium on Water Street South.
The proposal has been revised to remove a nine-storey middle tower from the project, reducing the height of the gap between the two towers by about 13 metres and retaining the view for some on Highman Avenue.
The developer is proposing 416 parking spaces for the property, comprised of 330 parking spaces for residents, and 86 parking spaces for visitors.
Parking will be at the surface, and within three parking garage levels. Across the street from the Cambridge to Paris Rail Trail, the site will feature 117 bicycle parking spaces, 100 indoors, and 17 short-term bicycle parking spaces outside.
The Region of Waterloo and the Grand River Conservation Authority had no objection to the proposal. The region plans to widen Water Street South to allow access to the complex and a separate emergency access from Highman Avenue satisfies any safety requirements.
The reports will be presented to council on May 28 beginning at 4 p.m.
The public is invited to delegate at the meeting but must register by 10 a.m. on the day of the meeting.
