09-10-2024, 11:16 AM
City staff are recommending approval of the ZBA/OPA for this site. The only change that comes from the ZBA/OPA process is the maximum building height, the applicant wants 32 floors however the Region of Waterloo will only allow for 27 floors given the proximity to the airport, from the staff report it appears that the applicant has been receptive to the comments and is willing to proceed only with 27 floors (however this is a longer term plan by the owners so we won't see anything for years).
This is the regional comment regarding the height:
The Region has received and reviewed a copy of the Aeronautical Assessment, prepared by IDS, dated April 25, 2024. The development is located outside the Airport
Zoning Regulation limits, but within the obstacle protection area of the Runway 08 approach paths and Runway 26 departure paths. Nav Canada has provided a maximum elevation of 1,350ft ASL at this location before the Runway 08 LNAV is impacted.
The Aeronautical Assessment is based upon a proposed building elevation of 1425.5 feet ASL (which does not include any related constructure crane height). The report notes an impact to airport operations at 1,370 feet ASL and proposes mitigation by redesigning the Runway 08 LNAV approach.
In accordance with policy 5.A.20 of the Regional Official Plan, the Region does not support land uses that would be incompatible with airport operations and is not able to support the redesign of the Runway 08 approaches and Runway 26 departures as proposed in the Aeronautical Assessment. As such, the proposed Zoning By-law Amendment for the subject lands must limit the proposed building height (and any related construction cranes) to a maximum of 420m (1,378 feet) ASL.
Required wording is as follows:
"The maximum height of the proposed building and related construction cranes on site shall be 420m (1,378 feet) ASL. Any crane used for the
construction of this development (e.g. towers, rooftop HVAC, communication towers/antennas) must be below the maximum height of 420m ASL."
This is the regional comment regarding the height:
The Region has received and reviewed a copy of the Aeronautical Assessment, prepared by IDS, dated April 25, 2024. The development is located outside the Airport
Zoning Regulation limits, but within the obstacle protection area of the Runway 08 approach paths and Runway 26 departure paths. Nav Canada has provided a maximum elevation of 1,350ft ASL at this location before the Runway 08 LNAV is impacted.
The Aeronautical Assessment is based upon a proposed building elevation of 1425.5 feet ASL (which does not include any related constructure crane height). The report notes an impact to airport operations at 1,370 feet ASL and proposes mitigation by redesigning the Runway 08 LNAV approach.
In accordance with policy 5.A.20 of the Regional Official Plan, the Region does not support land uses that would be incompatible with airport operations and is not able to support the redesign of the Runway 08 approaches and Runway 26 departures as proposed in the Aeronautical Assessment. As such, the proposed Zoning By-law Amendment for the subject lands must limit the proposed building height (and any related construction cranes) to a maximum of 420m (1,378 feet) ASL.
Required wording is as follows:
"The maximum height of the proposed building and related construction cranes on site shall be 420m (1,378 feet) ASL. Any crane used for the
construction of this development (e.g. towers, rooftop HVAC, communication towers/antennas) must be below the maximum height of 420m ASL."