Northdale Neighborhood

[Spokes]

Northdale Neighborhood
Bordered by King, Columbia, University & Lester streets
www.waterloo.ca/northdale

Over the past decade (or more) this neighborhood has been transitioning from single family dwellings to student housing. Houses have been torn down in favor of mid-rise walk ups.

A few interesting websites dedicated to this issue:
HUG (Help Urbanize the Ghetto in) Waterloo (http://www.hugwaterloo.com/)
Waterloo Neighborhood in Transition (http://universitiesneighbourhood.blogspot.com/)

http://i196.photobucket.com/albums/aa262/AndrewEH/Waterloo/NorthdaleVisionsLocationMap.jpg
Northdale Visions Location Map: http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/Northdale_locationmap.pdf

[Spokes]

Residents resigned to more student housing

March 28, 2008
Liz Monteiro
RECORD STAFF

WATERLOO - Dave Olden was set to replace his kitchen floor with porcelain tiles before putting his Albert Street house on the market.

But after talking to his real estate agent, Olden is going for the cheaper alternative -- laminate flooring.

When Olden sells his three-bedroom house, it won't be to a family with children but to a landlord looking to rent the house to university students, said Eric Klimstra, a sales representative with Prudential Grand Valley.

"It's a great place to live. It's a great old neighbourhood,'' said Olden, who hasn't seen a family with children move into the area during the six years he's lived there.

Olden is moving so his girlfriend can be closer to her job as a high school teacher in Caledon. When he bought the Waterloo house as a student, it had rooms for student tenants, but he converted it to a single-family home.

Now, Klimstra is advising Olden that if he wants to make a profit, he must create two additional bedrooms in the basement for tenants.

"I'm going to sell it to somebody, and it will look like it did before I bought it,'' Olden said.

The story is typical of those moving out of the neighbourhood, which some residents call the student ghetto. The area is bordered by University Avenue and King, Columbia and Lester streets.

Olden's property "is a premium house because he's done extra finishes and it's a bigger lot,'' Klimstra said. "But no one will buy it from a residential perspective unless you want to deal with students."

Waterloo allows three unrelated people to live in a house with its owners. With four tenants or more, a lodging licence is needed. There are about 1,200 such licences in Waterloo, and city hall doesn't want to allow any more.

But some residents in the neighbourhood, who for years tried to preserve the neighbourhood for families, now want the city to rezone it.

It's currently considered single residential, and they want it changed to multi-residential.

The change will allow diversity in the area, they say, by allowing condo developments and larger apartment buildings that might attract workers from tech industries.

Cameron Rapp, general manager for development services for the City of Waterloo, said a review of the bylaw is underway, but staff will propose the area remain single residential.

"We don't want to convert the area to multiples of six and eight," Rapp said. "You are definitely going to have a higher student population than you do now."

A staff analysis shows there are plenty of applications for apartment buildings catering to students on the city's main corridors, such as King and Columbia streets. The city prefers to see student housing grow in this area, not in Olden's neighbourhood.

"If you put up a six-storey, 20-unit building in the middle of the neighbourhood that means 20 units that are not going to happen on University, King or Columbia,'' Rapp said.

Rapp said the city wants to preserve the older neighbourhood for families.

"We recognize it won't convert tomorrow,'' he said. "As more development occurs, it is going to draw out students from these neighbourhoods as they see better housing stocks on these corridors.''

Deborah Easson, who lives on Albert Street, near Columbia Street, wants condos with one or two bedrooms to attract nearby tech workers. She believes the city is fooling itself by hoping to attract families down the road.

"You will never change the image of the neighbourhood if you house students in five-bedroom apartments,'' said Easson, spokesperson for the Northdale Residents' Coalition.

Easson's group says rezoning would be more in keeping with the trend toward higher-density housing.

She's also concerned about houses in the neighbourhood that have four to six bedrooms, which she said works against diversity.

"A professional doesn't need four bedrooms," she said.

"Who would move into this neighbourhood? We have critical mass. It's tipped too far to student housing."

lmonteiro@therecord.com

http://news.therecord.com/article/328678 (http://news.therecord.com/article/328678)



Waterloo's student 'slum' needs help

September 20, 2008
Liz Monteiro
RECORD STAFF

WATERLOO - Last Saturday morning when Deborah Easson was walking her dog, there it was -- three piles of vomit.

Someone had thrown up on a neighbour's front lawn on Albert Street near Columbia Street and left an empty juice jug beside the mess.

Easson immediately e-mailed Waterloo councillors to complain. Later that morning, a Waterloo fire truck was dispatched to clean up the mess.

Sending out for a fire truck costs $400 a call, said Waterloo Coun. Karen Scian.

"It's not ideal obviously,'' she said.

"It just shows the level of frustration. We wanted that woman's lawn cleaned up.''

Easson said she appreciated the cleanup but "is that how we should use our taxpayers' dollars?''

Waterloo fire Chief John deHooge was unavailable for comment yesterday.

Homeowner Elaine Schmidt, who was not home at the time, was told about the cleanup from neighbours.

"It's a huge waste of money,'' she said. "It's pretty drastic, yet at the same time how do we stop them from vomiting on our property?''

Schmidt and Easson live in an area bordered by King, Columbia and Lester streets and University Avenue. They are surrounded by student housing.

The residents say they are tired of the carousing that goes on, mostly at night. It's not uncommon to see students urinating on lawns, to find broken beer bottles on streets and sidewalks and garbage strewn everywhere.

"The neighbourhood is broken,'' said Easson, who returned to live in her childhood home in 2002. "This neighbourhood is never going back.''

Easson said the city should rezone the area to allow other uses, such as retail businesses and smaller apartment buildings.

"The city needs a new vision,'' she said. "They have made a mess.''

Easson said many residents feel "trapped" living on Albert Street.

"The perception of the neighbourhood is that it's a student slum,'' she said, adding that young families and tech workers don't want to move into the area.

Coun. Mark Whaley said the city needs to change the antiquated zoning in the area to allow for more diverse uses.

"We need to get over the fact that we can save this community,'' he said.

Whaley wants to see an "ecotopia" where people can live, can walk to work in the high-tech sector, have their children attend area schools and shop in nearby stores.

"It's a big dream, but it's possible,'' he said. "They don't have a chance otherwise.''

Terry Dorscht, who's lived on Lester Street for 43 years, said the city's effort to put more bylaw officers on the streets on weekends and increase police patrols are welcome but not enough.

Dorscht said the neighbourhood needs to have more varied housing.

Supt. Dave Mazurek of Waterloo Regional Police said the force's one-month Project Safe Semester has led to 320 charges in the first two weekends of September.

Mazurek said the enforcement strategy puts more officers on the streets and prevents small incidents from becoming bigger problems.

Last September, police laid 703 charges, ranging from public nuisance, open alcohol, public urination, vandalism and property damage.

Scian, who was out with bylaw officers last weekend from 11 p.m. on Friday to 3 a.m. Saturday, said she was amazed at the "disregard" shown by students.

Scian said the area definitely needs help and change must occur but "we can't force developers to build there.''

lmonteiro@therecord.com

http://news.therecord.com/article/417848 (http://news.therecord.com/article/417848)


Residents seek solution to noisy, littering students

April 20, 2009
Liz Monteiro
RECORD STAFF

WATERLOO - A neighbourhood plagued with noise complaints, garbage and loud parties gathered together in a church basement Saturday afternoon in an attempt to find common ground.

The university-area neighbourhood, a financial boon to the city, is often the bane of some residents who live among the students.

"There are definitely challenges,'' said Trevor Mayoh, a student and vice-president of student affairs at Wilfrid Laurier University.

Mayoh said a student culture of appropriate behaviour needs to be created.

"I don't want someone puking on my front lawn,'' he said.

The meeting, held at St. Michael's Church on Hemlock Avenue, had about 100 participants in small groups talking about what works, what doesn't, and what needs to be tried.

Suggestions ranged from adding more police in the neighbourhood, changing the zoning to include stores and condo buildings and increasing the number of lodging licences.

The Northdale area is bounded by University Avenue and Philip, Columbia and King streets. The area is home to many students from Laurier and the University of Waterloo.

Mark Stapleton, of Sorrell Place, who owns nine homes and has 65 student tenants, said overseeing his properties is a full-time job.

"I'm always cracking the whip. I drive by and yell at them to get rid of the garbage,'' he said. "I ask them if they would do that at their parents' house,'' Stapleton said.

"I'm working my butt off trying to make sure I'm not a problem,'' he said.

Stapleton said he's frustrated with some of the students who don't show respect for the houses.

"I find the kids get worse every year. Maybe I'm getting old and cranky,'' he said.

In 2008, city bylaw officers responded to 5,000 noise complaints, said Jim Barry, Waterloo's director of bylaw enforcement.

Outgoing Laurier students' union president Colin LeFevre said he wants to see an educational component added to a bylaw infraction. "Instead of slapping a student with a fine, give them a weekend of community service where they have to rake leaves or attend a bylaw meeting and learn why the bylaws exist,'' he said.

Some residents want more commercial use and housing intensification to attract nearby tech workers. "Not to intensify defies logic,'' said Deborah Easson, who lives on Albert Street and represents the Northdale Residents' Coalition.

The city has 1,200 licensed lodging houses, in which four students can live, Barry said.

Kanny and Paul Grovera, who own a lodging house on Tamarack Drive, say the city should license more lodging houses.

"The area is for students and let them live there. No one wants to live there with a family,'' said Kanny, who moved from Austin Drive to Columbia Street because it was too noisy for her two young children.

lmonteiro@therecord.com

http://news.therecord.com/article/523281 (http://news.therecord.com/article/523281)

[Spokes]

City launches It’s Your Waterloo campaign

September 01, 2009
By Liz Monteiro, Record staff

http://media.therecord.topscms.com/images/c7/7b/eec965574491b055883c7a74ea17.jpeg

WATERLOO – Next time you have to empty your bladder in uptown Waterloo, you might be asked to empty your wallet, too.

Public urination will cost you $300.

This week, the City of Waterloo launched a sassy educational campaign that, among other things, reminds partygoers not to urinate in public. While the fine for public urination isn’t new, the campaign strongly suggests it isn’t an empty threat.

Some of the other bold messages in the It’s Your Waterloo campaign target careless parking and trash disposal, and excessive noise. These issues have garnered complaints from residents who live in student-dominated neighbourhoods in Waterloo.

Kaye Crawford, the city’s manager of community relations, says the campaign uses humour to speak to students, with a play on multiple-choice riddles.

“We wanted a fun way to express the message,’’ she said.

Excessive noise and garbage will cost $300; overnight parking on city streets, $155.

Crawford said drink coasters with It’s Your Waterloo messages will be distributed to core-area restaurants and bars, and posters will likely be placed in washrooms. Posters will also be visible around both Waterloo campuses, and Conestoga’s main campus in the Doon area of Kitchener.

Guelph has taken a different approach with late-night public urination, installing two public pissoirs in the downtown area. The four-man urinals will be available for partygoers on a trial basis for September and October.

Crawford said the Waterloo information campaign reminds students that they have a choice.

“It encourages you to become a member of the community of Waterloo,’’ she said. “We want students to feel at home.’’

Kory Preston, vice-president of university affairs at Wilfrid Laurier University, said focus groups were held at the school with students. They said they preferred a message that was fun but clear, with information outlining fines.

“We wanted a cheeky side to the campaign so that it resonates with students,’’ he said.

About 10,000 first-year students will start classes this month at both Laurier and the University of Waterloo, Crawford said.

Later this month, representatives from the Waterloo Fire Department, Waterloo Regional Police, campus police and city officials will knock on 1,500 doors to meet students in the residential neighbourhoods around both campuses. It’s an annual event.

lmonteiro@therecord.com

http://news.therecord.com/article/592076 (http://news.therecord.com/article/592076)



Police taking proactive approach in university neighbourhoods as Project Safe Semester kicks off

September 05, 2009
By Liz Monteiro, Record staff

WATERLOO – If you live near the city’s two universities, you could be seeing more police officers in your neighbourhood for the month of September.

Waterloo Regional Police have kicked off their third annual Project Safe Semester. The one-month enforcement strategy increases police presence in the neighbourhoods surrounding the universities, and more officers and city bylaw officers patrolling neighbourhoods and high-traffic areas on Thursday, Friday and Saturday nights.

“This is a proactive strategy,’’ said Staff Sgt. Mark Bullock, project co-ordinator. “Instead of us waiting for the calls, our officers are going out and finding out where the problems are.’’

Bullock said about 25 officers are assigned to neighbourhoods in the university area, some in police cruisers, unmarked cars and many on bicycles.

Last year, police laid 700 plus charges, ranging from public nuisance, open alcohol, public urination, vandalism and property damage.

Last week, the City of Waterloo kicked off its own campaign, ramping up awareness on its existing bylaws. The cheeky campaign reminds partygoers not to urinate in public or park on front lawns, not to let garbage pile up and to keep the noise down. Fines range from $300 for public urination, excessive noise and garbage, while overnight parking on city streets is $155.

For the dwindling number of permanent residents, the increased police presence is a relief.

The first week of September can be hectic with more than 40,000 university students coming back to school in Waterloo. Christine Carmody said she’s thankful for the officers she sees on her street.

“Police have made this neighbourhood more credible,’’ said Carmody, who lives on Albert Street near University Avenue.

But she doesn’t have the some compliments for the city. Carmody blames the city government for turning her neighbourhood into a “student precinct.’’

“The City of Waterloo destroyed our neighbourhood. This neighbourhood should be torn down,’’ said Carmody, who has tried to sell her house but has been unsuccessful.

Deborah Easson, who also lives on Albert Street, said few permanent residents remain on Albert Street and some of the smaller streets between University Avenue and Columbia Street.

“We (homeowners) are squashed in the middle,’’ said Easson, referring to the many rental homes in the neighbourhoods and the student apartment buildings on Columbia. Easson is the chair of the Northdale Area Residents’ Coalition.

Kory Preston, vice-president of university affairs at Wilfrid Laurier University, said his goal this year will be to concentrate on building better relations between students and residents.

“We are excited with trying to build a community atmosphere. It’s a focus for us in the year ahead,’’ Preston said.

lmonteiro@therecord.com

http://news.therecord.com/article/593576 (http://news.therecord.com/article/593576)

[Spokes]

The core question
The complexity of addressing student housing issues hitting home with council

By Greg MacDonald, Chronicle Staff
News
Oct 28, 2009


The workshop began with staff listing off the successes and various policies the city uses to regulate the student-dominated neighbourhoods surrounding the city’s two universities.

Council’s official policy is to attract families back into the neighbourhoods — some of which have 95 per cent of homes being rented out.

But Coun. Diane Freeman sees a disconnect between the city’s plan and reality.

“If the idea is to reintegrate families into existing single family dwellings there is no support system for families, I don’t see how that can happen,” Freeman said.

With no elementary school in the vicinity of Northdale, which is bounded by University Avenue, Columbia Street, Albert Street and King Street, families have no incentives to move into the neighbourhood, she said.

“The only amenities available north of the university are for students,” Freeman said. “I don’t think what we have in place there is going to work because there is nothing for families.”

The afternoon workshop, held before Monday night’s council meeting, was an education session for councillors in response to a neighbourhood meeting held during the summer.

During that meeting, Coun. Jan d’Ailly and Mayor Brenda Halloran heard a multitude of concerns from the Northdale community association.

Those complaints included the usual — noisy parties, garbage-strewn properties and other behavioural issues.

But there were also calls for a special policy area to help the remaining permanent residents get the same price for their homes as licensed lodging houses demand.

The situation for seniors in the neighbourhood was especially disconcerting, Halloran said.

“What really struck me is what to do with seniors who feel stuck in these homes — they can’t sell them,” Halloran said. “It’s becoming increasingly difficult for me to say it’s a zoning issue and that’s it.

“Our role as a council is to listen to the residents and find a strategy to help.”

It’s not just the seniors councillors should worry about, added Coun. Mark Whaley, who lived in one of the post-war homes that make up Northdale.

“Those houses were temporary and prefabricated,” Whaley said. “Sixty years later, they’re filled with students and sometimes unsafe.

“At the same time, developers who want to build something better in the neighbourhood have to go to the OMB (Ontario Municipal Board) to get anything done.”

He believes the city needs to rezone the area to make it more student friendly and forget attracting families to the traditional homes.

“We’ve seen all the tools and successes that we’ve had over the years, but I think that we have a little way to go,” Whaley said.

Council didn’t commit to any rezoning or change in philosophy, but Jan d’Ailly, the ward councillor for the area, will hold a town hall meeting on Nov. 26 to gain feedback on the community about what they want to see in the area.

Following that meeting, council will hold another session to discuss the area. D’Ailly wants that to include a review of council’s vision for the university neighbourhoods.

And while he wants a review, d’Ailly was quick to tout the successes the city has had.

“Four years ago, there was garbage on the streets and it was a lot worse,” he said. “There are no more keg parties and street parties usually. We’ve done a good job but we have to keep going.

“We should making this a model neighbourhood, where students and residents can walk down the street on garbage day and at 3 a. m. on Saturday night and say they’re proud to live there.”

http://www.waterloochronicle.ca/news/article/192735 (http://www.waterloochronicle.ca/news/article/192735)



No clear future for neighbourhood in trouble

November 27, 2009
By Jeff Outhit, Record staff

WATERLOO — Observers agree city council has failed to stabilize a campus-area neighbourhood dominated by students, stress and trouble.

They disagree on how to move forward in Northdale.

Deborah Easson, who chairs a coalition of residents, says council should abandon zoning restrictions meant to preserve the dwindling remnants of its single-family character.

Instead, council should let more permanent residents sell their homes to apartment developers.

Managed properties would solve student parking, garbage and partying problems, and might attract technology workers back into the neighbourhood, she contends.

“When you have a neighbourhood that’s this big a mess, and this big a sinkhole for tax dollars, why wouldn’t you want to move to modern, urban, green-design standard?” Easson asked.

Coun. Jan d’Ailly agrees the city has failed to stabilize Northdale. “What’s in place now is not working,” he said.

But he’s not persuaded intensification is the solution.

“I can look at lots of communities that have high intensities that just do not work,” said d’Ailly, the ward councillor. “It’s not something I want to rule in or rule out.”

Northdale is bounded by University Avenue and Philip, Columbia and King streets. The area is home to many students from Wilfrid Laurier University and the University of Waterloo.

Permanent residents have long complained about noise, garbage, parties and bad behaviour, and say the problems are getting worse.

On Thursday, residents gathered again to consider a vision for their neighbourhood, following up on a city-sponsored session held last April.

Easson said residents want intensification but d’Ailly is refusing to make it part of the formal vision.

“Our councillor seems to have an agenda all his own,” Easson said. “He will not listen.”

“I don’t think that’s fair,” d’Ailly said. “I am probably the only one who’s pushing through an agenda here, to try to address the issues in Northdale.”

jouthit@therecord.com

http://news.therecord.com/article/635560 (http://news.therecord.com/article/635560)

[Spokes]

HUG (Help Urbanize the Ghetto in) Waterloo (http://www.hugwaterloo.com/)


^^ They have a really interesting proposal under the heading "The Green Solution for Northdale." Their vision is a "transit orriented, mixed-use neighborhood."

I'm really not sure what the solution is for this neighborhood. I hate to say it, but I think the damage is too far gone. The next step needs to be intensification.

One thing I'd like to see is the city step in and force developers to create developments that are more than just 5 bedroom units. Not that there's an issue with 5 bedroom units, but there needs to be more. Have 1, 2, 3, 4 bedroom units as well. There should be more 1, 2 and 3 bedroom units and then if they want, still have some 4/5 bedroom units. It'll be that mix of units that encourages a mix of people to live in the developments. When it's just 5 bedroom units, you guarantee to only cater to students.

[Spokes]

The houses on the South-East corner of Columbia and Hazel have been torn down (54 and 56 Columbia St. West). I'm sure we can expect another mid rise walk-up there. Although probably better looking because of the new design standards. I couldn't find it in the council notes though.

Waterloo needs to really follow Kitchener's lead and adapt their Mixed-Use Corridor Strategy (http://www.wonderfulwaterloo.com//showthread.php/34-Kitchener-s-Mixed-Use-Corridor-Strategy) to Columbia St. Or is that what the neighbors are pushing for? A zoning change?

[Spokes]

City councillors to lead planning for 'student ghetto'

Linda Givetash
December 2, 2009 5:36 AM
The Cord

http://hotink.theorem.ca/system/cord/images/000/008/569/Town_Hall-web-Nick_Lachance_large.jpg?1259750179

On Nov. 26, a town meeting was hosted in St. Michael’s Church for the Northdale community to discuss the future of the area as the neighbouring universities continue to grow.

“We’re not a permanent resident and student neighborhood anymore, we’re a student neighborhood with a few remaining permanent residents,” said Christine Carmody, area resident and member of Help Urbanize the Ghetto in Waterloo (HUG Waterloo).

The population of Northdale – the area north of Wilfrid Laurier University between the University of Waterloo and King Street – has transformed from primarily long-term residing families to frequently moving students.

Before attendees broke into discussion groups to critique the community vision presented by councilor Jan d’Ailly and city staff, members of HUG Waterloo stepped in to present their alternate proposal.

“We don’t feel that our voice is being heard by our own councilor,” said Jim Flynn, member of HUG Waterloo.

“We’ve had meeting after meeting and we always seem like we’re starting but really ... it’s a failure to launch,” he added.

This town hall acted as a follow-up to the meeting held in April 2009 which addressed the major concerns of both permanent and student residents.

The vision proposed by the city encompassed those concerns and outlined the developments they would like to see in the future.

Having looked over both proposed visions, councilor d’Ailly said, “Actually if you take a close look at it they’re remarkably similar. There’s about 80 per cent overlap.”

This was not a view shared by HUG Waterloo members. “The one with the city, the one that Jan d’Ailly created, I don’t think represents all of the city, it’s completely unrealistic,” said Carmody.

The solution proposed by HUG Waterloo is to rezone the area to allow for higher density housing, such as apartment buildings, that are designed for the student lifestyle.

“Our houses just don’t suit the purpose [of residents] that actually live in our community, so why not build something that’s actually good for students,” said Carmody.

Regardless of the problems with the current measures in place for housing in the area, students should still be informed and engaged in order to help progress community development.

“I think the first step is not to be putting yourself in a bad situation,” said third-year Laurier student Jackie Dobson, who is chair of the Mayor’s Student Advisory Council (MSAC).

“Students [need to] become aware of these issues before they’re in these situations, because once you’re in these situations you’re bounded by a 12-month contract that you cant get out of,” added Dobson.

In addition to the physical faults of the area, the relationship between students and permanent residents, including behavioural concerns, were discussed.

“I regret that we’re constantly labeling the whole student group as a problem when they’re not,” said Mayor Brenda Halloran on the frustrated accusations made by some community members.

“There will be a few students that might act up but there are a thousand, tens of thousands that don’t,” said Halloran.

The next step for the community had originally included the creation of a small committee to develop a more concrete plan for the area. This was scrapped in favour of allowing city council to draw the options.

Laurier student Asif Bacchus was first to raise the idea of allowing city officials to develop a plan rather than place the burden on community members.

“What’s happened at the last few meetings and especially this meeting its been made really, really clear what the people in that area want,” said Bacchus.

“It’s time for city council to … put all those opinions together into a cohesive plan for the future to make what everyone wants a reality.”

According to d’Ailly, proposals should be completed in January of next year with a final vision ready for council in March.


http://www.thecord.ca/articles/23562 (http://www.thecord.ca/articles/23562)

[Spokes]

Council has approved a 6 storey residential building at 311-321 Lester St.

Council Notes: http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2009/20091109_Packet_Committee_of_the_Whole_Meeting.pdf (p.13)

--

Looks much better than some of the other buildings we've seen. Better materials. Could this be the new design guidelines at work?

[Spokes]

HUG Waterloo is having a meeting tomorrow night at St. Michael's Church (240 Hemlock St.) @ 7:30 pm.

Purpose of the meeting is to discuss ways to help urbanize the Northdale neighborhood.

--

Unfortunately I don't think I'm going to be able to make it. Trying to reschedule some things so I can attend though so we'll see. Should be interesting. Anyone else going?

[Spokes]

Call getting louder for student neighbourhood makeover

January 06, 2010
By Terry Pender, Record staff

WATERLOO — As a relocation counsellor, Karen Eagle helps high-tech workers find a place to live. But the student neighbourhood called Northdale makes her job increasingly difficult.

“I am very proud of Kitchener-Waterloo — I love our Uptown, I love Waterloo Park, I show RIM Park and the Kitchener area and invariably I end up relocating them usually in Kitchener,” Eagle says.

Currently, the high-tech sector in this region, which is centred in Waterloo, has about 2,500 job vacancies. Many of the people filling those positions are young and want to live in condominiums within walking distance to work, Eagle says.

“These are people who have lived in other cities in the world, are used to rapid transit and they can’t get over that so close to the university and all these tech companies, there is no housing similar to what they’ve had in large cities around the world,” Eagle says.

Eagle says the problem is the large number of students renting houses and apartments in Northdale, which is roughly bounded by University Avenue, King Street North, Columbia Street and Lester Street.

“It is one of my biggest negatives when I give orientations of Kitchener-Waterloo because it isn’t a nice area and it has a bad reputation,” Eagle says.

There was a stabbing in Northdale on New Year’s Day. A few weeks before that, someone was injured by a stray bullet that pierced the wall of their apartment.

Properties are often not well-maintained. Litter, noisy parties and public urination are common. Several cars may be parked on front lawns.

Eagle has joined the ranks of environmentalists and residents calling for a complete makeover of the neighbourhood.

The group is called HUG Waterloo: for Help Urbanize the Ghetto in Waterloo. It has attracted members from the Northdale Residents Association and Waterloo residents, and most recently was involved in the Save the Moraine campaign.

It wants the neighbourhood given a special designation allowing Waterloo to provide incentives to developers to transform the area into a showcase for sustainable urban living where cars are not needed because there are lots of trails and public transit.

The group wants to see more housing and amenities geared to high-tech workers — five- and six-storey condominium buildings with one- and-two bedroom units. The ground floors should be filled with shops, services, cafes and restaurants.

Students would be welcome, but they would no longer dominate the neighbourhood as non-students move in to be close to the high-tech companies, the universities and the downtown. Pedestrians and cyclists would move among buildings capped with rooftop gardens. The buildings would be designed and built to the highest standards of energy efficiency.

Eagle says there is plenty of suburban housing for families in Waterloo and student housing around the universities. There is not enough housing for singles or couples working in high-tech who want urban living.

“Invariably we can’t find places in Waterloo, which is really sad because these are people who want to walk to work, and they are the up-and-comers with good incomes, they are young and they want new places, preferably condominiums,” Eagle says.

Coun. Jan d’Ailly, who represents the area on city council, is expected to file a motion next Monday that calls for changes to the area.

“It is not just a ward issue, it is a city-wide issue,” he says.

D’Ailly held two public meetings last year with Northdale residents.

D’Ailly wants city staff to prepare a detailed vision for the Northdale neighbourhood based on the input from citizens — more density, mixed uses, better walking and cycling and transit.

In short, more urban.

“I will let staff come up with the recommendations, but I think it’s pretty clear that what’s there now is not working,” d’Ailly says.

“Something has got to change — that’s what we are really looking for,” d’Ailly says.

D’Ailly wants city staff to list the tools they have available now to implement that new vision for the area and to detail how much it would cost.

“I am looking to council to put some resources behind solving the issues,” d’Ailly says.

Last year, provincial legislation was changed, allowing cities to license rental accommodations. Staff are preparing a report on that issue and d’Ailly believes that, too, will help.

Deborah Easson, who lives on Albert Street and is head of the Northdale Residents Association, says the few remaining homeowners in the neighbourhood feel betrayed.

“It is a ghetto, it is really ugly in here,” Easson says.

She can’t walk her dog because of broken glass. Easson and her husband heard a woman screaming one night, so they jumped out of bed and ran to the front window only to see a couple having sex on the sidewalk.

Another night, they watched as five young men urinated on their front lawn. A 78-year-old woman just home from surgery had five beer bottles smashed against her house. Another senior had the covering from a cable box thrown through a window. Large backyards provide the perfect habitat for rowdy outdoor parties.

“We had one young family move after a rock was thrown through the window of their three-year-old daughter’s bedroom,” Easson says. “It is a really dire situation.”

About five years ago, the city completed a study on student accommodation and adopted what was called The Neighbourhood Preservation Model. Under that model, more student housing was allowed while city bylaw officers and the Waterloo Regional Police were supposed to take a zero-tolerance approach to rowdy and illegal behaviour.

Zero tolerance enforcement of property standards and laws never happened, Easson says.

“Prior to 2004, there were about 300 houses in the neighbourhood and 75 were zoned as student-only apartments,” Easson says. “Now we have about 40 houses left that are owner-occupied and the vast majority of those owners are over 70.”

Now Easson is throwing her support behind the group Help Urbanize the Ghetto.

“It is the perfect neighbourhood to intensify,” Easson says.

Attractively designed mixed-use developments can create an urban village where everybody wants to live, Easson says, and the negative impact of students can be reduced if more non-students move in.

“We are really keen on that, too,” says Bud Walker, head of student services at the University of Waterloo.

Walker says the university would like to see better housing stock within walking distance of the campus for young faculty and other employees.

Ken Crowley, spokesperson for Wilfrid Laurier University, says the institution is keen to be a good neighbour and has a code of conduct for students.

“We do require them through the code of conduct to respect their neighbours on and off campus,” Crowley says.

Both universities say they cannot be directly responsible for the off-campus behaviour of students.

tpender@therecord.com

http://news.therecord.com/News/Local/article/650383 (http://news.therecord.com/News/Local/article/650383)

[Spokes]

Eagle makes some great points. The more info that comes out on this topic, makes it more and more obvious that urbanization NEEDS to happen in this neighborhood. Mixed use developments would go a long way to really create a community.

I love HUG Waterloo's vision of mid-rise condo buildings with ground floor retail. They'd do really well and sell quickly I think.

I disagree with d’Ailly though, I don't think its as much of a city wide issue, but it's DEFINITELY an issue for his ward. Im anxious to see what he's got planned. This is his shot to help himself for this years election (http://www.wonderfulwaterloo.com/showthread.php/37-Region-of-Waterloo-Municipal-Elections-2010). It's his issue, if he gets it right, he'll do ok, if not, he's screwed.

[Spokes]

Expropriation an option
Everything is on the table as the city looks at the long-term future of Northdale

By Greg MacDonald, Chronicle Staff
Jan 06, 2010

No one knows what the Northdale neighbourhood will look like in 10 years, but everyone agrees it has to look different than it does now.

After three heated, debate-filled meetings in 2009, ward Coun. Jan d’Ailly will be opening council’s New Year seeking a new vision for the neighbourhood.

“I want staff to report back on what options we have in the neighbourhood,” d’Ailly said.

And when d’Ailly means options, he means every option available.

“It could be anything from doing nothing to the city expropriating the land,” he said. “I don’t think either will be acceptable, but it might end up somewhere in between.”

The Northdale neighbourhood, bounded by University Avenue and Columbia Street north to south and King Street and Lester Street east and west, has become a flash-point for the current incarnation of council.

The student-dominated neighbourhood has been dubbed a ghetto-in-the-making as families leave the area and more houses become rentals.

Property standards and housing safety have been issues, and recently a spat of crimes hit the neighbourhood, including a shooting in December and a stabbing on New Year’s Eve.

“We need to take the blinders off,” d’Ailly said. “We need to stop thinking about what we can’t do.

“We have to do something.”

One potential plan for the neighbourhood was presented at a community meeting in late November.

A new community group, called HUG — Help Urbanize the Ghetto in Waterloo — made up of Northdale residents as well as other citizens, presented its vision of an intensified community.

It included low-rise condominiums, shopping mews and more dense housing forms. Not only is the plan environmentally friendly, it will help diversify the neighbourhood, said Karen Earle, chair of HUG.

“We really want to see reurbanization through intensification,” she said. “Right now the neighbourhood does not work.

“It’s a blight on the city and it makes us look bad.”

Earle and her group have refined what residents have been saying for years into a coherent vision — upzone the neighbourhood. That would mean allowing for more dense building forms and removing the current restrictions around lodging house licenses.

Earle, a Waterloo resident, works as a re-locator. She helps high-tech families move into the area and find a place to live.

“I never recommend the Northdale area,” she said. “In fact, I have a hard time finding places in Waterloo. Laurelwood and Eastbridge are good for families, but there are only so many houses there.

“A lot of tech workers want to live in condos or rent. Frankly, a lot of them are in Kitchener.”

That irks Earle, because she believes the city has the potential to bring in more taxpayers with a more dense core.

HUG wants to see a special policy area instituted in Northdale focused solely on intensification.

“Forget the rest of the city in this instance and just focus on Northdale,” Earle said. “It might not be a ghetto yet, but it’s a ghetto in the making.”

HUG’s vision would mean a more diverse neighbourhood, but it would also mean fair property values, said Deborah Easson, chair of the Northdale Neighbourhood Association.

“It’s a huge issue for us,” she said.

Permanent residents in the area have often complained that lodging house licenses make some houses vastly more valuable than others. Those residents without licenses have trouble selling their homes, Easson said.

“You basically have to disclose what kind of neighbourhood this is when you’re trying to sell it,” Easson said.

She believes in the HUG plan and thinks it would quickly cure many of the ills in the neighbourhood.

“It would stop the partying, the random property damage, because it would bring in property managers,” she said. “It would change the climate and start bringing in tech workers.”

Easson wants council to adopt HUG’s vision. But she wants something else, too.

“I would like an admission that the neighbourhood is a failure,” she said. “There has to be a solution and council has to find it.”

D’Ailly agrees a solution is needed and hopes to have a report back in April on options for the neighbourhood.

“I also want to understand what tools we have in our toolbox that can help us,” he said.

Earle wants the situation addressed urgently since it’s an election year.

“We want it done soon,” she said. “We’ve worked hard on this council and if something doesn’t get done soon, we’ll have a whole new council to deal with.”

D’Ailly believes it has taken time for the vision to coalesce and said real progress was made during 2009.

He will bring forward a motion to explore the options on Jan. 11 and expects staff to report back in the spring if he finds support from other councillors.

But the Northdale issue isn’t likely to stay quiet until then. The city is also exploring a rental licensing bylaw that would require all landlords to be licensed.

The issue will come before council later in the winter.

For more information on HUG’s vision for Northdale, visit www.hugwaterloo.com .

http://www.waterloochronicle.ca/news/article/198978 (http://www.waterloochronicle.ca/news/article/198978)

[Spokes]

Did anyone go to the HUG meeting tonight?

[Spokes]

Council has approved a 6 storey residential building at 311-321 Lester St.

Council Notes: http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2009/20091109_Packet_Committee_of_the_Whole_Meeting.pdf (p.13)

--

Looks much better than some of the other buildings we've seen. Better materials. Could this be the new design guidelines at work?

All of the houses have been torn down. Construction should be starting shortly.

January 10, 2010

http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/IM000070.jpg?t=1263147962

[Spokes]

The project at the corner of University and Lester came together quite nicely, and quickly, after being stalled for quite some time. I really like the big windows, use of brick, and small metal accents. A nice change from the stucco boxes we've seen. Hope to see lots more of these.

January 10, 2010

University Ave - Front
http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/IM000069.jpg?t=1263147965

Lester St. - Side
http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/IM000071.jpg?t=1263147968

[Duke-of-Waterloo]

Obviously one of the better student housing projects. I like the big windows. It could have so used a green roof/rooftop garden though, especially with that railing and extra facing at the top of the building. I also hope that the front entrance is still incomplete, as the wooden steps look a bit shoddy. Something like this should still be an example for other student housing projects though.

[Spokes]

Obviously one of the better student housing projects. I like the big windows. It could have so used a green roof/rooftop garden though, especially with that railing and extra facing at the top of the building. I also hope that the front entrance is still incomplete, as the wooden steps look a bit shoddy. Something like this should still be an example for other student housing projects though.

You're exactly right. It should be an example. Council should be using it as a standard that all others need to achieve.

I'm curious as to what they'll do with the roof. I can't imagine it'll have a rooftop garden, but you never know. Most likely a rooftop patio, which is still a nice feature.

[Spokes]

Residents want action on Northdale

By Greg MacDonald, Chronicle Staff
Jan 13, 2010

Concerned residents called on city councillors Monday to implement a new vision in the Northdale neighbourhood — one that is sustainable, diverse and leads to greater intensification.

Members of the group HUG — Help Urbanize the Waterloo Ghetto — and others vocalized their support for a vision that was unveiled in November.

“We want a new vision,” said Karen Earle, chair of HUG. “Let’s think big.”

The plan, put together by HUG and members of the Northdale neighbourhood association, would transform the community bounded by King Street and Lester Street north to south and Columbia Street and University Avenue east to west, into a urbanized village, what members called a complete community.

It’s a big change from what’s there now — wartime homes populated mainly by students. There are some who have even described it as a ghetto.

Residents came out to Monday’s council meeting to comment on a motion put forward by ward Coun. Jan d’Ailly that seeks to find a new vision for Northdale.

That motion will be voted on next Monday.

Residents pushed for HUG’s vision of urban intensification.

“Nowhere in the motion does it clearly state our goal of intensification,” Earle said.

“If you don’t mention that explicitly, staff may go back to old ways and try to fix things with licensing and lodging houses.”

The HUG solution would not only help solve the chronic behavioural problems and bylaw infractions in the neighbourhood, but would help the city grow sustain-ably, said David Wellhauser, who represents www.waterlooians.ca .

“Intensifying Northdale can help manage growth and help the city . . . meet the goals imposed on us by the province with Places to Grow in a more sustainable way,” he said.

Wellhauser was a student leader 10 years ago and said he’s sad to see the way the neighbourhood has gone.

“It’s a terrible disappointment that we’ve gone backwards in so many ways,” he said.

Northdale resident Michael Carmody blames that reverse momentum on the failure of the Student Accommodation Study, the city’s plan to preserve the neighbourhood as single-family dwellings.

Now that the SAS has failed, Waterloo needs to find a new solution, Carmody said.

“We want a neighbourhood we can look at with pride,” he said.

Not everyone sees problems in the neighbourhood, however.

Ellen Kaye-Cheveldayoff has lived in Northdale for three years and doesn’t see the problems that many other residents complain of.

“My neighbourhood is not a ghetto,” she said. “I think it’s a really nice place to live.

“There are some problems in my neighbourhood, but they don’t dominate my experience of the neighbourhood.”

Kaye-Cheveldayoff thinks minor improvements such as pedestrian walkways as opposed to wholesale redevelopment would improve life in the neighbourhood.

Her partner, Darcy Casselman, believes that the city has gone to “extraordinary lengths” already to improve the neighbourhood.

“Saying the city has done nothing about the ‘ghetto’ situation is not a valid criticism,” he said.

If d’Ailly’s motion passes next week, options for a new vision will come forward to councillors in April.

http://www.waterloochronicle.ca/news/article/199579 (http://www.waterloochronicle.ca/news/article/199579)

[Spokes]

Residents welcome move to address issues in Waterloo neighbourhood dominated by student housing

January 18, 2010
By Terry Pender, Record staff

WATERLOO — Christine Carmody is relieved city councillors voted unanimously Monday to do something about the student dominated neighbourhood called Northdale.

“I am thrilled,” Carmody said in an interview. “I am ecstatic.”

As a result of the vote Monday city staff will prepare a detailed report that:

- Lays out the city’s vision for the Northdale neighbourhood.

- Lists the tools now available to council to implement that vision.

- Identify ways to intensify and diversify the area.

- The lessons learned from two previous studies (the Student Accommodation Study and the Height and Density Study).

- The options, processes, costs and time frames for bringing change to the neighbourhood.

This is the first step, and it’s a big step,” said Carmody, who lives on Albert Street.

The report is due in April. After it is filed city councillors will decide how to implement it.

Coun. Jan d’Ailly called for the report after holding two public meetings with residents last year who are upset with the increasing amount of student housing in the area, poorly maintained properties, loud parties, litter, vandalism and illegally parked vehicles.

“I think council is committed to spending the resources required to make sure that we look at what needs to be done to make Northdale a vibrant community that we can all be proud of,” d’Ailly said in an interview.

“We took the first solid steps in moving forward here,” d’Ailly said.

“I think we have to be crystal clear in terms of what the costs are and what the time frames are on implementation,” d’Ailly said.

Northdale is roughly bounded by University Avenue, King Street, Philip Street and the area just north of Columbia Street. It includes Lester, Hickory and Spruce streets and is dominated by student housing — single detached homes for rent, lodging houses and some large apartment buildings.

“I think it is a positive step,” said Miroslaw Zalewski of Lester Street, who watched the councillors vote.

“I appreciate the effort and I think there will be a good outcome. I am hoping for a better Northdale in the future,” Zalewski said.

Waterloo city councillors heard from two public delegations with opposing points of view.

Michael Druker, of the group Help Urbanize the Ghetto in Waterloo, or HUG, called for far reaching changes to the way properties are developed in the area.

Pedestrian oriented, mixed use development that leads to a vibrant and people centred urban neighbourhood is what’s needed, Druker said.

“We at HUG Waterloo encourage the city to dream big and not focus on small solutions to past mistakes,” Druker said.

Dan Currie, of the planning, urban design and landscape architecture firm MHBC, urged city councillors to move slowly and cautiously.

Currie said the existing land use plans are achieving their goals and should not be abandoned at this point. Currie was a planner at the City of Waterloo about five years ago when the city completed two studies that led to land-use pattern in Northdale — the Student Accommodation Study and the Height and Density Study.

“The implementation is ongoing and in some cases it’s just begun,” Currie said.

In the past five years a lot of student housing was created in the city.

That was the primary goal of the Student Accommodation Study and between 3,500 and 5,000 additional beds in new student housing is now in the approval pipeline, Currie said.

“Clearly we are in a better position today,” Currie said of the supply of student housing.

Currie urged city councillors to use existing tools including the police, bylaw enforcement, property standards, student groups and landlords to address some of the problems in the neighbourhood.

“If there were easy solutions we would have found them already,” Currie said.

tpender@therecord.com
http://news.therecord.com/News/Local/article/658566 (http://news.therecord.com/News/Local/article/658566)

[Spokes]

Fantastic news!! Hopefully they come up with a similar vision to that of HUG.

[mpd618]

Fantastic news!! Hopefully they come up with a similar vision to that of HUG.

Hopefully they are able to provide reasonable options for achieving the green/urban vision for Northdale. Jan d'Ailly asked staff to release a summary of the current policies within a few weeks.

[Spokes]

Hopefully they are able to provide reasonable options for achieving the green/urban vision for Northdale. Jan d'Ailly asked staff to release a summary of the current policies within a few weeks.

In your opinion, what are the reasonable options. Like if you were in charge what would you report back to council? Same question goes for others.

[Spokes]

City review will address student ghetto issues

By Greg MacDonald, Chronicle Staff
Jan 20, 2010

City staff will review every option for revitalizing Northdale after councillors voted to review the vision for the core neighbourhood.

Development services will undergo an extensive review of the tools available to the city to stabilize or transform the neighbourhood between now and April.

“I think the intent is to find the tools needed to implement the vision for the neighbourhood — whether it’s the current vision or an alternative vision,” said Coun. Jan d’Ailly, who represents Northdale and brought the review forward.

The neighbourhood has been a flashpoint in the areas around the universities, as students and older residents grapple with co-existing.

The city’s current plan is to draw renters out of the neighbourhood into higher forms of housing on major corridors.

But an outcry from residents and students alike has called that plan into question.

The review will include a plan submitted by HUG — Help Urbanize the Ghetto in Waterloo — to intensify and diversify the neighbourhood.

“Northdale is the last opportunity the City of Waterloo has to show it can build a vibrant, people-centered neighbourhood,” said Michael Druker, a member of HUG and graduate student at the University of Waterloo.

Druker and the group want to see a greener, more built-up plan for the neighbourhood in order to combat some of the behavioural issues that have been ongoing in Northdale for the past decade.

Others aren’t so sure.

Dan Currie, a consultant with MHBC planning, told councillors at Monday’s meeting to stick to the current plan.

Currie was representing a rental website that specializes in off-campus housing. He’s also a former city planner who worked on the Student Accommodation Study that forms the backbone of the municipality’s current vision for Northdale.

He believes changing the zoning to a more intensified level would not fix the behavioural or property maintenance problems in the neighbourhood. In fact, it would give property owners and landlords more reason to neglect the upkeep of their lots since they know they could be bought out by a developer at any time.

Under the current plan, the quality of the housing on the corridors encourages landlords to improve the units in the neighbourhood, he said.

Currie also warned that the transition from a community of single-detached dwellings to a mixed-use, high density neighbourhood wouldn’t be smooth and could generate problems of its own.

“You can’t make a mixed neighbourhood happen just because you change the land use policies,” he said.

Councillors stressed they weren’t making a decision Monday, but instead were exploring the options. And those had to be both long-term and short-term, said Coun. Ian McLean. “We need to look at how we make things better today while we’re waiting for something more long-term.”

http://www.waterloochronicle.ca/news/article/200195 (http://www.waterloochronicle.ca/news/article/200195)

[mpd618]

I have nothing nice to say about that article, so I will refrain.


In your opinion, what are the reasonable options. Like if you were in charge what would you report back to council?

I would like to see a form-based code, and in fact think it makes the most sense to just take Kitchener's mixed-use zoning, with something like: MU-1 for the side streets, MU-2 for main corridors, and MU-3 for major intersections. Get rid of minimum parking requirements, and maybe turn them into maximum parking requirements. Widen the sidewalks, and maybe even turn the side streets into woonerfs. Put in a paved path from the end of Hickory St to Phillip St. Turn the two cul-de-sacs into through streets. There should be strong disincentives to building all units with 4+ bedrooms, but I'm not sure what the right mechanisms are. Getting rid of minimum parking requirements (which are per unit) somewhat does this. Maybe a limitation on the proportion of high-bedroom count units? I'm sure there's a natural way of doing this, and hopefully other places have thought of it.

That's not really all "the reasonable options", just what I'd like to see for the medium-term. I don't know what other approaches are reasonable, and that's why it's important to have staff report on that. However, I think it is important that the focus be on setting the kind of framework under which good patterns of use emerge naturally, versus having to impose ad hoc lodging house limitations, hard-core by-law enforcement, hard distinctions between "nodes and corridors" and the interior, and all that jazz.

[mpd618]

Turn the two cul-de-sacs into through streets.

To follow up on this, it looks like this would require 10 properties. However this is less of an impact than it seems, as once the street gets put through the remaining land would have a very high value.

[Spokes]

I have nothing nice to say about that article, so I will refrain.

I've got to ask haha



I would like to see a form-based code, and in fact think it makes the most sense to just take Kitchener's mixed-use zoning, with something like: MU-1 for the side streets, MU-2 for main corridors, and MU-3 for major intersections. Get rid of minimum parking requirements, and maybe turn them into maximum parking requirements. Widen the sidewalks, and maybe even turn the side streets into woonerfs. Put in a paved path from the end of Hickory St to Phillip St. Turn the two cul-de-sacs into through streets. There should be strong disincentives to building all units with 4+ bedrooms, but I'm not sure what the right mechanisms are. Getting rid of minimum parking requirements (which are per unit) somewhat does this. Maybe a limitation on the proportion of high-bedroom count units? I'm sure there's a natural way of doing this, and hopefully other places have thought of it.

That's not really all "the reasonable options", just what I'd like to see for the medium-term. I don't know what other approaches are reasonable, and that's why it's important to have staff report on that. However, I think it is important that the focus be on setting the kind of framework under which good patterns of use emerge naturally, versus having to impose ad hoc lodging house limitations, hard-core by-law enforcement, hard distinctions between "nodes and corridors" and the interior, and all that jazz.

You're bang on with the mixed use corridor I think. Can council actually dictate the kind of units (ie less 4/5 bedroom units) I'd love it if they could though because I think that's one of the biggest problems. You've got some really great ideas though. I definitely agree. Do something like Kitchener's King st makeover to make it more pedestrian orriented.

How can patterns emerge naturally though? Haven't recent trends shown us that we have to step in and push it in a certain direction?

[mpd618]

I've got to ask haha

Misquoting; the point of the vision is not combating behavioural issues; and I don't think the straw-man defense of the status quo should've received the "counterpoint" attention the media so loves. But maybe it's not so bad, as the article did cover a broad range of points.


Can council actually dictate the kind of units (ie less 4/5 bedroom units) I'd love it if they could though because I think that's one of the biggest problems.

Well, I believe the rental lodging licensing the city is currently considering could do that -- though I don't think that's a good solution. But presumably the authority is there if they want to use it.


How can patterns emerge naturally though? Haven't recent trends shown us that we have to step in and push it in a certain direction?

The current zoning, parking, and lodging house policies are very artificial and the recent trends reflect what the market looks like in the context of that framework. I'd rather have the right base forces put in place so that the market produces a good solution, versus having every detail needing micro-management from above. It could involve some pushes in certain directions, but it's not going to work unless it makes sense on a basic level. Small post-war car-oriented single-family houses on large lots in very close proximity to two growing universities (and future light rail) in a city with an undersupply of urban housing -- do not make sense on a fundamental level.

[Spokes]

Well, I believe the rental lodging licensing the city is currently considering could do that -- though I don't think that's a good solution. But presumably the authority is there if they want to use it.

Well hopefully that can happen. I think it's a useful solution and can help a lot. No non students want to live in 5 bedroom units. By having ONLY 4 or 5 bedroom units, they guarantee it's students that's living there. If the city can somehow regulate that, they will help diversify the population living there.



The current zoning, parking, and lodging house policies are very artificial and the recent trends reflect what the market looks like in the context of that framework. I'd rather have the right base forces put in place so that the market produces a good solution, versus having every detail needing micro-management from above. It could involve some pushes in certain directions, but it's not going to work unless it makes sense on a basic level. Small post-war car-oriented single-family houses on large lots in very close proximity to two growing universities (and future light rail) in a city with an undersupply of urban housing -- do not make sense on a fundamental level.

I agree.

[Ktown4ever]

Not really knowing the neighbourhood very well, I am curious to hear from others...just how much of an issue are the "behavioural or property maintenance problems in the neighbourhood" ? Is it as bad as they make it out to be?

[Spokes]

I can't comment on specifics, I'll leave that to someone that lives there - any forum members?

I can imagine though that when there is such a high concentration of students there could be problems that would arise. Particularly at the start/end of the year

[Duke-of-Waterloo]

Temporary ban on converting homes into student housing

THE RECORD | Saturday, January 30, 2010

Waterloo - Concerned councillors have intervened in a campus-area neighbourhood to temporarily ban property owners from converting detached homes into lodging houses and duplexes for students. The special bylaw to forbid such conversions affects a handful of blocks near State, Fir and Hickory streets, north of Wilfrid Laurier University. The temporary ban can be in place for up to two years.

[Spokes]

FINALLY!!!
Now how do we take back lodging licenses?

[Spokes]

After thinking some more, is there any way this can be taken to the OMB?

[mpd618]

After thinking some more, is there any way this can be taken to the OMB?

It's probably not worth anyone's time and money....

[Spokes]

It's probably not worth anyone's time and money....

So it wouldn't be a Cedar Hill situation?

[Duke-of-Waterloo]

/\ It likely wouldn't be a Cedar Hill situation at this time. Here's one of the reasons why:

For Cedar Hill, council approved what was known as an Interim Control By-law in May 2003 to prohibit the use of land, buildings, or structures for new residential care facilities, lodging houses, etc. The City's authority to pass an Interim Control By-law was authorized under Section 38(1) of the Planning Act. The Interim Control By-law expired 1 year later in May 2004, but was extended by a year (until May 2005) to allow more time to complete a Land Use and Social Environmental Study. Therefore, the initial by-law that was passed in 2003 and the 1 year extension was perfectly legal and allowed under the Planning Act. This still comes with appeal rights to the OMB of course, but in Cedar Hill's case for the Interim Control By-law, it was not this particular action of the City that was appealed. It was the Official Plan Amendment and Zoning By-law Amendment that followed (as a recommendation of the Study) that ended up at the OMB.

I wonder if the City of Waterloo passed a similar Interim Control By-law under Section 38(1) of the Planning Act to allow time to complete a study of the Northdale Neighbourhood? If this is so, similar to Cedar Hill, I doubt anyone would appeal it because they would realize that the City has only temporarily suspended the Northdale housing conversions to allow time to complete a comprehensive study.

[mpd618]

I wonder if the City of Waterloo passed a similar Interim Control By-law under Section 38(1) of the Planning Act to allow time to complete a study of the Northdale Neighbourhood? If this is so, similar to Cedar Hill, I doubt anyone would appeal it because they would realize that the City has only temporarily suspended the Northdale housing conversions to allow time to complete a comprehensive study.

That's exactly it, though this isn't all of Northdale, and I am somewhat confused as to why a separate review of the State/Fir/Hickory area is being undertaken in addition to the earlier Northdale motion.

[Spokes]

City puts a hold on Northdale

By Greg MacDonald, Chronicle Staff
Feb 03, 2010

The City of Waterloo has limited the construction of duplexes and add-ons in the Northdale neighbourhood after a surge in development applications.

The municipality has placed an interim control bylaw on an area bounded by Hickory, State and Fir streets to prevent expansion on single detached units.

“We've heard concerns from council and the community about what's happening in the neighbourhood and what it looks like,” said Krista Walkey, development planner with the city.

“Development services noticed an increase in development applications in the area and wanted to find a solution.”

The Hickory-State-Fir area was the last area in the Northdale neighbourhood to allow duplexing. City staff recommended removing that provision in the 2004 Student Accommodation Report, but that change was not accepted.

In 2009, there were 13 applications for duplexing in Northdale after only four in 2008. That sent off alarm bells in development services, which is currently exploring a new vision for Northdale.

The increase in duplexes would have pushed the percentage of residences in the area with the additions to 40 per cent, Walkey said.

The bylaw also limits additions for accessory apartments.

It’s a rare move for the city, which has instituted a policy only once before in the last decade.

“It’s something we don’t do very often and we don’t take lightly,” Walkey said.

The interim control bylaw will be in place for a year while staff looks for solutions.

“These duplexes are the wrong type of housing for students, no matter what the solution for Northdale is,” she said. “This was not going in the right direction. (This decision) gives us full opportunity to find the right solution.”

But for Coun. Mark Whaley, the decision brings to mind Cedar Hills in Kitchener. The limits placed on that neighbourhood were struck down by the Ontario Municipal Board for being unconstitutional.

“The interim control bylaw is so draconian. It will take away the rights of a neighbourhood for an entire year,” he said. “Our legal counsel says (the bylaw) is not discriminatory, but I’m not so sure.”

Coun. Ian McLean agreed that the move was drastic, but said it was the only weapon in the city’s arsenal to curb this kind of development.

“This is unfortunately our best tool,” he said. “The planning tools we have before us are blunt instruments, not surgically precise.”

Staff are expected to report back on the Northdale vision in April.


http://www.waterloochronicle.ca/news/article/201534 (http://www.waterloochronicle.ca/news/article/201534)

[Wloon]

So, SFH neighbourhood is GR zoning and allows duplexing, so the city puts an IC bylaw in place to prevent it.

Also between University and Columbia, but further west, between Lester and Hazel St. is SR zoning which forbids duplexing.

Why is a huge addition and duplexing going on on Sunview Street?
Can't miss it.

This is a licensed property owned by a landord.

Why would the city allow such activity in a neighbourhood where it's not allowed, but ban it in an area where it is allowed? :confused:

[mpd618]

For anyone interested, today's Jeff Allan Show will be discussing Northdale from 9am to 10am, in case anyone wants to tune in or call in (http://www.570news.com/shows).

[Spokes]

You just wanted people to listen to what you had to say ;). I kid though, you sounded great! Keep up the good work.

Lots of good info/ideas on today's show.

[mpd618]

Thanks, Spokes! And yes, you had some of my motives figures out. =)

[Spokes]

But no shout out to WW? Whats up with that? haha

[RangersFan]

I am a little confused what is the ban on converting houses or building student apartments in the Northdale neighbourhood doing? It seems that more student housing redevelopments are being under taken 66 Cradhill Cres, and 43-45 Columbia. Is this because they had previously discussed these developments before the policy came into affect? Or are these developments totally up to the discretion of council?

[WatDot]

I am a little confused what is the ban on converting houses or building student apartments in the Northdale neighbourhood doing? It seems that more student housing redevelopments are being under taken 66 Cradhill Cres, and 43-45 Columbia. Is this because they had previously discussed these developments before the policy came into affect? Or are these developments totally up to the discretion of council?

The ban is only on converting houses as far as I know.

[Spokes]

The ban is only on converting houses as far as I know.

Yes, and building additions I believe?

[UrbanWaterloo]

KW in brief: March 10, 2010
Linda Givetash - March 10, 2010 8:53 AM
http://www.thecord.ca/articles/28250

A vision for Northdale Waterloo city staff released their vision for Northdale on March 9. It was developed out of proposals made by the city and residents.
The vision includes the need to restructure the area to accomodate the growing student population by shifting from low-density to more high-density housing.
There is still a call, however, to maintain family-oriented homes to retain families already living in the area and encourage new families to move in, providing overall stability to the neighbourhood.
The vision also advocates for better transportation, more accessible services and a pedestrian-friendly environment.
The vision will be formally presented to council in April, as decided at the meeting on Jan. 18th.

[Spokes]

Im all for leaving some family oriented houses, just not on Columbia. That being said, I'm not sure if there's a lot of families who will want to stay at this point. And then what do you do with the hundreds of homes that have been essentially destroyed by creating lodging houses

Im also disappointed there's no mention of mixed use. In my opinion that's a crucial element.

[mpd618]

Im also disappointed there's no mention of mixed use. In my opinion that's a crucial element.

What the above piece refers to is not a new staff recommendation or vision, it's a summary of the current policies. Staff are producing a report on the "city vision" as well as the "green vision" and how they can be implemented. That should be out in April.

That said, I believe staff are very committed to high density "nodes and corridors" and do not want any intensification of the interior, lest it compete with Uptown.

[Spokes]

Are you sure, it sounds like this is the vision staff have come up with, and its being presented to council in April

[mpd618]

Are you sure, it sounds like this is the vision staff have come up with, and its being presented to council in April

Staff are not coming up with a new vision, but they will present in April the "city vision" for Northdale. I've seen no indication they think anything is wrong with their current approach (which is described in the recently-released summary). So you're not too far off, insofar as "summary of policies" and "vision" can be similar things.

[Spokes]

So I was up in Waterloo today and the students are out in full force for St. Patty's day and I mean in a BIG way. Looked like some of the parties were already getting a bit big/roudy and that was at noon. I have a feeling this year might be bad once you combine st pattys day and the first really nice week of spring.

Cue the HUG Waterloo people.

[Duke-of-Waterloo]

ReSHAPEing Waterloo
Mark Rowley | UNIVERSITY OF WATERLOO IMPRINT: I Hate Politics Column | Thursday, April 1, 2010

By now, many of you will have heard about the student group ReSHAPE — Redefining Student Housing Attitudes and Perceptions Everywhere.

Their goal is noble — to get people within the broader Waterloo community to reconceive student residences as something other than “ghettoes” to be avoided or a problem to be fixed.

This question is, to a certain degree, political — the rhetoric of local leaders has a huge effect on these perceptions. However, as I hate politics, I'd like to present an alternative.

Maybe it isn't the perceptions of residents that need to change first; perhaps the university needs to reconsider its approach to student housing before any inroads can be made.

Why should students be forced to choose between homogenous, carefully controlled environments on campus, and absentee landlords and unfriendly neighbours off campus?

Perhaps student residences need to be recast as something more. Perhaps the university should recognize that the number of students is not going to decline anytime soon, nor are housing prices in the city. Perhaps they should recognize that keeping students and residents apart will not dissolve tensions, but rather reinforce the idea of “two solitudes.”

Perhaps they should be thinking of new, innovative living spaces that are more integrated into communities.

What is needed is not necessarily a student residence, but a community residence. The demand for social housing in Waterloo is proven, but very few areas are willing to see it built in their backyards. Students, however, may feel differently. Couldn't our school involve planning, social work, and environment students in the creation of a new kind of living space which incorporates housing, public space, and small businesses?

One needn't look far to find a model for this sort of development. In Europe, university campuses have been dealing with space constraints for centuries.

Their solution is to build their residences away from their main faculty buildings, connecting them with dedicated, efficient public transit, and relying on local businesses to provide some of their services.

In Waterloo, we could take this one step further and create housing developments that incorporate space not only for students, but also for recent graduates, new Canadians, and the working poor.

This would provide a critical mass of people needed for effective delivery of mass transit and social services (such as English classes, provision of computers, and internet access).

It would also aid in the sustainable development of small businesses (such as pubs, cafés, school supply stores, etc.) and public spaces (reading rooms, study areas, and desk-shares).

The possibility of this kind of development is not in question; look at any major European city and you will see an agglomeration of these “hubs.” It is desirable not in question either. By mixing people of different socioeconomic backgrounds, and giving them a sense of common identity, strong, sustainable communities can be developed.

The idea that it would be profitable is not doubtful either. One need only plant the seeds of this development and allow other developers to get in on the game.

Buying up land around these sites would be a very shrewd investment, as these new community and cultural hubs would become sought-after places to live. Placing some of the burden of student services on outside companies would drive down prices (as firms compete) and absolve the university of some of its present costs.

These businesses would not just have access to students, as they presently do on campus, but a whole range of people living in the communities. So long as the school commits to keeping rent low, the problem of gentrification displacing residents need not enter into the picture.

The ultimate problem is that the university is applying old models to new problems. The suburban sprawl that has characterized Waterloo's development is beginning to show its weaknesses, but our leaders are reacting by trying to apply the same old models of building more residences and getting bogged down with higher support costs.

These developments isolate students from their communities and build walls between community members.

Perhaps the school's finances are not in the best shape presently, but times of economic uncertainty are often the ones in which it is most expedient to act. What is certain is that UW's present course is unsustainable, and that something needs to happen quickly.

A new kind of residence would provide a window of opportunity for Waterloo to separate itself again from the herd of other institutions, and perhaps provide a model for other communities looking to reshape themselves.


http://imprint.uwaterloo.ca/2010/apr/1/opinion/reshapeing-waterloo/

[Spokes]

Interesting article. And I hadn't heard of Reshape.

Definitely and interesting idea. And one that could have some merit. If any school is going to do it I think UW has some fantastic skills to make it happen well. I think the problem is, does UW want to essentially become a land developer? (if it was just for students then it would be student housing and that would be different, but what the author is talking about is not a student residence.) Sure there's no doubt there's money in it for them, but do they really want to go that route?

I do think this author gives developers a bit too much credit, especially when it comes to housing for students and other forms of social housing. Developers have proven that they do not want to invest a lot of money into building something that looks great and that has the amenities the author talks about. They are more focused on getting as many students/bedrooms into each unit as they can and getting as much profit out of the building as possible. Would one building done right change that trend? Id like to say yes, but I've got to say no.

I for one would like to see more on campus student housing, that is a way that the university can control it. The problem is that it's traditionally not the style of Canadian university students. We tend to live on campus for one year, maybe two, and then move off campus. Maybe we're just sick of campus security at that point hah. But if you could change that mindset and keep people ON campus, that would help things too.

[Duke-of-Waterloo]

Is ReSHAPE similar to HUG? I always thought that the "G" in HUG stadning for "ghetto" had a negative connotation.

[DKsan]

I think ReSHAPE was formed rather recently.

http://imprint.uwaterloo.ca/2010/mar/19/opinion/re-student-ghettos/

That's the original article the sparked the response in the form of Marc's column.

[Spokes]

I got the impression that it was a student group formed to show people that not all students are like the ones that are being focused on in Northdale.

[mpd618]

I got the impression that it was a student group formed to show people that not all students are like the ones that are being focused on in Northdale.

Not (even close to) all students even in Northdale are like the problematic ones. Of course, the issues there stem from a combination of factors, the most important one being the city zoning and policy for the area.

By the way, there are now three city council candidates for Ward 6 (Central - Columbia), none of whom is the current one. This will be an interesting race, and unless Council makes some tough decisions in the next few months, Northdale will be a top issue.

[Spokes]

Ya I agree theres lots of students that are not a problem. The perception is that they all are. I'm assuming this group is trying to change that.

And yes, I think it'll be a huge issue for both councilors and mayoral candidates

[mpd618]

Ya I agree theres lots of students that are not a problem. The perception is that they all are. I'm assuming this group is trying to change that.

You know, this ReSHAPE group is battling a perception that I don't think anyone actually has. I think hardly anyone believes that all students, or even most students are problematic.

[Duke-of-Waterloo]

Looks like Oshawa is having some similar but much more heated troubles with the arrival of Ontario's newest university - University of Ontario Institute of Technology.

A group of families has had enough with the growing amount of student lodging houses in their fairly new suburban neighbourhood (~5 years or so), and has resorted to suing the City of Oshawa over their failure to enforce the zoning by-laws. hah They should come to Waterloo!!

Here is a link to a news article on the issue: http://www.newsdurhamregion.com/news/article/151679

Toronto Star Article: Homeowners sue Oshawa over rowdy student renters (http://www.thestar.com/news/ontario/oshawa/article/789622--homeowners-sue-oshawa-over-rowdy-student-renters)

[Spokes]

You know, this ReSHAPE group is battling a perception that I don't think anyone actually has. I think hardly anyone believes that all students, or even most students are problematic.

I think you're right, but I think the media can give the impression that its the majority of students with some of their coverage.

Hopefully they help with the creation of a stronger community link between students and residents. They could have that power.

[Wloon]

Today's Record - incident in Northdale - right behind St. Michael's Church. I don't see how this area can stay with the zoning it has. Single family homes that are 90% or more rentals to people who, for the most part, stay only 4 or 8 months will never attract buyers who want to live there. And just a couple of weeks ago students were assaulted by another student. And other students were followed by someone with a gun. Please! This area is unsustainable - ghetto? or slum?
And these are UW football players.

From the Record:

Break-in investigation leads to charges
TheRecord.com - Local - Break-in investigation leads to charges

Record staff
WATERLOO REGION — Three men have been charged by Waterloo Regional Police in connection with a break-in investigation in March.

Police searched two Waterloo homes and say they found computer equipment, sporting goods, machinery and other items believed to be linked to break-and-enters in Kitchener and Waterloo. The value is estimated at $7,500.

At one home, several thousand pills, vials and capsules were seized. Police believe the cache includes anabolic steroids and performance-enhancing drugs.

Police have charged Eric Legare, 26, Matthew Valeriote, 24, and Nathan Zettler, 23, with break and enter and other offences.

Legare is a former member of the University of Waterloo football team; Zettler and Valeriote are listed on the current roster.

[Spokes]

90% rentals? It cant be that high can it?

Ahhh UW football members and steroids. Shouldnt they be better then? haha

[taylortbb]

90% rentals? It cant be that high can it?

Wouldn't surprise me at all. Even where I am up in Lakeshore it seems that a very large amount is student rentals, though mostly older students who are more respectful of the neighborhood.

[diego]

90% rentals? It cant be that high can it?

Ahhh UW football members and steroids. Shouldnt they be better then? haha

It is very close to 90% rentals. There are only around 35 owner occupied houses out of 225 houses in the neighborhood. Interesting fact: of those 35 houses, only 6 are inhabited by people under 60 years old.

[Wloon]

It is very close to 90% rentals. There are only around 35 owner occupied houses out of 225 houses in the neighborhood. Interesting fact: of those 35 houses, only 6 are inhabited by people under 60 years old.

And, one of those new stacked lodging houses surrounding the neighbourhood contains more tenants than all the non-students left living in the area.
That's right - one of those new buildings has more people in it than all the taxpaying homeowners remaining.

The city can't seriously believe they are going to restore that area to appropriate use of SR zoned houses.

In the past two terms 20% of the remaining homes that were owner-occupied have turned into rentals as two widows died, WLU bought two more houses and tried to buy a third, one younger couple moved out after becoming totally fed up, and two more left after suffering vandalism.

So...what does the future hold?
A 100% student precinct where nobody calls police = Kingston.

Of course crime happens, nobody knows who thier neighbours are or what they do, people living there short-term truly don't care to connect with people when they are leaving shortly anyway, and the few remaining residents are terrified by their marginalization to report anything.

[Wloon]

90% rentals? It cant be that high can it?

And if you realize that most of those owner-occupied houses has one or two people living in it, while each rental property has minimum 4 but some have up to 15, and then add in the population of those stacked lodging house (each Columbia style unit has multiples of 5 bedroom units so approximately 80 tenants on average) you can see how the actual imbalance is so overwhelming.
The actual population imbalance is easily over 99% students in Northdale.
And of the remaining houses, most are occupied by people over 75 - they've been there since they raised their kids there and simply haven't reached the point where they are ready to leave yet.
But, unfortunately, age and health issues are catching up with them.

[Spokes]

It is very close to 90% rentals. There are only around 35 owner occupied houses out of 225 houses in the neighborhood. Interesting fact: of those 35 houses, only 6 are inhabited by people under 60 years old.

That's absolutely terrible! There needs to be balance in a neighborhood and there definitely isnt any here. It'll be interesting to see what vision city staff present to council this month.

The problem is, even if they do rezone a lot of the properties, so many of them have lost their value by being turned into lodging houses. For someone to buy it, they would have to put a lot of money into it to fix it back up.

Sometimes I think there is a solution, and other times I wonder if the damage is already too bad. It cant be though there must be a way of fixing it. Right?

[Spokes]

90% rentals? It cant be that high can it?

And if you realize that most of those owner-occupied houses has one or two people living in it, while each rental property has minimum 4 but some have up to 15, and then add in the population of those stacked lodging house (each Columbia style unit has multiples of 5 bedroom units so approximately 80 tenants on average) you can see how the actual imbalance is so overwhelming.
The actual population imbalance is easily over 99% students in Northdale.
And of the remaining houses, most are occupied by people over 75 - they've been there since they raised their kids there and simply haven't reached the point where they are ready to leave yet.
But, unfortunately, age and health issues are catching up with them.

I really hadn't thought about it that way, and you're right, those stacked buildings with 5 bedroom units must really affect the numbers.

And it's sad to think that the seniors, when their health issues catch up with them and they have to sell their homes, will get little for them, and unless the city steps in, will be sold to a developer.

[diego]

That's absolutely terrible! There needs to be balance in a neighborhood and there definitely isnt any here. It'll be interesting to see what vision city staff present to council this month.

The problem is, even if they do rezone a lot of the properties, so many of them have lost their value by being turned into lodging houses. For someone to buy it, they would have to put a lot of money into it to fix it back up.

Sometimes I think there is a solution, and other times I wonder if the damage is already too bad. It cant be though there must be a way of fixing it. Right?

There is a way: completely redeveloping it. Allowing developers to buy properties and build higher density, mixed use developments. There is a HUGE demand for student, professional and family housing that is waiting to be fulfilled. Northdale could be a real university village with services and amenities, but the city is so scared to allow that to happen anywhere outside Uptown. It is definitely the only solution for this neighborhood.

[Spokes]

It's just too bad that the majority of the single family homes won't stay, but I guess the damage is done.

So it sounds like Rezoning is the best option. Would making the major corridors mixed use guarantee that all new developments would have to be mixed use?

[mpd618]

It's just too bad that the majority of the single family homes won't stay, but I guess the damage is done.

I don't think those homes have anything going for them except that they're already built.


So it sounds like Rezoning is the best option. Would making the major corridors mixed use guarantee that all new developments would have to be mixed use?

Zoning can require that the first floor not be used for residential units. The important thing about mixed-use zoning is that it permits mixed uses. Current zoning along the major corridors there permits solely residential, which is completely absurd for Columbia and University.

[Spokes]

I don't think those homes have anything going for them except that they're already built.

It's true. And for a buyer to fix it up and make it worthwhile for themselves, they'd have to buy it at a very low price, and I can't see that happening.


Zoning can require that the first floor not be used for residential units. The important thing about mixed-use zoning is that it permits mixed uses. Current zoning along the major corridors there permits solely residential, which is completely absurd for Columbia and University.

I agree, it is obsurd. Its very outdated.

[Wloon]

http://waterloo.ca/DesktopDefault.aspx?tabid=2577

Council is to decide in May.

[jay]

Most homes in the area are run down anyways, and the owners have no incentive really to fix them up. Plus if they sell them they will want a arm and a leg so like Spokes said there's no economic sense to to buy one to fix it up.

I just hope the new wave of mid rises getting built include mix use or maybe even build some mini-plazas in the neighbourhood. All the students pretty much eat/shop at University and King/University.

Also I think condo's could work for the working class if they built some but they would have to be closer to Philip. Projects like 45 Degrees are too far away in my opinion.

[Spokes]

Most homes in the area are run down anyways, and the owners have no incentive really to fix them up. Plus if they sell them they will want a arm and a leg so like Spokes said there's no economic sense to to buy one to fix it up.

I just hope the new wave of mid rises getting built include mix use or maybe even build some mini-plazas in the neighbourhood. All the students pretty much eat/shop at University and King/University.

Also I think condo's could work for the working class if they built some but they would have to be closer to Philip. Projects like 45 Degrees are too far away in my opinion.

Not sure if I ever posted the idea, but I always thought the push for development should start at that end, establish the neighbourhood with workers first, then spread out down Columbia.

[Spokes]

Im saying right now though, that if the City doesn't pass a rezoning to make everything zoned mixed use than this whole thing won't work. You'd think they'd look at Kitchener's Mixed Use corridor strategy and follow suit.

The problem is, if they pass something like that, by the time it is implemented, how many more of these low rises will be built?

Also, not sure if it's possible, but is council allowed to somehow mandate the types of units in a residential building (ie. More one/two bedroom units and less 5 bedroom units)

[Spokes]

I find it hilarious that when listing the key principals for the current vision for the area "encourage high quality urban design where intensification occurs" is one of them. That got skipped over I think.

Well I for one hope they pick the alternative vision. I would be incredibly upset if they stuck with the current vision. The current vision is the one that has gotten the neighbourhood into the situation it's in now. If the city is serious about fixing things, change has to happen.

[taylortbb]

I think something like the current vision could work if it was done right. These ass-ugly student boxes along Columbia aren't going to attract people to the neighborhood. Front lawns are a ridiculous concept on a major artery like Columbia or University. Good mixed-used zoning with wide sidewalks, on-street parking (off-peak only for capacity reasons), and small setbacks would create a great urban avenue. The mixed-use and on-street parking would be great for getting the RIM lunch crowd, which would keep everything in business.

I do like the high density throughout model, but it has to be better implemented than what we see on Columbia and University. I'm afraid planning staff would just continue the Columbia-like zoning throughout the neighborhood. Which would leave it as a completely student neighborhood, just with more ass-ugly boxes.

[Spokes]

Was the alternative option really high density throughout? I think the important thing is high density and mixed use on the major corridors. And like you said better designed buildings to attract more than just students.

I thought what they were saying for the current vision, was literally keeping it as is and try to fix it without any major changes.

[taylortbb]

Well, "high density" in the context of Northdale means 3-5 stories throughout. I'm pretty sure that's the HUGWaterloo vision, and that is what the alternative option looks like to me. That's why they list a negative as "competing with Uptown".

Their current vision plan is to keep things the same. My point was that if the current vision (high density nodes and corridors with single detached homes inside) was done right then it might actually work. But that depends on doing the nodes and corridors part right, which they're currently failing at.

My fear is that the alternate vision will be implemented incorrectly too. Point being that both visions could work, but they have to be done right, and I don't have faith in the planning departments to do it right.

[mpd618]

I submit that in this location (next to UW, WLU, RIM, etc.), there is absolutely no way that single detached housing can be made to work. Nor do I see that as a laudable goal.

To all of you who have something to say about this: I strongly encourage you to speak at the April 26 council meeting where the report will be tabled or the May 3 meeting where council will hear the staff presentation and make a decision, and to contact councillors to express your opinion.

[diego]

I submit that in this location (next to UW, WLU, RIM, etc.), there is absolutely no way that single detached housing can be made to work. Nor do I see that as a laudable goal.

To all of you who have something to say about this: I strongly encourage you to speak at the April 26 council meeting where the report will be tabled or the May 3 meeting where council will hear the staff presentation and make a decision, and to contact councillors to express your opinion.

Totally agree, the more people supporting redevelopment the higher chance it can happen.

[Spokes]

Well, "high density" in the context of Northdale means 3-5 stories throughout. I'm pretty sure that's the HUGWaterloo vision, and that is what the alternative option looks like to me. That's why they list a negative as "competing with Uptown".

Their current vision plan is to keep things the same. My point was that if the current vision (high density nodes and corridors with single detached homes inside) was done right then it might actually work. But that depends on doing the nodes and corridors part right, which they're currently failing at.

My fear is that the alternate vision will be implemented incorrectly too. Point being that both visions could work, but they have to be done right, and I don't have faith in the planning departments to do it right.

Ohh ok that makes a lot more sense now. Thanks for clearing that up. Ya I have that same fear. The problem with the current vision is, even if they did it right and had proper mixed use projects on the major corridors, the houses on the smaller streets are almost useless at this point, so what do you do with them? Does that then mean that the current vision can't work? I think so.

And then what happens on all of those small streets under the alternative option? 3-5 storey walk ups like they have now lining the streets? I can't see that working. Id like to, perhaps Im just picturing the negative thats there now, and Im not thinking of any examples that would fit. (anyone have any?) What I think could really work would be big sections of 3 floor row housing.

[Spokes]

I submit that in this location (next to UW, WLU, RIM, etc.), there is absolutely no way that single detached housing can be made to work. Nor do I see that as a laudable goal.

To all of you who have something to say about this: I strongly encourage you to speak at the April 26 council meeting where the report will be tabled or the May 3 meeting where council will hear the staff presentation and make a decision, and to contact councillors to express your opinion.

You're definitely right, this is an issue that people should not remain silent on.

[mpd618]

And then what happens on all of those small streets under the alternative option? 3-5 storey walk ups like they have now lining the streets? I can't see that working. Id like to, perhaps Im just picturing the negative thats there now, and Im not thinking of any examples that would fit. (anyone have any?) What I think could really work would be big sections of 3 floor row housing.

Three-four storey brownstone-type buildings are a fine example of something for the side streets. The zoning has to prohibit parking lot-facing buildings, force using most of the street frontage, and there have to be design guidelines in place. Definitely make sure to prevent garbage like that still sprouting up on Columbia.

[Spokes]

Three-four storey brownstone-type buildings are a fine example of something for the side streets. The zoning has to prohibit parking lot-facing buildings, force using most of the street frontage, and there have to be design guidelines in place. Definitely make sure to prevent garbage like that still sprouting up on Columbia.

Does the government have the power to say, this is what we want for this particular area, and then pick a developer to do it? Or would they have to buy the land and then sell it to whatever developer they picked?

[Wloon]

The interior of the neighbourhood is too far gone to be turned back to appropriate uses.
The schools are rezoned (WCI, St. David's, Northdale and so are the churches - St. Michael's and the one up on King Street) all to multi-storey residential zoning.
Inside, there is one of the highest rates of bylaw and police incidents in the city (Region?)
In September, hundreds of charges are laid - 800 plus in one month.
This area is done.
It is absolutely time for the city to admit a new vision is necessary.

Almost all the owner-occupants, including those who begged the city to preserve the area in 2004, are 100% behind rezoning.
There is no NIMBY attitude - what more could a city ask for?

The following quote is interesting.

This is from the city's own height and density study:
Change over Time
It is important to limit the expectation that the Nodes and Corridors will be the only
areas for intensification forever. Over time, things will change and other areas outside of
the Nodes and Corridors may warrant consideration for increased height or density.
These areas may be extensions to the proposed Nodes and Corridors or other areas
separate from a Node or Corridor. Land use policy must incorporate the criteria by
which areas outside of Nodes and Corridors would be considered for increased height
and density. Those criteria should balance the impact of allowing increased height and
density with the need to provide opportunity for growth.

The city has an awesome opportunity to fix this neighbourhood that is at the doorstep of some of the world's most noted industries and educational institutions.

[Wloon]

Does the current form/vision for Northdale reflect this?

Component #2: Physical Design Plan
The Physical Design Plan is an important part of the Universities Neighbourhoods Plan.
Implementation of a Physical Design Plan will help to create neighbourhoods near the
Universities that are attractive and have a high quality of urban and architectural design.
From the Universities perspective it is increasingly important that the Universities
themselves and the areas around them are physically attractive and well designed.

Clearly, this fell off the radar completely once the study was passed by council.

[mpd618]

Does the government have the power to say, this is what we want for this particular area, and then pick a developer to do it? Or would they have to buy the land and then sell it to whatever developer they picked?

The city can set the zoning, which can specify the allowed uses and more importantly the form development can take. Think minimum and maximum heights, area covered, frontages, location and quantity of parking, etc. It could expropriate or buy land and sell it to developers, but that's an extreme measure. If it sets down the right zoning and economic incentives (i.e. the right structure of development charges, etc.), reasonable development should occur without any direct city control, particularly in a location this desirable.

[Spokes]

The city can set the zoning, which can specify the allowed uses and more importantly the form development can take. Think minimum and maximum heights, area covered, frontages, location and quantity of parking, etc. It could expropriate or buy land and sell it to developers, but that's an extreme measure. If it sets down the right zoning and economic incentives (i.e. the right structure of development charges, etc.), reasonable development should occur without any direct city control, particularly in a location this desirable.

Ya that makes sense. They changed something to do with their development charges at the end of 2009 didn't they? Or was that just for Uptown?

[Spokes]

Well looks like they're delaying the decision.

From next Monday's council agenda:


Recommendations:
“That Council accept Staff Report DS2010-009 for information and defer further consideration of the Report to a public meeting to be held on Monday, June 7th, at which time Council will hear a staff presentation and delegations on the issue.”

http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2010/20100426_Agenda_Council_Meeting.pdf

[mpd618]

Well looks like they're delaying the decision.

HUG Waterloo asked for a deferral to actually allow the public time to provide input.

[Spokes]

HUG Waterloo asked for a deferral to actually allow the public time to provide input.

Ya and there were a couple councilors that couldn't make the meeting.

I wonder if they'll hold any kind of public meetings

[mpd618]

I wonder if they'll hold any kind of public meetings

HUG plans to hold a public meeting, but details haven't been determined yet.

[Spokes]

Student-dominated area back on city council’s agenda

April 23, 2010
By Terry Pender, Record staff

WATERLOO — Karen Earle wants city councillors to opt for large-scale change when they consider what to do about an area of the city dominated by student housing and absentee landlords.

“I am hopeful. The city council is a smart group and I think they want to make a change for something better,” Earle said.

Earle is with a group called Help Urbanize the Ghetto, or HUG Waterloo, and she was reacting to a report by city staff that gives councillors two choices.

One calls for maintaining the current plan for the area called Northdale — bounded by King Street, Columbia Street, Albert Street and University Avenue — with some modifications.

The second calls for intensification and mixed uses, attractive buildings, a car-free environment built for walkers and cyclists where students, families and young professionals live in a variety of housing types.

While the city can put in place zoning bylaws and plans to encourage certain types of land use, it cannot require landowners to make the desired changes, the report notes.

Either choice will take significant additional effort, resources and time, says the report to be filed with city councillors on Monday. A debate and vote are scheduled for June 7.

Regardless of which option councillors select, city staff want to establish a licensing program for all rental housing, at an estimated annual cost of $822,000, and an outreach program to improve relations with off-campus students.

For years, Waterloo has grappled with how to house and control an ever-growing number of university students living in the city. Northdale is now dominated by students and absentee landlords. Part of the neighbourhood generates more police calls than any other residential street in the region.

There are more than 30,000 full-time students attending the University of Waterloo and Wilfrid Laurier University.

“This is an issue for the whole city,” Earle said.

About five years ago the city adopted what it called the Student Accommodation Study. It called for highrise apartment buildings around the edge of the neighbourhood with families living in the areas further from the borders. The high-rises went up, but most houses inside the neighbourhood were also converted to rental units for students.

“We want to put a plan together to achieve our vision,” Earle said. “We call it sustainable intensification.”

When councillors debate the report, Deborah Easson, the chair of the Northdale-Albert Residents Coalition, will be listening closely.

Easson grew up in the neighbourhood and still lives on Albert Street.

Only about 30 of the more than 300 properties in the neighbourhood are now owner-occupied, Easson said.

The number of permanent residents declined significantly since the city adopted plans for student housing and intensification about five years ago.

“It has gotten worse and worse,” Easson said. “We have so few people left who actually call police or city bylaw.”

When the current plan was put in place, the city promised a zero-tolerance approach to rowdy behaviour and poorly maintained properties, as well as annual monitoring. There was no follow-through and Easson said that makes her suspicious of any new promises.

“The neighbourhood is just too far gone for the current vision to work,” Easson said. “I am not optimistic about the current vision at all.”

The report says that more staff are needed for proactive bylaw enforcement. Extra bylaw enforcement officers were not hired because of budget constraints.

Tanja Curic, the city planner who wrote the report, said regardless of which vision city councillors choose, two things are needed.

One is what’s called a community improvement plan for Northdale, which allows the city to provide incentives to developers for specific types of buildings. It can be used to build parks, infrastructure improvements and enhance the streetscape.

“A community improvement plan is a great resource, a comprehensive tool that allows the city to target an area for upgrades,” Curic said.

Second, a community outreach program should be established among the city and the two universities modelled on a similar one in London, Ont.

“Mediation is available for tenants, neighbours and landlord and tenant situations. Each year students are hired to provide support, education and assistance in the near-campus communities to both students and permanent residents,” says the report.

Added Curic: “We have heard some good things about that program.”

tpender@therecord.com

[Spokes]

So in the "alternative" option is picked will it become a truly pedestrian area? Or will cars still be allowed and it just me made more cyclist and pedestrian friendly?

[mpd618]

So in the "alternative" option is picked will it become a truly pedestrian area? Or will cars still be allowed and it just me made more cyclist and pedestrian friendly?

The latter. No one is advocating for a car-free area, just a car-unnecessary one that is not car-dominated. Staff have, however, caricatured the proposal as being about banning cars.

[DHLawrence]

Because that's the easiest way to get it killed.

[UrbanWaterloo]

"Northdale" Visions
http://www.waterloo.ca/desktopdefault.aspx?tabid=2577

“Northdale“ is bounded by Columbia Street West, King Street North, University Avenue West, and Lester Street. On April 26, 2010, City of Waterloo Development Services and Protective Services staff will table a report to Council comparing the City’s current long-term plan for the Northdale area with an alternative vision proposed to Council by a group of residents and property owners. The alternative vision refers to a document entitled “The Green Solution for Northdale” (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/GrnSolVsn.pdf) which was prepared and submitted to Council by Help Urbanize the Ghetto (HUG) Waterloo.

Staff Report DS2010-009 is being tabled in response to Council’s direction of January 18, 2010. Council directed staff to provide clarification on the following:

1. the current vision and the proposed alternative vision for the area of Waterloo commonly known as Northdale;
2. lessons learned from implementing the Height and Density Policy Study (2003, 2005) (http://www.waterloo.ca/DesktopDefault.aspx?tabid=1271) and the Student Accommodation Study (2004) (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/SAS_Final.pdf) as they relate to Northdale;
3. the various tools available to Council to implement the visions; and
4. options and processes available to Council to implement the tools to achieve either vision.

Council will formally receive the staff report on Monday, April 26, 2010. On Monday, May 3, City Council will hear a City staff presentation with respect to the report and will hear any delegations wishing to speak to the issue. It is anticipated that on May 3, Council will make a decision with respect to this Report. If you wish to receive a hard copy of the report, please contact Anne Marie in Development Services at 519-747-8752. If you wish to be a delegation and make a presentation to Council, please call 519-747-8743, prior to 10 a.m. on Monday, May 3, 2010, so that the necessary arrangements can be made to place you on the agenda. If you would like more information please contact Tanja Curic at 519-747-8745 or at tanja.curic@waterloo.ca.

"Northdale" Visions Report DS2010-009
http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/DS2010-009V1.pdf

30570643&access_key=key-1zdi0rs05cqc11ore3sz&page

[mpd618]

The staff presentation, delegations, and possibly a decision will actually be happening at the Council meeting on June 7, which may be devoted solely to the Northdale issue.

[Spokes]

Possibly a decision? I thought that was the date that they would vote which they preferred?

[mpd618]

Possibly a decision? I thought that was the date that they would vote which they preferred?

At last night's Council meeting there was talk of one night not being enough, and having some time to digest the information being a positive. They certainly could make a decision, but they will have the freedom to defer it, and they may do that.

[Spokes]

I've got to think that if/when some of the major corridors go mixed use, there's going to be a bunch of businesses dying to get in there. Just think of all of the students who would love a Starbucks next door, or a small pub. As a developer you wouldn't even have to sell a company on the idea, you would just show them a three pieces of paper, one with a rendering of the project, a second with a map of the neighbourhood, and a third with a big $ drawn on it. Done deal.

Hell, picture a Chapters or another book store in there. They find out what the course text books are. They can sure offer better prices than the campus book store. So many profitable options. I need to start a business.

[IEFBR14]

Trapped on Albert: ‘This street is an embarrassment to the city’ (http://news.therecord.com/News/Local/article/704874)
A young woman in a short, tight dress teeters on high heels on the sidewalk. She turns to the street, pulls at her top, and exposes a breast to the passing traffic. A young man next to her pretends to stroke himself.

A giddy crowd surrounds them on the lawn of a student-rented house. Someone holds up a sign that says: “You Honk We Drink.” It’s early morning and the party already seems wild.

“That’s what’s wrong with Albert Street,” Deborah Easson sighs.

Albert Street is ground zero for university students behaving badly. Two permanent residents say they have endured all they can take.

“Behaviour has changed to something you can’t really appreciate unless you live here. It’s kind of a shock,” says Easson. “We are so marginalized at this point, we are the outsiders.”

Police records support her contention of a street under stress...
And this...
A planning overhaul could point the way forward.

Easson and Carmody have joined with others to press Waterloo council to stop trying to preserve suburban-style homes in Northdale, the troubled neighbourhood north of the Laurier campus. They want council to help replace decaying houses with residential complexes that can be better managed and maintained.

“You could end the partying in Albert Street by eliminating big backyards, the big houses and the big front yards,” Carmody says.

Both universities have proposed working with city government and developers to replace some suburban houses with high-quality student housing. “The universities’ role would be to become involved in the management and supervision of those facilities,” Laurier’s McMurray said.

Halloran can see upsides, but wonders if aging water and sewer pipes can support the extra residents. A community-wide debate is expected to launch in June, based on a city planning report.

Easson says Albert Street should be a jewel, as it is located near two campuses, the downtown, and high-tech jobs. But that’s not what she sees, as students steadily take over the homes.

“This street is an embarrassment to the city,” she says.
Dear Brenda, with that sort of "logic" you wouldn't have torn up Park between William and Allen for a couple of years to provide new water and sewer lines to support the new condos at Bauer, 144 and 139 Park, etc. Presumably the new, higher density residences and businesses proposed for Northdale can generate enough tax revenue to pay for the upgraded infrastructure. Presumably the residents of Northdale have been paying property taxes for decades in order to pay for maintaining and upgrading that infrastructure. (Or maybe the Park St work got approved before she became mayor?)

[Spokes]

Just thought I'd post the full article for reference.


Trapped on Albert: ‘This street is an embarrassment to the city’

May 01, 2010
By Jeff Outhit, Record staff

WATERLOO — A young woman in a short, tight dress teeters on high heels on the sidewalk. She turns to the street, pulls at her top, and exposes a breast to the passing traffic. A young man next to her pretends to stroke himself.

A giddy crowd surrounds them on the lawn of a student-rented house. Someone holds up a sign that says: “You Honk We Drink.” It’s early morning and the party already seems wild.

“That’s what’s wrong with Albert Street,” Deborah Easson sighs.

Albert Street is ground zero for university students behaving badly. Two permanent residents say they have endured all they can take.

“Behaviour has changed to something you can’t really appreciate unless you live here. It’s kind of a shock,” says Easson. “We are so marginalized at this point, we are the outsiders.”

Police records support her contention of a street under stress.

Between Nov. 18, 2005 and Nov. 17, 2008, Waterloo Regional Police were contacted about 2,486 incidents on Albert Street that were not 911 emergencies, according to an analysis by The Record. This averages more than two calls to police per day.

Some commercial streets were busier. But no other residential street in Waterloo generated as many non-emergency calls to police, according to records released under a freedom-of-information request.

Activities on Albert drew 266 noise complaints, the most for any street in Waterloo Region.

Residents called police 171 times for unknown reasons and 128 times to complain about illegal parking. They contacted police 107 times to report someone sick or injured. Other leading calls were to report traffic collisions, property damage, thefts, break-and-enters and disturbances.

Albert Street also generated 911 calls but the records released on emergencies are incomplete. On average, 911 calls account for only six per cent of calls to police.

Albert Street runs through student-dominated neighbourhoods where up to 72 per cent of dwellings are rented out. The street has 73 lodging houses, each licensed for four or more tenants. It passes by Wilfrid Laurier University, near the University of Waterloo.

Some students who reside on Albert admit they like to party. They can see how this might bother some neighbours. But they also resent armed police and unarmed bylaw officers showing up regularly at their doors and wonder: Shouldn’t neighbours expect parties on a student street?

“It’s not like we do it every single night,” says Pat McDonald, a recent Laurier graduate.

“We aren’t rude to neighbours. We keep the property clean. We throw a party here or there but who doesn’t?” Laurier student Tom Biec says.

Police records suggest a strong link between Albert Street stresses and the student lifestyle.

In September, when university students return to classes, calls to police peak to more than three per day, on average. Calls fall off by almost half when students are away in July and August.

Calls to police fall in December when many students go home for Christmas. But complaints spike again in March. Residents blame student parties that launch around St. Patrick’s Day.

On St. Patrick’s Day this year, police laid 70 liquor charges in campus neighbourhoods, arrested one person for public intoxication, and issued three noise fines. Waterloo bylaw officers issued seven tickets and visited 13 student houses, asking residents to clean up debris and broken bottles.

Friday, March 17, 2006. Waterloo Regional Police take their first complaint from Albert Street before 2:30 a.m. when someone reports an unwanted person. Another call comes in just after 4 a.m. to report property damage.

As St. Patrick’s Day unfolds, police are called seven more times. There’s a reported automobile collision, a complaint about illegal parking and a call about a bad driver. The first noise complaint arrives just before midnight. Police respond by 1 a.m. and spend 11 minutes at the scene sorting it out.

Residents call police four more times on Saturday, March 18. Someone is reported sick or injured at 1:36 a.m. There’s a hit-and-run called in just before 4 a.m. The second noise complaint of the weekend arrives at 10:22 p.m. Minutes later, police take a complaint about a disturbance.

A third noise complaint arrives at 12:26 a.m. Sunday, March 19. Police respond at 12:44 a.m. and stay 46 minutes at the scene. In the early afternoon, police are called to help someone who’s sick or injured. The weekend concludes with 15 incidents reported over three days.

Easson was raised in the house she now owns near Columbia Street. She remembers that families often boarded students, who brought energy to Albert Street.

But today, students rent out entire houses. The balance and diversity is gone. “They roam the neighbourhood in groups, drinking and throwing up on our lawns,” Easson says.

Sidewalks are littered with glass from broken bottles, she says. Passersby urinate on lawns and in backyards. They shout at night and wake people up. A student neighbour has yelled at Easson for complaining to police.

Tenants park on lawns and party in front yards. They light fireworks and bonfires in backyards, sometimes trashing fences for wood. This winter, students built and displayed an explicit snow sculpture of a naked, headless female body, legs splayed open. Student leaders and police asked tenants to demolish it after it sparked complaints.

“It’s just disgusting, vulgar behaviour,” says Christine Carmody, who’s raising two sons, aged five and two, in a charming house near University Avenue. “Unless they put a police officer outside my house 24 hours a day, my peace will be disturbed. It is impossible to stop the noise.”

Carmody cites many disruptions. Someone hurled a 12-kilogram cable box through her window. A strange man refused to stay away from her backyard, even after she yelled at him. Student neighbours held a pool party so noisy she later went over and read them the riot act. An intoxicated youth drank beer in her driveway, kicked at her garage door and then went into her backyard, while 400 people partied at the student house next door.

“We know it’s a tough situation,” Waterloo Mayor Brenda Halloran says. Last fall, she watched police bust up a giant, out-of-control party at the student house next door to Carmody.

Some students see tensions differently. Ten students who live next door to Carmody resent being stuck with five $300 noise tickets last fall, within two months.

They admit they can be loud. They even called police on themselves last Halloween, to help break up a giant party. Yet they also feel unfairly targeted and wonder if a way can be found to allow parties without the risk of costly fines.

“I’m feeling there’s a way there could be a middle ground,” Pat McDonald says. He wonders if neighbours and authorities could support eight party exemptions a year, for events like Homecoming and St. Patrick’s.

It bothers University of Waterloo student John Bagby that residents complain regularly about student behaviour, while universities generate huge economic benefits for the community. “They want all the benefits, but they don’t want the inconveniences of having students,” he said.

Some students would like to see residents talk more often to student neighbours before calling authorities on them.

“The permanent residents who were here before us should have to have some level of tolerance,” says Mike Oudyk, of Laurier.

“It’s not that students are not willing to talk,” says Laurier student Tim Elphick, who advises Halloran on student issues. “It’s just that you can’t start out of the gate by attacking the other player.”

Student leaders, police and politicians contend only a minority of students cause problems. Public education is part of the solution, they say.

“The university doesn’t do the best job, once you leave residence, educating (students about) what it’s like to live off-campus,” says Laurier student Jackie Dobson, who helps direct student government. “It’s one of those things that you don’t really know the rules until they’re broken.”

Dobson learned the hard way last year how things can get out of hand, when her off-campus house was slapped with a noise ticket she admits it deserved.

David McMurray, Laurier’s dean of students, cites several education campaigns aimed at persuading students to act responsibly. “I think the university’s doing its job,” McMurray said. “We don’t have any jurisdiction, legally, outside of our own boundaries.”

Waterloo Regional Police lead an off-campus crackdown called Safe Semester every September, to encourage proper conduct. Over three years it has resulted in more than 1,940 charges for criminal and bylaw offences.

“We need project Safe Semester practically all year if they’re going to maintain the peace here,” Carmody says.

Police don’t have the resources to do that, Insp. Dave Gerencser says.

Gerencser said a team of five officers pays special attention to student neighbourhoods, working with residents, student leaders, universities and city bylaw officers. They aim for a balance where students can have fun without bothering neighbours or putting themselves at risk.

“The last thing we want to do is quell a young student’s memories of university by not having them enjoy their university life,” Chief Matt Torigian said.

However, Torigian is not keen on a proposal to allow the City of Waterloo to purchase extra policing for student neighbourhoods. He worries, in part, that this would be unfair to other neighbourhoods that can’t afford to buy extra policing.

Police also want bylaw officers to handle more noise complaints. “If there’s a need, we do go,” Torigian said. “But we’re certainly not going all the time.”

Carmody figures police “do the absolutely best possible job they could do.”

But Carmody and Easson are outspoken critics of city hall. They accuse Waterloo council of failing to stabilize streets plagued by poor landlords and faltering property standards, of failing to crack down on bad behaviour and of failing to enforce planning rules intended to preserve family homes.

Halloran defends city bylaw officers, saying they handle complaints from Albert Street as best they can. “We have limited staff,” she said.

Friday, Feb. 5, 2010. Easson is drawn from her bed by yelling outside on Albert Street. Is there a fight, she wonders? She looks out the window to see young men running down the street.

More noise wakes her a few hours later. Saturday morning, she finds tracks in the snow showing that two people walked deep into a neighbour’s backyard from the street, likely to urinate.

Saturday night there’s more screaming and yelling. Easson is awakened three times, after midnight, shortly after 1:30 a.m. and again after 3 a.m. It adds up to five late-night disturbances over one weekend. She never calls police.

Many permanent residents have fled Albert Street. Carmody would too, if she could sell her house for the price she wants. Last year she had it on the market for four months and cleaned it three times a week.

But families are now scared by Albert Street, she says. The only interest in her five-bedroom home came from landlords who want to fill it with students. However, city hall refuses to license her house for more than three tenants, because council wants to preserve it for permanent residents. This diminishes its value to landlords.

“I would give anything not to live here,” she says. “Except for I can’t lose my life savings.”

A planning overhaul could point the way forward.

Easson and Carmody have joined with others to press Waterloo council to stop trying to preserve suburban-style homes in Northdale, the troubled neighbourhood north of the Laurier campus. They want council to help replace decaying houses with residential complexes that can be better managed and maintained.

“You could end the partying in Albert Street by eliminating big backyards, the big houses and the big front yards,” Carmody says.

Both universities have proposed working with city government and developers to replace some suburban houses with high-quality student housing. “The universities’ role would be to become involved in the management and supervision of those facilities,” Laurier’s McMurray said.

Halloran can see upsides, but wonders if aging water and sewer pipes can support the extra residents. A community-wide debate is expected to launch in June, based on a city planning report.

Easson says Albert Street should be a jewel, as it is located near two campuses, the downtown, and high-tech jobs. But that’s not what she sees, as students steadily take over the homes.

“This street is an embarrassment to the city,” she says.

jouthit@therecord.com

http://news.therecord.com/News/Local/article/704874

[Spokes]

Candidates critical of city’s Northdale report

By Greg MacDonald, Chronicle Staff
Apr 28, 2010

After a weekend that saw more than 40 charges laid in the neighbourhood surrounding Wilfrid Laurier University, the city table its vision report for the Northdale neighbourhood on Monday.

There was no discussion by councillors — that’s set for June 7 — but the release of the report earlier this month has set tongues wagging across Waterloo.

The report is timely, as it was released just before the end of year partying at the city’s two universities. Waterloo Regional Police laid 39 charges in total on Saturday, most alcohol-related.

And though the report will pass through councillor’s hands before the fall’s election, Northdale is likely to become a big issue for the candidates running in Northdale’s Ward 6 and those looking to become mayor.

“I don’t think everything will be solved by the election,” said Coun. Jan d’Ailly, the current Ward 6 councillor running for mayor.

D’Ailly believes that Northdale will become an election issue and that’s the right way to go.

But he also maintains that city council can take steps towards making the neighbourhood a better place to live.

“We have a document now that lays out our options and the tools we can use,” he said.

The city report presents two visions for Northdale: the current plan, a development- services endorsed policy which seeks to maintain single-family dwellings and draw families back into the neighbourhood and a community- led plan that calls for green development and intensification.

Mayor Brenda Halloran, who is running for re-election, isn’t ready to make any judgements on either vision.

She wants to see a citizen- led taskforce established to help sort out the issues in the area.

“We did it for Clair Lake, we can do it here,” said Halloran, referring to a project to revamp the body of water in Beechwood.

“It was a citizen-led discussion. We need to get everyone together on this issue too.”

In the ward, candidates were critical of the staff report.

Anne Crowe, a local doctor, believes the report paints the green option, put forward by a group called Help Urbanize the Ghetto in Waterloo, in a negative light.

“It’s really biased to make HUG look like a bunch of nutcases,” she said.

Crowe believes in HUG’s plan, which seeks more intensified development such as six-to-10 storey apartment buildings.

She also believes the city needs to implement it soon so that other neighbourhoods don’t suffer the same fate as Northdale.

Crowe lives north of Columbia near Hazel Street and believes the Northdale problems could creep north.

“We’re 10 years behind Northdale and we don’t like it,” Crowe said. She’s already some seen keg parties and other bad behaviour north of the Northdale boundary.

Other candidates say that there will be no quick fix in Northdale.

“Anybody that has a one-line response or solution to the report doesn’t have the answer at all,” said Jeff Henry, another candidate for Ward 6.

“This is a very complex issue.”

Henry, who lived in the neighbourhood while he attended the University of Waterloo, believes that there is another option for the beleaguered neighbourhood: staged intensification within the neighbourhood.

“The city has to realize nodes and corridors isn’t going to work everywhere,” he said, referring to a city policy that encourages intensification on major thoroughfares while limiting the size and scope of developments in interior neighbourhoods.

For Ed Korschewitz, it all comes down to the cost. He doesn’t want to see the city throw $100,000 towards a community improvement plan as detailed in the report.

“It’s not necessary,” he said. Korschewitz believes there is reason for hope in Northdale.

“I’ve talked to a number of developers, I’ve talked to landlords of both small and large properties, I’ve talked to residents,” Korschewitz said.

“Everybody is in agreement of what could and should be done.”

The solution? Re-zone the area to attract different kinds of developments.

The move would improve the neighbourhood for both students and permanent residents, as well as fill the city’s coffers due to increased revenue from higher-density developments, Korschewitz said.

http://www.waterloochronicle.ca/news/article/208610

[Spokes]

Some students who reside on Albert admit they like to party. They can see how this might bother some neighbours. But they also resent armed police and unarmed bylaw officers showing up regularly at their doors and wonder: Shouldn’t neighbours expect parties on a student street?

I have nothing wrong with partying, but you have to acknowledge that the world doesn't revolve around you, so your partying may infringe on the rights of other citizens. And they should under no circumstance resent the cops or bylaw officers. If they are there it's because there is a problem. If the students have a problem, don't be mad at the cops, they didn't write the laws, they just enforce them.

My biggest thing is what seems like the lack of being part of a community where you go to school. Students don't seem to buy into that.


Some students see tensions differently. Ten students who live next door to Carmody resent being stuck with five $300 noise tickets last fall, within two months.

They admit they can be loud. They even called police on themselves last Halloween, to help break up a giant party. Yet they also feel unfairly targeted and wonder if a way can be found to allow parties without the risk of costly fines.

So stop having out of control parties. Invite 20 people over, not 200. I'm a fairly recent grad so I don't feel out of touch with this issue, but this is common sense I'd think.

And Resent it? So if you didn't commit the offense, then go to court and fight it. If you did, shut the hell up and pay the fine. I've gotten noise violations before, I was guilty, I paid up.


“The permanent residents who were here before us should have to have some level of tolerance,” says Mike Oudyk, of Laurier.

Sure there should be some tolerance, but students should also moderate their behavior then.


Waterloo Regional Police lead an off-campus crackdown called Safe Semester every September, to encourage proper conduct. Over three years it has resulted in more than 1,940 charges for criminal and bylaw offences.

So they lay a lot of charges, but are lessons really learned? It'd be interesting to see how many (if any) are repeat offenders.

[IEFBR14]

Kitchener and Waterloo councillors ignore neighbourhoods (http://news.therecord.com/printArticle/706365)
Nurturing the health and vibrancy of urban neighbourhoods should always be a top priority for city councillors and planners.

But that didn’t seem to be the case in Kitchener and Waterloo this week as obsequious officials and councillors ignored interests of residents in two communities to placate a developer, avoid offending those running our universities and satisfy student-housing demands.

In the west end of Kitchener, it looks as though we’re preparing to bulldoze heritage buildings at Joseph and Victoria streets. The historic properties, part of the Lang Tannery development, are threatened with demolition to make way for yet another unnecessary surface parking lot.

Meanwhile, in Waterloo, officials who don’t want to ruffle academia feathers continue to look the other way and refuse to take meaningful action to address worsening problems created by a ghetto of rental, student housing that is destroying what used to be attractive Albert Street neighbourhoods.

It’s ironic that during a week where numerous events were held to honour the late urban activist Jane Jacobs, articles in this newspaper detailed troubling issues faced by the two Kitchener-Waterloo communities. Jacobs was a forceful defender of neighbourhoods and an outspoken critic of any urban renewal that put older buildings at risk.

I’ve written before about the disgraceful situation in Waterloo where besieged residents desperate for a little peace, quiet and quality living are being driven out of their homes by a minority of party-animal students who, based on their childish behaviour, should be sent back to kindergarten.

For years, little has been done about a situation where residents have tolerated drunken students vomiting and urinating on their property. They have watched their communities gutted by tacky rental-housing owned by irresponsible landlords while enduring rowdy parties and property damage.

Statistics show that between 2005 and 2008, police were called to Albert a staggering 2, 486 times. Many of those police responses — paid for by regional taxpayers — were to control student parties and babysit slobbering drunks. The complaints included 107 calls to report sick or injured people and 266 noise complaints.

Back in Kitchener, architect John MacDonald wants the city to stop Toronto-based developer, Cadan, from demolishing buildings to create additional parking in the warehouse district. He wants city officials to support the content of their own official plan which says heritage buildings should be preserved and surface parking lots discouraged.

MacDonald, who would rather see the heritage buildings used for galleries, restaurants or housing, says it’s unlikely public meetings will take place to debate the proposed demolitions because zoning on the tannery land already allows parking lots.

Cadan plans to eventually replace the surface lot with a multi-storey parking garage in a city that is already spending $70 million on other downtown parking complexes. The tannery proposal would negatively impact nearby homes the same way Joseph Street houses have already been degraded near Water Street South by another ugly parking garage.

Kitchener’s car-worshiping councillors and planners who just can’t get enough of those parking lots and care little about encouraging greater use of public transit will no doubt approve demolition of the tannery buildings in their ongoing scramble to justify millions of dollars they have spent on downtown revitalization.

A good example of this insatiable love of parking lots is the $15.5-million currently being spent to erect a 500-vehicle monstrosity at Charles and Benton streets where city council is squandering one of our most valuable piece of downtown real estate in order to build a multi-level parking eyesore.

For the sake of future generations, Kitchener-Waterloo councillors should make more effort to protect their neighbourhoods instead of kowtowing to the demands of developers, businesses and universities.

[WatDot]

Not sure what is meant by "officials who don’t want to ruffle academia feathers continue to look the other way and refuse to take meaningful action to address worsening problems created by a ghetto of rental, student housing that is destroying what used to be attractive Albert Street neighbourhoods."

The only thing the University (at least Laurier) is concerned with is the policing/security of the local area, and yes it needs continual work. As far as the onslaught of rentals, they have no input on that and no formal opinion. It's the nature of the beast. Private industry is making the development decisions there. Of course these private companies try to sell to the University (Laurier at least)... which if funny because they struggle to afford even one new academic building. It's a false insight that the Universities actually want a student ghetto. Does the writer have any idea how long plans and initiatives take to come to implementation internally at a University?! Giving academics way too much credit. Look at Laurier's residence issue. How many Septembers have they had to put 3 students to a room? There's no planning, it's all reactionary. If the City of Waterloo makes a decision, the Universities will adapt (if they even have too).

That being said, I think the Councils are just being extremely lazy. I agree with the initiatives brought forward by the Northdale community and HUG/etc. regarding Lang in Kitchener.

[Wloon]

Not sure what is meant by "officials who don’t want to ruffle academia feathers continue to look the other way and refuse to take meaningful action to address worsening problems created by a ghetto of rental, student housing that is destroying what used to be attractive Albert Street neighbourhoods."

The mayor of Waterloo sits on the boards of both universities, I believe.
Does anyone think this is a conflict of interest?

What is meant is that WLU doesn't want their students charged with breaking the law.

Wlu says they want peer review, but then they don't do that either.
There was a hell house of WLU female athletes that carried on for 3 years running and they never saw peer review and were rarely fined.

Staff want students "diverted" from the system the rest of the residents of Waterloo face - fines for breaking the laws/bylaws - and have alternate consequences.
It's right in the report.
At meeting after meeting students said they didn't like fines, they didn't want fines, and they felt that they should be able to do some community service work instead.

So sucker taxpayers pick up the tab for police and bylaw officers, and students get to do some nice thing in the community which they will probably end up putting on their cv in the future.

Meanwhile property values are destroyed, quality of life has been destroyed, and a neighbourhood has been driven to its knees.

Besides that, the universities' vision will cost taxpayers tax revenue (no, universities don't pay tax on campus lands, or leased buildings) - note they ask for special tax status in their proposal to the mayor, while making close to half a million bucks per month for each 1,000 students they house.
They want to partner with developers - sweet to be a developer partnering with the university.
WLU is already buying houses in Northdale - look at their campus expansion map - 3 on Albert Street north of University Avenue.

So - they destroy a neighbourhood by actually getting a policy of not charging students (read the Chronicle article from 2007) which students know and milk for all its worth and then once the area is destroyed both in terms of diversity, quality of life and property values, the university says they want it?
Big surprise.
And what was Jan doing talking about expropriation???? (see chronicle.)
Universities can exporpriate, can't they? (Ryerson expropriated the Sam's store, I believe.)

[Spokes]

I think if they don't vote for change in this neighbourhood, a riot might brake out.

[Spokes]

Not sure what is meant by "officials who don’t want to ruffle academia feathers continue to look the other way and refuse to take meaningful action to address worsening problems created by a ghetto of rental, student housing that is destroying what used to be attractive Albert Street neighbourhoods."


Ya I wasn't totally sure about that either. It's not like the Universities are wanting it kept as is and the citizens dont.

[Spokes]

The mayor of Waterloo sits on the boards of both universities, I believe.
Does anyone think this is a conflict of interest?

Are you sure it's not just a committee to work WITH the universities?


Staff want students "diverted" from the system the rest of the residents of Waterloo face - fines for breaking the laws/bylaws - and have alternate consequences.
It's right in the report.

Where?


At meeting after meeting students said they didn't like fines, they didn't want fines, and they felt that they should be able to do some community service work instead.

Ya that's not right. Any one else would have to pay a fine, so should they. If they don't like the consequense, dont break the law.

[IEFBR14]

Waterloo should set up more ‘urban space’ in the Northdale area (http://news.therecord.com/printArticle/706992)
In the last half-century the Region of Waterloo has seen tremendous growth. We’ve built a university on farmland. Subdivisions upon subdivisions have sprung up at the outskirts of town. Industry has been pushed out to “parks” accessible only by car. We’ve put up office building wastelands and power centres galore. We’ve torn down parts of our downtowns to put up parking lots and inward-facing malls with blank walls facing the street. And we’re still going strong, with plans to demolish industrial buildings in Kitchener’s warehouse district to turn it into a parking district.

At least we’ve decided to somewhat curtail the building of widely spaced houses on inaccessible crescents and cul-de-sacs, and new policies call for intensification and reurbanization. However, it seems our thinking stops at a strange one-dimensional notion of density, one of condo towers, parking garages, and monster developments of all kinds. Where are our lively new city streets? Where is our walkable city built for the street level? If we seem constitutionally incapable of building new urban space, one reason is that our planning policy makes it essentially impossible.

The late Jane Jacobs, renowned urban activist, wrote in The Death and Life of Great American Cities that, “There is a quality even meaner than outright ugliness or disorder, and this meaner quality is the dishonest mask of pretended order, achieved by ignoring or suppressing the real order that is struggling to exist and to be served.”

Northdale is a rapidly growing area in Waterloo adjacent to Wilfrid Laurier University and near the University of Waterloo, Research In Motion and the Research and Technology Park. Growth of the universities has resulted in a student residential monoculture there, with its attendant problems of overcrowded houses and rowdy students. Waterloo city planners recently completed a report to allow city council to decide between the staff vision for Northdale and an alternative vision brought forward by community members unsatisfied with the current approach.

That current approach forces high-demand land in the interior of the neighbourhood to remain as low-density detached housing (to attract hypothetical families) and allows for only residential use without provision for neighbourhood amenities. There is no liveliness save for keg parties, no public space and nothing to attract outsiders in. The corridors chosen for higher density are growing duller and drearier with every new student-housing building added — either parking-oriented barracks or stucco towers.

The alternative is to allow and encourage the built form of our streets to become urban, and this requires considerable changes to zoning: removing minimum parking requirements, setting minimum densities, limiting heights to street-scale (e.g. six or eight storeys), and — most importantly — permitting mixed uses. The city of Kitchener is implementing new mixed-use zoning, and Waterloo’s planners should take note. For all the housing sprouting up in Northdale, there is no grocery store in sight. City planners require parking so that we can all drive to the mall, but in their infinite wisdom they do not see fit to allow streets where we might have reason or desire to walk. (The only exceptions are grandfathered in.)

Northdale is within walking distance of two universities, many major tech companies, busy transit corridors, future light rail, as well as Uptown Waterloo. Currently it is prime land for students without much choice, but it could easily also be attractive for students with choice, for university faculty and staff, and for RIM employees. Add commerce and a few academic and office buildings to a diverse mix of housing, and you have a great alternative to more suburbs.

We should plan for neighbourhoods in which people enjoy living and enjoy walking — where we not only live, but also work, shop and play. Neighbourhoods where we have welcoming streetscapes, good transit routes and service, shops on our way, usable public spaces, and a built environment that supports community instead of hindering it. Northdale is a perfect opportunity to create new urban space.

Michael Druker is a graduate student at the University of Waterloo. He is a member of the Tri-Cities Transport Action Group and of Help Urbanize the Ghetto in Waterloo.

[WatDot]

Are you sure it's not just a committee to work WITH the universities?

The Mayor sits on the Board of Governors at Laurier as an appointed member.

The University is governed by a bicameral system, consisting of the Senate and the Board of Governors, both of which are administered by the University Secretariat. The powers of the Board of Governors are determined in Section 12 and the powers of the Senate are determined in Section 19 of the Wilfrid Laurier University Act of 1973 as amended in 2001.

The Act gives the Board of Governors the power of government of the university and the control of its property and revenues; the conduct of its business and affairs, except with respect to matters assigned by the Act to Senate, is vested in the Board of Governors and the Board has all the powers necessary or convenient to perform its duties and to achieve the objectives of the university.

-----------------------------------------------

The University is essentially a slave to the government, governance AND funding. To say the City doesn't want to ruffle academia feathers is a joke. All levels of government have control over the University and have made it known since the beginning of it.

The City has the power to make the decision to urbanize the Northdale neighbourhood. I fully agree with HUG and their supporters asking for that. I do not agree with the bashing of the University and student population as a whole. That is simply ignorance and hypocritical considering the Universities are what makes Waterloo thrive.

[taylortbb]

I do not agree with the bashing of the University and student population as a whole. That is simply ignorance and hypocritical considering the Universities are what makes Waterloo thrive.

I totally agree with when it comes to the general population, people are too quick to bash the universities without realizing they wouldn't be here without them. But I haven't seen that from HUG Waterloo, they even have students in their membership.

[WatDot]

Sorry I wasn't implying the HUG group in particular is bashing the University. Referring to general editorials, rants, discussions, etc.

[DKsan]

Not sure what is meant by "officials who don’t want to ruffle academia feathers continue to look the other way and refuse to take meaningful action to address worsening problems created by a ghetto of rental, student housing that is destroying what used to be attractive Albert Street neighbourhoods

It's the universities not teaching first years what NOT to do living in the surrounding communities. For Waterloo, where there are literally now no upper year spaces (except for St. Paul's expensive grad building which now has some upper year spaces), there's no excuses for UW Residences to not hold term end little gatherings and classes and train their dons to teach meaningful things like how to live off-campus and how to do so respectively.

It's also when the university themselves are not addressing the fact that they have no first year spaces left (there are lot of first years who live off-campus who aren't from KW), and so you have these first years who don't know HOW to live on their own in another city.

I'm all for UW at least to appropriate a huge swath of land in Northdale and convert it to a sort of mix between on and off campus housing. That way they aren't converting non-first year spaces and forcing the e colleges to refuse upper years. And Northdale is closer for first years, then say, Columbia Lake Village North.

[Wloon]

Where is the new "tool" to solve the problems by not charging students?
Here:

http://waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/DS10-009AppE.pdf

Appendix E: Nothdale Visions Tools Table - Page 7 #8) " Diversions" is where they talk about routing them away from charges and into education programs.

A policy of not charging them was in place from ? until 2007.
This is what killed the Northdale neighbourhood.
http://www.waterloochronicle.ca/news/article/98786

Preserving Northdale for a mixed demographic hinged entirely on controlling the behaviour that was driving out the long-time residents and keeping new ones from moving in.
This was a key element of the 2004 Student Acc. Study.
Now there are very few non-student residents left.

Every resident of Waterloo should be up in arms about staff sneaking this through under this document.
It's not just Northdale who should be paying attention.

[WatDot]

Where is the new "tool" to solve the problems by not charging students?
Here:

http://waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/DS10-009AppE.pdf

Appendix E: Nothdale Visions Tools Table - Page 7 #8) " Diversions" is where they talk about routing them away from charges and into education programs.


Request Government Change Provincial Legislation
(without new legislation diversion is not possible)

Did the province change the legislation? As far as I can see from this document is that it is an "idea" that the City and probably a Committee came up with.




A policy of not charging them was in place from ? until 2007.
This is what killed the Northdale neighbourhood.
http://www.waterloochronicle.ca/news/article/98786

Preserving Northdale for a mixed demographic hinged entirely on controlling the behaviour that was driving out the long-time residents and keeping new ones from moving in.
This was a key element of the 2004 Student Acc. Study.
Now there are very few non-student residents left.

Every resident of Waterloo should be up in arms about staff sneaking this through under this document.
It's not just Northdale who should be paying attention.

Doesn't say they were "never" charged. Said they would give them warnings. A zero-tolerance has been adopted since 2007 regarding Bylaw issues.

-----------------------------------------------------------------------------

Regardless, don't blur the issues here. Things won't get accomplished if you want to tackle policing and zoning at the same time. Concentrate on the DEVELOPMENT of the Northdale neighbourhood. It needs to have a proper urban planning. It's a central community within a city that is intensifying at a greater rate than any of the others in the Region. The Zoning of Northdale needs to be addressed.

[WatDot]

I'm all for UW at least to appropriate a huge swath of land in Northdale and convert it to a sort of mix between on and off campus housing. That way they aren't converting non-first year spaces and forcing the e colleges to refuse upper years. And Northdale is closer for first years, then say, Columbia Lake Village North.

Won't it be kind of hard for UW to justify an appropriation for residences when they are sitting on acres of empty land in the north end?

[WatDot]

From an email:
-------------------------------------------

Hi All:

We are having a HUG meeting for everyone on Thursday May 13th from 7 to 8:30pm. It will be in St. Michael's church hall (corner of University Ave. and Hemlock St.)

The entrance will be off the parking lot closest to University Ave. in the church basement.

On Monday, June 7, City Council will hear a City staff presentation with respect to the Northdale Visions report and will hear any delegations wishing to speak to the issue. It is anticipated that on June 7, Council will make a decision with respect to this Report.

Our focus will be on preparing for the council meeting on June 7 as well as any other questions or suggestions you may have.

Hope to see most of you there and bring anyone else that is interested in this issue concerning not only Northdale but the City of Waterloo as a whole.

The HUG group

[Spokes]

I totally agree with when it comes to the general population, people are too quick to bash the universities without realizing they wouldn't be here without them. But I haven't seen that from HUG Waterloo, they even have students in their membership.

Yup me too. Maybe it would be justified if you could prove that every student lived in this neighbourhood, and every student was rowdy and reckless, but you can't and you won't because it's not the case.

[Spokes]

It's the universities not teaching first years what NOT to do living in the surrounding communities. For Waterloo, where there are literally now no upper year spaces (except for St. Paul's expensive grad building which now has some upper year spaces), there's no excuses for UW Residences to not hold term end little gatherings and classes and train their dons to teach meaningful things like how to live off-campus and how to do so respectively.

It's also when the university themselves are not addressing the fact that they have no first year spaces left (there are lot of first years who live off-campus who aren't from KW), and so you have these first years who don't know HOW to live on their own in another city.

I'm all for UW at least to appropriate a huge swath of land in Northdale and convert it to a sort of mix between on and off campus housing. That way they aren't converting non-first year spaces and forcing the e colleges to refuse upper years. And Northdale is closer for first years, then say, Columbia Lake Village North.

While there's no doubt that they don't show them how to act, that doesn't mean they don't know how to not be idiots and not know how to be part of a community. Carleton didn't tell me how to act once I moved out of residence, but that didn't mean I acted like a fool. Maybe some responsibility for all this should be put at the feet of the universities, but lets not kid ourselves, the majority of it should be on the students.

Now as for more on campus housing, yes! You guys would know better than me, but Im guessing there would be enough of a demand for it?

[Spokes]

A policy of not charging them was in place from ? until 2007.
This is what killed the Northdale neighbourhood.
http://www.waterloochronicle.ca/news/article/98786.

If that's the case, and there no charges/fines, thats appalling.

[Spokes]

Regardless, don't blur the issues here. Things won't get accomplished if you want to tackle policing and zoning at the same time. Concentrate on the DEVELOPMENT of the Northdale neighbourhood. It needs to have a proper urban planning. It's a central community within a city that is intensifying at a greater rate than any of the others in the Region. The Zoning of Northdale needs to be addressed.

Yup, I agree. Once that's done, not that the problems will solve themselves, but there will be fewer, and they will be more managable.

[IEFBR14]

Stop this insanity (http://news.therecord.com/printArticle/708162)
My heart goes out to Deb Easson and Christine Carmody who live on Albert Street in Waterloo, where university students are causing problems.

To the students who resent being stuck with five $300 excessive noise tickets, I’d like to suggest a good start to their university education is learning that if they choose to break the rules, they pay the consequences.

As for student Jackie Dobson, “who didn’t know the rules until they were broken,” am I to assume, when living in her parents’ home she had parties with hundreds of guests who left vomit, broken glass and urine on the neighbours’ lawns, shouted all night, set off fireworks, built bonfires using wood from nearby fences, and tossed cable boxes through windows? Did her parents not mention this behaviour was wrong? Did her neighbours tolerate it?

To student John Bagby, I would like to say the money he has invested in his education that generates huge economic benefits for the community does not buy him the right to cause distress, sleeplessness, fear, anxiety and utter frustration to the people who are forced to live near you.

Here is a possible solution to Easson and Carmody’s dilemma. How about Waterloo Mayor Brenda Halloran and Waterloo regional police Chief Matt Torigian purchase and live in their homes. Let’s wait and see how long it takes before Torigian no longer feels “the last thing we want to do is quell a young student’s memories of university by not having them enjoy their university life.”

We’ll see how many sleepless nights and how much property damage Halloran tolerates before she admits more bylaw officers are needed and more policing needs to be done to stop this insanity.

[Wloon]

House sales should pick up in Northdale when the rest of the city finds out about this:

http://universitiesneighbourhood.blogspot.com/

Coors Light targets the neighbourhood with their Light girls going door to door handing out coupons for beer!!!

[Spokes]

House sales should pick up in Northdale when the rest of the city finds out about this:

http://universitiesneighbourhood.blogspot.com/

Coors Light targets the neighbourhood with their Light girls going door to door handing out coupons for beer!!!

That's nothing new. Labatts does (or did) the same thing giving out free Blue. Very common among many university neighbourhoods in many cities.

[WatDot]

Damn! I hope the Coors Light girls come to my neighbourhood!! Avon and Kids selling chocolates can take a hike!!!

[jay]

Residents prepare for vote on student neighbours

May 13, 2010
BY JEFF OUTHIT, RECORD STAFF
WATERLOO — Residents who want big changes in a student neighbourhood gathered Thursday to prepare themselves for a key council vote.

Politicians meet June 7 to consider the future of the troubled Northdale community, north of the Wilfrid Laurier campus.

Their choice: Try to maintain decaying family homes that are increasingly filled with students, or try to replace the homes with intensified, mid-rise housing.

Karen Earle favours intensification. She called residents together Thursday in a church basement and asked them to press for a large public turnout June 7.

“No families want to live in this neighbourhood,” said Earle, who chairs a group called Help Urbanize the Ghetto. “We just need something drastically different.”

Some permanent residents contend their neighbourhood is plagued by parties, noise and mayhem. Albert Street, which runs through its heart, draws police more than twice a day on average, records show.

A dozen people attended Thursday’s gathering, including residents, student journalists and municipal election candidates. They discussed neighbourhood problems, planning failures, and potential intensification plans.

Angelo Alaimo, editor of a University of Waterloo student newspaper, said students are generally unaware of the debate, so more needs to be done to pull them in. “It affects them greatly,” he said.

City planners came under fire from critics who contend they lack vision and initiative in responding to neighbourhood challenges. “The big obstacle is city personnel,” said George Hunsberger, a longtime resident.

[Spokes]

HUG reaches out for ideas

By Greg MacDonald, Chronicle Staff
May 19, 2010

A group that wants the city to rezone Northdale is turning to university students to help find a solution for the troubled community.

Help Urbanize the Ghetto in Waterloo, also called HUG, wants to hold a design charette with University of Waterloo planning students to help create a visual representation of what the neighbourhood could look like.

A charette is basically an intense brainstorming session that dreams up design plans. HUG wants planning students, neighbourhood residents and city staff to get together and create some visuals and potential designs for HUG’s vision of the neighbourhood.

“I think it’s the logical step before a plan is approved,” said Karen Earle, a spokesperson for HUG.

City councillors will choose a vision for the student-dominated neighbourhood on June 7. The choices: to preserve the current look of the neighbourhood, with single-family dwellings; or the HUG vision, with six-to-eight storey buildings and more intensification.

HUG held a meeting last week to come up with a strategy to convince council of its plan. But Earle figures there is a big roadblock between them and councillors — city staff, who are committed to the current vision.

She believes that a charette would help grease the wheels in the planning department. It would get them to see the possibilities in the neighbourhood, she said.

“I think it would be a great way to get the planning department on board and getting them to think a little more innovatively,” Earle said, adding that the planning department is “too complacent in its vision.”

HUG already has one student onboard. Diego Almaraz is a planning student at UW and wants to help organize the charette.

He has already put together some representations of what he’d like to see in Northdale, including low-rise apartment buildings and amenities such as grocery stores. Almaraz believes that the city needs to create a more comprehensive design plan for Northdale.

“The important thing is to have a plan for the whole neighbourhood and not one street or corner,” Almaraz said.

Even though he’s behind the charette plan, Almaraz believes that HUG’s vision needs some support from heavy hitters to gain the interest of the city.

“If the university presidents and RIM all support it . . . it could lead to the creation of a real plan,” he said.

In a city staff report, the planning department states that it doesn’t believe zoning will fix behavioural issues in the community.

Earle doesn’t buy it. “It’s zoning that got us in this mess,” she said. HUG plans to invite the city to the charette during the June 7 meeting.

[Spokes]

HUG already has one student onboard. Diego Almaraz is a planning student at UW and wants to help organize the charette.

Diego...is that you??

If so I'd love to see some of your ideas if they're digital and you're able to post them.

[diego]

Diego...is that you??

If so I'd love to see some of your ideas if they're digital and you're able to post them.

Yeah that's me, but they're not my ideas just some inspiration from other neighborhoods. I'll post them after I do some changes.

[diego]

New article about Northdale on the Daily Bulletin http://www.bulletin.uwaterloo.ca/

Neighbourhood issue 'at a critical point'
University officials are calling for “a new way of thinking” about housing in the area surrounding the Waterloo campus, and particularly the controversial Northdale neighbourhood, which will be the focus of discussion by Waterloo’s city council next week.

"That debate is at a critical point," president David Johnston told the university's board of governors on Tuesday, referring to the city's whole "housing strategy" for neighbourhoods near the main UW campus and the adjacent campus of Wilfrid Laurier University.

Northdale — the area bounded by Columbia, King and Lester Streets and University Avenue, north of WLU — is a neighbourhood made up primarily of houses that were once occupied by families but are now rented to groups of students. The result is dissatisfaction on both sides: frequent noise and garbage complaints from the remaining long-term residents, grumbles of expensive and low-quality housing from student occupants.

Similar issues have come up in Northdale and other neighbourhoods for years. In 2004, the city shifted towards what was described as “nodes and corridors” development for more intensive student housing along Columbia, University and Phillip, and an attempt to stop the conversion of family housing.

Plenty of construction has been seen, most of all on Columbia Street, but difficulties continue, especially in Northdale. In April, staff sent a report to city council about that one neighbourhood, and a presentation about the report is planned at council’s meeting this Monday, June 7.

Chris Read, the university’s housing officer, briefed the UW senate about the issues last month, and has provided this statement summarizing the official university viewpoint:

“The report, from our perspective, presents two directions – one largely maintains the status quo, the second outlining a new vision presented by a group of residents (HUG Waterloo). This has become an important issue recently – permanent residents continue to voice frustrations about living alongside students – and City officials are working towards finding a solution acceptable to all involved. It is expected that there will be a lively discussion at City Council over the direction.

“Over the last several months, the university has been involved in discussions with City staff and elected officials on this issue. We feel strongly, and have for some time, that the current vision for the Northdale area, and private student housing in general, needs re-thinking.

“Almost all recent student housing developed does not meet the needs of UW students. Developers are limited by zoning and other constraints, and even those willing to construct well-intentioned student buildings cannot create a business case to do so.

“A better student experience could be accomplished if there was greater intensification closer to campuses. New developments with fewer than five bedrooms per unit, more common and study space, less parking, more green space, and a more cutting-edge technology environment would create a better sense of community. This would almost certainly lead to more graduates enjoying their time in Waterloo and therefore a stronger interest in working and living in our City beyond graduation.

“We strongly favour a new way of thinking about the Northdale area, and all privately developed student housing, and have communicated this to the City.”

[Spokes]

It's great to see that the University is actually stepping up and saying a new way of thinking is needed. They are, without officially saying it, putting their support behind the HUG proposal.

I wonder if UW will consider building more student residences on campus? A well designed 15-20 storey building would do well I think. They could essentially make it an apartment building but on campus, with a variety of units ranging from 1-4/5 bedrooms and just charge accordingly.

I think this quote is particularly important:


“A better student experience could be accomplished if there was greater intensification closer to campuses. New developments with fewer than five bedrooms per unit, more common and study space, less parking, more green space, and a more cutting-edge technology environment would create a better sense of community. This would almost certainly lead to more graduates enjoying their time in Waterloo and therefore a stronger interest in working and living in our City beyond graduation.

This is HUGE in my opinion. I think the mention of 5 bedroom apartments is important. It shows that people aren't happy with these. And also mentioning students wanting to stay in Waterloo past graduation is important too. I think a lot of people choose to leave after graduation, more than we'd like to acknowledge. And I think a big part of that is because of how student dominated Waterloo is or seems.

[UrbanWaterloo]

COMMITTEE OF THE WHOLE MEETING
Monday, June 7, 2010 6:30 p.m. | Packets (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2010/20100607_Packet_Committee_of_the_Whole_Meeting.pdf )

7. STAFF REPORTS
a) “Northdale” Visions Report | Page 11
Report No. DS2010-009 | Prepared By: Tanja Curic

Presentation: Tanja Curic, Policy Planner

Delegations:
1) Michael Carmody
2) Tom Holbrook
3) Karen Earle, Chair Person, Help Urbanize the Ghetto in Waterloo (HUG) | Page 57
4) Anne Crowe | Page 61
5) William Lobban
6) Michael Druker
7) Diego Almaraz
8) Mackenzie Keast, President, Waterloo Students Planning Advisory | Page 64

Recommendations:

“That DS2010-009 be approved and

1) that Council maintain the current vision for Northdale, and:

Direct staff to initiate the process to consider modifying the Official Plan and Zoning By-law as identified in this report; and
Direct staff to initiate a Community Improvement Plan and that its funding, in the amount of $100,000, be funded from the Tax Rate Stabilization Reserve.

OR

that Council proceed to implement “The Green Solution for Northdale” vision, and:

Direct staff to bring forward a Terms of Reference for a Land Use Plan for the Northdale area and that its funding, in the amount of $150,000, be funded from the Tax Rate Stabilization Reserve; and
Direct staff to initiate a Community Improvement Plan, after the Land Use Plan, and that its funding in the amount of $100,000 be funded from the Tax Rate Stabilization Reserve; and


2) that Council direct Community Relations staff to explore partnerships with local post-secondary institutions in order to develop a Community Outreach Program and that Community Relations staff report back on potential costs and implementation at a later date.”

[UrbanWaterloo]

"Northdale" Visions Report DS2010-009
http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/DS2010-009V1.pdf

32484783&access_key=key-1g63ma9ff6s5ll05wkvc&page

[Spokes]

Waterloo votes to study land-use in student neighbourhood

June 08, 2010
By Jeff Outhit, Record staff

WATERLOO — Residents packed Waterloo council chambers Monday, pleading with politicians to improve a troubled student neighbourhood they say is filled with noise, mayhem and decay.

The Northdale area north of Wilfrid Laurier University is in such poor shape it will never again draw families, some residents said.

They urged council to encourage developers to replace student-filled homes with managed apartment complexes and mid-rise development.

“Our next-door neighbours tormented us for three years,” Michael Carmody said, citing wild keg parties at a student house on Albert Street.

University of Waterloo student Ian Kasper countered that students might not be able to afford higher rents in a redeveloped neighbourhood. “Students have been demonized,” he said. “Not all of us students are beer-swilling, street-peeing, fireworks-shooting deviants.”

More than 100 people crowded into council chambers to hear dozens of delegates address council. After listening to them, council voted 8-0 to launch a land-use study later this year that will consider intensification.

“It endorses change,” Coun. Mark Whaley said. “We’ll put the status quo behind us.”

The city will also explore launching a community outreach program with the two universities.

“I’m cautiously optimistic,” said Albert Street resident Deborah Easson, who has campaigned for intensification. “I don’t think they’ve committed to very much, but we’re a long way past the status quo.”

Northdale resident Ken Munson told council that crime and vandalism are rising, along with resentment between students and permanent residents.

“Families don’t come to look at houses that are for sale,” he said. “Today, the area is crying out for some big change.”

Critics of redevelopment proposals countered that market demand is too weak to support such a costly venture.

“Where is the money going to come from?” retired architect William Lobban said.

Lobban said calls to redevelop Northdale are unrealistic and impractical. He does not believe the neighbourhood is beyond repair.

Northdale resident Tom Holbrook holds out hope that families could return. He urged the city to do a better job trying to bring them back.

“Some people might think that would be mission impossible, but I think it should be given a fair try,” he said.

He acknowledged that “I’ve certainly seen my fair share of crude behaviour in 30 years,” citing in part broken beer bottles left on lawns.

Waterloo currently uses planning controls to preserve suburban homes in the heart of the neighbourhood, while allowing apartment buildings on the outskirts.

Karen Earle told councillors that families will never come back.

“There are no parks, there are no grocery stores, there are no schools,” said Earle, who leads a group promoting mid-rise redevelopment. “I think you should move onto a new vision.”

Waterloo’s two universities have proposed working with City Hall and developers to replace decaying homes with high-quality student housing.

The universities would help manage and supervise the facilities.

“We feel a new approach is needed and is long overdue,” said David McMurray, vice-president of student affairs at Laurier.

Sarah Cook, of the undergraduate student government at the University of Waterloo, called for more study and collaboration.

jouthit@therecord.com

[Spokes]

Ok so here's an article that says a bit more of what they're actually going to do


Land-use study for Northdale
570 News Jun 08, 2010 04:36:00 AM

Waterloo City Council met late into the night on Monday and emerged with a decision on how to proceed with the controversial Northdale neighbourhood.

They've voted to launch a land-use study in September aimed at coming up with a comprehensive vision for the student-dominated area. City Councillor Jan d'Ailly calls it a "fundamental step forward in dealing with the root issues" in the neighbourhood.

He tells 570 News the study will involve all affected parties including permanent residents, students, the universities, the city and developers.

One key issue is how future development should look: should the city embark on more intensification? D'Ailly says despite their differences, the vast majority in the neighbourhood share similar concerns.

He says they want a safe, vibrant community which includes amenities such as shopping close at hand.

Im disappointed they didn't decide one way or another, like they were supposed to. Initially I thought it was because of the election and people not wanting to piss voters off, but this is going to happen a month prior, in September, so I would be wrong.

It's good that they're doing a land use study though, because if they decide to rezone everything, they're going to need to do that anyways. Probably similar to what Kitchener's had to do with the Mixed Use Corridors. I just hope they don't decide they need another one once they've decided which way they are going.

Needless to say, they're drawing this out as long as they can. Yay bureaucracy!

[WatDot]

Sounds like progress to me. :cool:

However the statement: University of Waterloo student Ian Kasper countered that students might not be able to afford higher rents in a redeveloped neighbourhood. Doesn't really hold much for me, it's the reality of enrolling in an urban University. Chaotic redevelopment is happening and rents are going up as is. I don't think this should hold back proper neighborhood planning at the cost of the City and its residents.

[Spokes]

It's definitely progress, which Im happy about, I'm just impatient.

And ya doesn't hold much for me either. Right now they're paying between 500 and 600 for one bedroom in a 5 bedroom unit. If that same person got together with two friends to get a 3 bedroom apartment, chances are they'd be paying 1500-1800. Im not great at math, but those numbers work out to being the same.

Might they have to pay more? Potentially. But with increased supply, they might actually find prices staying the same for a little while.

[WatDot]

Needless to say, they're drawing this out as long as they can. Yay bureaucracy!

One way to look at it, but it's also due diligence. In an environment where people like to take others to court it's the safe route. It's process where many people (including you and I) can provide input.

It could be the City of Kitchener and they could just demolish everything without proper process!! ;)

[Spokes]

One way to look at it, but it's also due diligence. In an environment where people like to take others to court it's the safe route. It's process where many people (including you and I) can provide input.

It could be the City of Kitchener and they could just demolish everything without proper process!! ;)

That's true. But in some of these cases would you be opposed to demolition ;)

And I agree with due dilligence, and they'll need the land use study regardless, so I guess it's a step in the right direction. I was just disappointed that they didn't pick one option or the other as they were supposed to.

[WatDot]

That's true. But in some of these cases would you be opposed to demolition ;).

Haha! True. Anything newer than 2000 and stucco!!! :P

[Spokes]

Haha! True. Anything newer than 2000 and stucco!!! :P

My goodness, don't get me started. I was driving north on King yesterday and every time, it just hits me how much of a waste some of those lands have become. Now if the city were to change the zoning and only allow high density mixed use projects there from here on out, I could live with what's there (just not look at it ever)

[DKsan]

Waterloo city council makes decision on Northdale neighborhood rehab
http://imprint.uwaterloo.ca/2010/jun/4/news/waterloo-city-council-makes-decision-northdale-neighborhood-rehab/
June 08, 2010
By Jacqueline McKoy Lambert
Senior staff reporter


After several months of public discussion, Waterloo city councillors voted unanimously in a landmark decision to initiate a land use study for the redevelopment of the Northdale neighborhood on Monday.

Northdale is the predominantly-student housing area bounded by University Avenue West, King Street North, Albert Street, and Columbia Street West.

This vote follows the earlier deferral of a decision to consider the city's previous Northdale Visions report, which suggested either maintaining current development strategies in the area or introducing a green solution that would involve redeveloping the area to include modern mixed-use residential and commercial buildings.

Over 20 members of the public, including Feds VP Finance Sarah Cook and Waterloo Planning Students' Association president Mackenzie Keast came forward to suggest changes to the city's proposals and to outline the effects of redevelopment on student life in the city.

The approved motion was based on a last-minute proposal from the city's Development Services staff to, among other features, include the Sugarbush area north of Columbia Street and bounded by Albert Street, Cardill Cres, Smallwood Drive, and High Street in redevelopment initiatives. This addition, however, was removed by Coun. Jan D'Ailly.

A related motion from Counc. Ian MacLean to begin a six-month pilot project of paid duty police officers to keep the peace in Northdale was later withdrawn.

Stay tuned to Imprint's June 18 issue for more details on the Northdale issue and student responses. As well, see Imprint's previous coverage on the situation bu visiting the following links:

http://imprint.uwaterloo.ca/2010/jan/22/news/matter-perspective/

http://imprint.uwaterloo.ca/2010/apr/1/opinion/reshapeing-waterloo/

http://imprint.uwaterloo.ca/2010/mar/19/opinion/re-student-ghettos/

[Duke-of-Waterloo]

I was just disappointed that they didn't pick one option or the other as they were supposed to.

What's so bad about that? Sure what Council decided defers it a little bit, but at least now we know a study will come out of it all, with community input along the way. One thing the City needs to realize however is that the discussions have been going on for some time now, and it is time for some real physical action. Unfortunately, it is an election year though...

[Spokes]

Does this decision mean theres little change that things stay as is?

[mpd618]

This means that staff are going to be drawing up terms of reference for a comprehensive land-use study that will then be carried out by an outside consultant. Both stages are to have strong stakeholder input. So we should expect (and ensure) that the result accords with the general vision of mixed-use and intensification and urbanization of the interior of the neighbourhood and not just the nodes/corridors.

I expect that this will lead to serious change, but it will take some years. The universities are itching for something to happen much earlier, though.

[Spokes]

Do they schools have enough influence to push things to happen faster, if that is even possible? Or is there something they can do on their end?

[Spokes]

Land use study coming for Northdale

By Greg MacDonald, Chronicle Staff
Jun 09, 2010

City councillors declined to choose a vision for Northdale on Monday night, instead opting to commission a land use study for the student-dominated neighbourhood.

The city will hire a consultant to undertake the study of the core-area neighbourhood, which is sandwiched between the city’s two universities.

A citizen’s task force will also be assembled and have input on the study. “I think this is a great step to deal with the root issues,” said Coun. Jan d’Ailly, who represents Northdale.

Northdale residents have been calling for a land use study for years, since the days of a student accommodation study in 2005.

“In my opinion, I think it took this long for council to realize that Northdale is not just a ward issue, but an issue for the whole city,” said d’Ailly, who is running for mayor in the fall election.

A land use study is an examination of possible zoning and development practices for a certain area. In the case of Northdale, it will look at options such as possible intensification in certain areas of the neighbourhood or keeping the status quo.

Northdale has been plagued by complaints about behavioural issues for the past decade. Many residents believe the problem has worsened in the past five years as the concentration of students in the area has increased.

Two competing visions were presented Monday night to decide the fate of Northdale —–the current city concept, which seeks to maintain low-rise, single-family dwellings and a “green” proposal brought forward by a group called Help Urbanize the Ghetto in Waterloo, which sought intensification and environmentally-friendly development.

Neither of the plans was ideal, d’Ailly said.

“One of the challenges we have . . . is that there’s lots of visions out there and lots of things we’d like to do, but we don’t own the land and (neither vision) is a short-term fix,” d’Ailly said. “For us to address the problems in Northdale, we have to start at square one.”

Council voted unanimously to commission the study. It will cost the city $150,000 and will be funded from reserves.

Deborah Easson, chair of the Northdale neighbourhood association, has been battling the city on the Northdale issue for years.

“I’m cautiously optimistic,” she said after the meeting. “At least (the city) isn’t sticking with the status quo.”

Councillors backed off on an initial plan to endorse intensification in the area, which is bordered by King Street, Phillip Street, Columbia Street and University Avenue.

Easson would have liked to see commitment to that plan.

“It gives them some wiggle room if they want to say they’re doing something but then stick to the current vision,” she said.

But Mayor Brenda Halloran believes bringing an impartial voice to the debate will be important to resolving issues.

“The key for all of us will be hiring a consultant that will bring the expertise to this,” she said.

Halloran was also concerned about how students came off in the debate, gaining a reputation of being hooligans.

“Students add vibrancy and a positive aspect to this city,” she said. “All of us are determined to make something out of this situation and make this work.”

Councillors also approved a community improvement plan for the area. That plan will allow the city to target funds in the area for projects like streetscaping and parks, as well as incentives for developers.

Attracting developers will be vital to any plan the city or consultant comes up with for the area, said Coun. Diane Freeman.

Since the city doesn’t own any land in Northdale, it will be important to make it an attractive place to invest. Without any support from the private sector, any vision will fail, Freeman said.

“I hope we don’t continue to seek a vision that is really fundamentally un-implementable because it’s a public planning process relying on private money.”

http://www.waterloochronicle.ca/news/article/212268

[Wloon]

Friday, June 18, 2010
Well-dressed thief hits Northdale in middle of the night
June 18, 2010
Record staff
WATERLOO - Police are looking for a fashionable thief after three homes were broken into early Friday morning.

Waterloo Regional Police say a man, wearing a dress shirt and tie, entered the unlocked homes on Lester Street around 2:30 a.m. while people were inside. Some items were taken before the man took off.

He is described as white, in his mid-20s, six-feet tall, skinny, with short dark hair. He was wearing dark dress pants, a black dress shirt and a white or silver tie.

[Spokes]

Veterans demand input as Waterloo ponders student neighbourhood

June 21, 2010
Record staff

WATERLOO — Military veterans worry they are being excluded from the debate around the future of a troubled student neighbourhood north of Wilfrid Laurier University.

About two dozen war veterans and members of veteran’s clubs attended Waterloo council Monday to demand input as the city ponders changes in the Northdale neighbourhood that includes Veteran’s Green.

“We feel we’ve been left on the sidelines,” former Waterloo councillor Mike Connolly said on behalf of concerned veterans.

Councillors and city staff sought to reassure veterans that they know of no plans to alter Veteran’s Green, a city-owned park and a federal housing complex off University Avenue.

“I don’t know where these rumours are coming from,” Mayor Brenda Halloran said.

Coun. Mark Whaley called it “hallowed land” and council voted to take steps to designate the city park as protected green space.


I hope they don't touch Veteran's Green, and I don't think they will. That being said I appreciate everything the Vets have done for our country but in this issue, I don't think they should have any more of a say than anyone else.

[Wloon]

I hope they don't touch Veteran's Green, and I don't think they will. That being said I appreciate everything the Vets have done for our country but in this issue, I don't think they should have any more of a say than anyone else.

One only has to read WLU's campus master plan to see where the "rumours" are coming from.

And since the mayor sits on the boards of both unversities, one might think that she should know what they are up to.

The housing is Veteran's Housing and, from what I've heard on Jeff Allan, the vets would like to see it preserved as a heritage site.

It seems that since it was built for them, and it does highlight the monument, they should have as much as say as WLU about what happens to it.
If not for the housing, what's the point of the memorial being there?

Should developers have more say than the vets?

[diego]

One only has to read WLU's campus master plan to see where the "rumours" are coming from.

And since the mayor sits on the boards of both unversities, one might think that she should know what they are up to.

The housing is Veteran's Housing and, from what I've heard on Jeff Allan, the vets would like to see it preserved as a heritage site.

It seems that since it was built for them, and it does highlight the monument, they should have as much as say as WLU about what happens to it.
If not for the housing, what's the point of the memorial being there?

Should developers have more say than the vets?

It is stated to be redeveloped as one academic building and one residence in the third stage of the plan, this means around 2025. I'm pretty sure they are expecting most veterans to be gone by then. As for the idea of making this a heritage site, it's simply ridiculous. There's absolutely nothing to preserve on that except for the little park and sculpture. When it is redeveloped it can still be called Veteran something to preserve the history of the site.

[mpd618]

Designing a much better memorial could be a precondition for redeveloping that space. But keeping those crappy matchbox houses around as heritage? Give me a break -- they probably wouldn't even last that long.

[Spokes]

I would be ok with designating and protecting the green space around the memorial, but nothing else.

[panamaniac]

............ But keeping those crappy matchbox houses around as heritage? Give me a break -- they probably wouldn't even last that long.

Well, they've been there for over 60 years, so I wouldn't be so quick to write them off. Most cities have pockets of such post-war veterans housing. I suspect that these will eventually come down but they are absolutely part of our built heritage and they speak to an important part of our history (many of the earliest baby boomers got their start (literally!) in such housing developments). In many areas (including Kitchener's equivalent down around Spadina and St Clair), such homes have often been carefully maintained over the years.

[Wloon]

Things don't seem to be improving in Northdale.
from The Record:
Suspect in hospital following Hickory Street break and enter

Record staff
WATERLOO — The suspect of a break and enter on Hickory Street early Friday morning remained in hospital late Friday night.

The 22-year-old male is accused of breaking into a residence at 4:10 Friday morning.

He was discovered by one of the residents and was removed forcibly.

In the process, the suspect sustained head injuries and was taken to hospital, where he remained as of 9 p.m. Friday evening.

The suspect has since been charged with break and enter.

Waterloo Regional Police continue to investigate the incident.

[Wloon]

Notice from the City about Northdale:

Temporary traffic redirection on Lester and Spruce streets
Waterloo, ON | Aug. 23, 2010 | http://waterloo.ca/DesktopDefault.aspx?tabid=78&mid=526&def=News%20Article%20View&ItemId=1324

The City of Waterloo will be redirecting traffic temporarily on Lester and Spruce streets, and the surrounding areas, during the busy move-in period for students.

This initiative is a pilot program aimed at easing congestion, keeping traffic flowing and providing a safe atmosphere.

“The streets around Wilfrid Laurier University are very busy with students – and their families – moving into apartments and residences in early September. This year, we’ve decided to redirect traffic in an attempt to keep it moving smoothly in that area,” said Jim Barry, the city’s director of bylaw enforcement.

Traffic will be redirected from 7 a.m. to 6 p.m. on Sunday, Sept. 5, Monday, Sept. 6, Saturday, Sept. 11 and Sunday, Sept. 12.

Additional police and bylaw officers will patrol this area on these dates to help keep the traffic moving. As well, signs will be posted along the roads to let people know where to go.

Here is a list of the temporary changes:
• No left turns onto Lester Street from University Avenue West
• No left turns onto Lester Street from Columbia Street West
• No left turns onto University Avenue West from Lester Street, and no through traffic
• Lester Street will be one way from Seagram Drive to Columbia Street West
• No left turns onto Spruce Street from Columbia Street West
• Spruce Street will be one way from Hickory Street West to Columbia Street West

“I’d like to thank everyone in advance for their patience and co-operation. Let’s all work together to keep traffic moving and people safe during the September move-in time,” Barry added.

For more information about the temporary traffic redirections, please call 519-747-8785 or email bylaw@waterloo.ca.

– 30 –

[Urbanomicon]

Here is a list of the temporary changes:
• No left turns onto Lester Street from University Avenue West
• No left turns onto Lester Street from Columbia Street West
• No left turns onto University Avenue West from Lester Street, and no through traffic
• Lester Street will be one way from Seagram Drive to Columbia Street West
• No left turns onto Spruce Street from Columbia Street West
• Spruce Street will be one way from Hickory Street West to Columbia Street West


I don't pretend to have much in the way of experience with traffic in and around the university area at "move-in" time, but this seems a little excessive. Are they planning on making this an annual "event"?

[Newgrad]

WLU seems to be good at getting cities to accommodate student move-ins. I'm pretty sure Brantford is actually shutting down streets to through traffic on a couple streets for Laurier students.

[DHLawrence]

Guelph always does; Highway 6 North (Gordon Street) runs right down the middle of campus, so closing the street is almost a necessity.

[Spokes]

Is there a firm date as to when the land use study is to be completed by?

[Wloon]

Waterloo Chronicle article:

http://www.waterloochronicle.ca/news/article/217656



Student housing horror

By Brittany Devenyi, Special To The Chronicle
Aug 25, 2010

Dirt covering the floor, dead bugs lining window sills, make-shift closets complemented by peeling floor tiles.

This is a standard house in Waterloo’s infamous student ghetto.

Kayleigh Pond, a fourth-year arts and business student at the University of Waterloo, is no stranger to this type of environment.

“The most disgusting thing about this place was that one of the rooms had a single mattress lying on the floor with used condoms beside it, and who knows what kind of pills,” she said, referring to a house on Dawson Street shown to her during her house hunt last August.

This is the reality in Northdale, Waterloo’s so-called ghetto, the place where students and long-term residents just can’t get along. For students, there’s more than just cranky neighbours to deal with.

Throughout Pond’s four years of schooling, she said she witnessed many repugnant rental units within the Northdale area, but this house stood out above the rest.

According to Pond, when she and her roommates pulled up to the house, the lawn was littered with garbage, fast food cups, rotten bananas and smashed beer bottles.

When they entered the living room, there were pictures hanging on the wall that a past tenant had drawn of machine guns and decapitated stick figures. In the bedrooms, there were make-shift closets built from hanging rods with no doors.

“When we walked into the kitchen a cat rubbed up against my leg and we asked whose it was,” said Pond. “One of the tenants told us that no one knew.”

Students should be wary of more than just location and price when looking for a place to call home.

A Chronicle investigation found dirty and unsafe conditions in three houses in the student ghetto of Northdale; one shower coated with mould, and another lacking in smoke alarms.

The first investigation took place in a townhouse on Hickory Street. The landlord lived on the main floor of the three-story house, and three bedrooms on the top floor were for rent. For $500 a month, plus utilities you could rent out one of three bedrooms — the remaining two would go to strangers.

For this amount, a student would have access to one small shared bathroom. The kitchen, located in the basement, was also used by the landlord. The landlord’s food supplies occupied the cupboards and tables. Access to the kitchen involved walking through the landlord’s living area.

This unit did follow basic safety regulations, with smoke alarms on every floor.

The second house the Chronicle looked at was a licensed lodging house on Sunview Street. The stench of mildew was difficult to ignore. The air was musty and stale, as if the house hadn’t been exposed to fresh air in months.

The floors were filthy, with dirt peppered across the tiles. The young woman giving the tour was a past student who lived in the unit, and claimed the landlord had recently cleaned the house.

The ceilings upstairs were low, which gave the two rooms the illusion of being dwarf-sized. Occupants over six feet would not be able to stand tall in the room.

The tiles in the front hall closet were flaking and splitting away from the wall and the wood around the windows was chipping. The stench continued to linger.

This rental seemed to have safety violations.

Cables were fully exposed throughout most of the house, running from the basement to the upper level. There were fire extinguishers on every floor, but no visible smoke detectors.

Two bathrooms in the basement had overflowing garbage, and the toilet was rusting and discoloured. Dead bugs were sandwiched between the window sills and smeared in the corners of the floor.

Students currently living there pay $450 a month, plus utilities.

The last licensed lodging was house on Columbia Street, and could house five students. The front hall and kitchen walls had oil stains which resembled old splotchy wallpaper.

The kitchen was taken over by dirty dishes. Cereal bits and crumbs covered the floor.

The landlord showing the house let potential tenants view one room. The other four remained locked. The room shown was newly renovated, with white furniture and newer carpet. It seemed to be the “model room.” The landlord said the other rooms were much smaller, though each one would cost the same amount — $480 a month, plus utilities.

Flies swarmed the fridge and the bottom half of the oven was rusting and falling apart.

There was one smoke alarm in the unit, but no visible fire extinguishers.

So the questions stands — how can a student find safe and healthy yet affordable accommodations when sub-standard housing seems to be this common?

Roni Oestreich, University of Waterloo’s off-campus housing specialist, said the university supplies their students with a student housing checklist.

“We tell them to think about how long it will take them to get to campus, if the path that they are going to be walking down is well lit and well maintained, and so on,” Oestreich said.

Safety is vital and a student should always feel secure in their neighbourhood. She encourages them to look under trees or shrubs around the unit for any hidden obstructions, to check for locks on every door and window, and for accessible fire exits. Make sure smoke alarms and carbon monoxide detectors are in working order.

Another key section on the checklist is the quality of the house, Oestreich said. Students should be on the lookout for signs of mildew or mould, cracks in the walls, evidence of rodents and cockroaches, and whether appliances are in working order.

“One if the biggest tips I would give them is to talk to the current students living in the unit,” Oestreich said.

“Even just about maintenance issues and how attentive the landlord is — prior students know these answers better than anyone else.”

The student housing checklist can be accessed online on the school’s website.

Oestreich said the university housing department will review a students lease to make sure they understand what they are signing. Laurier university also supplies the same services to students.

There are houses within the Northdale area that have acceptable standards, but growing complaints about the outside conditions seem to be reflected on the inside.

Many critics say Northdale has earned the “ghetto” name, but maybe issues would be alleviated if students and landlords understood and adhered to their rights and responsibilities.

Only then could the student ghetto rid its reputation — one oil stain at a time.

[IEFBR14]

Also this editorial that's based on the above article: Another side (http://www.waterloochronicle.ca/opinions/article/217684)



Another side

By Waterloo Chronicle Editorial
Editorial
Aug 25, 2010

For years, we have been hearing about the problems that students create in Waterloo’s problem neighbourhood, Northdale.

But what about the challenges they face?

From student descriptions and this week’s Chronicle investigation, student accommodations in Northdale sound particularly hellish.

This has been an underlying narrative to the problems that have plagued the neighbourhood, which have become a prominent issue at city hall in the past three years.

Resident complaints about student drinking and partying have always been accompanied by a quieter group saying that the student housing is just not safe.

In other words, if you had to live in one of those duplexes, you’d drink too.

A lot of people have stories about terrible places they lived when they first went away from home, but what if all of those places were collected into one small neighbourhood?

That’s the case in Northdale. Students are not being served well by the housing stock there — bungalows converted into student rentals. The main goal at these places are to cram in as many kids as possible to maximize profit.

Not all landlords are this way, but the conscientious owners who show up at city council and town hall meetings are not the problem — it’s the absentee landlords who don’t care about the property as long as they get their rent who are the real menace.

So as the city undertakes its review of Northdale, it has to remember that it’s not just the permanent residents who are harmed by the neighbourhood — students are too.

[Wloon]

The main goal at these places are to cram in as many kids as possible to maximize profit.

This is exactly the point of those all student oriented five bedroom unit apts. (aka stacked lodging houses) that now encircle the Northdale area. Landlords cramming as many students in as possible to maximize profit, right?

This is why Northdale's demographic back is broken. There is no way to restore diversity to the neighbourhood.

The residents too have said the neighbourhood doesn't work for anyone anymore.

The housing form, the lack of diversity, the criminal victimization of students, the dwindling number of owner-occupied houses, none of these issues will be solved without a massive re-visioning.

[Wloon]

What do you do with an area like this? The city has a big problem. This iincident took place on the border (Columbia) between Northdale and Sugarbush.
Residents need to ask all council and mayoral candidates what they plan to do about Northdale.

From TheRecord.com:

University student shot with pellet gun, two others confronted with machete in Waterloo
Record staff
WATERLOO – Police are investigating after one university student was shot with a pellet gun and two others confronted with a machete early this morning.

Both incidents happened near the intersection of Columbia Street West and Holly Street, although police do not believe they are related.

The first occurred around 1:10 a.m as a university student was out walking. He felt something hit him in the stomach and later determined he had been hit by a pellet gun. It’s unclear where the shots were fired from, Waterloo Regional Police say.

At 2:46 a.m. two university students were riding their bikes near the same area when they were approached by a group of two men and two women. One of the men pulled out a machete and begun swinging it around. At one point, a bike was hit and dented with the machete. The group then left. No demands were made for any property.

A canine unit was brought out to search for the men

[BuildingScout]

Northdale needs to become an urban environment with student housing, businesses, cafes, residential towers, cinemas, etc.

It will never happen though. The city is decidedly anti-student. It talks about "student ghettos", it segregates them into busy streets no one else wants to live on, denies them parking and transportation, opposes student friendly business zoning and even tries to deny that Northdale is a student neighbourhood by "debating" whether Northdale should become a "student neighbourhood".

I got news for them: it already is. The only question is whether we make it a working student neighbourhood or we carry on pretending it isn't.

[Spokes]

Ya it's not too tough to see what needs to be done. The city just needs to do a land use study which would be incorporated into the new Official Plan. There's no quick overnight fix to this, it's going to take time. Land use study starts soon does it not?

[mpd618]

Land use study starts soon does it not?

The terms of reference are supposed to start getting drawn up soon. The study is somewhere on the horizon.

[Wloon]

Tuesday night, Nov. 9th, Talk Local on Rogers will address the Northdale options that are on the table and the situation in Northdale now.
7 - 8 p.m.

It's live and a phone-in show - be ready with questions and comments for the guests. :RpS_smile:

[Wloon]

Should have added Talk Local is on Rogers channel 20.
Hope you can catch it.

[mpd618]

So the Waterloo Students Planning Advisory (WSPA) got profiled in the Waterloo Chronicle (http://waterloochronicle.ca/news/article/225358) today. They had this to say about Northdale:


Northdale is still a big concern for the advisory, which is seeking a role in the upcoming citizen’s task force that will look for solutions in the neighbourhood.

One of the plans that it is expected to be examined by the task force is an intensification strategy. It’s the plan favoured by a group called Help Urbanize the Ghetto, or HUG.

HUG wants to see mid-rise buildings in Northdale, instead of the bungalows and duplexes that currently fill the neighbourhood.

Witmer rejects the main tenets set out in HUG’s plan.

“I don’t see how it’s a realistic option for Northdale,” he said. “There are thousands of individual properties in there.” He believes that low-rise development inside the neighbourhood is still a viable option — especially since it will be cheaper for students to live there.

“If everything is brand new and shiny, it’s not going to be affordable for students,” Witmer said.

He’s advocating to continue the city’s nodes and corridors policy — high-intensity development at major “nodes” such as King and University, and low-rise residential inside the neighbourhood.

Are you serious?

(I'm going to assume that by low-rise residential, you mean single detached houses.)

[BuildingScout]

“There are thousands of individual properties in there.”

I'm eyeballing this, but I don't think there are "thousands" of individual properties there.

This reminds me of a few years back when city council refused to approve rezoning of Lester St. to save the homeowners... all three of them as found by a UW Feds survey.

[KevinL]

“If everything is brand new and shiny, it’s not going to be affordable for students,” Witmer said.

Funny, I wonder who all these people are who are moving into the shiny-new high-and mid-rise developments along King, University and Columbia? Can't possibly be students, right? :RpS_confused:

[smably]

“I don’t see how it’s a realistic option for Northdale,” he said. “There are thousands of individual properties in there.”

What does that have to do with anything? King Street West has thousands of individual properties, so it couldn't possibly be zoned as a mixed-use corridor. Oh wait, it already has. What exactly is the difference between a mixed-use corridor like King Street and a (potential, future) mixed-use district like Northdale? Right, we can't make Northdale an attractive neighbourhood, because then demand would increase, rents would increase, and students wouldn't be able to afford to live there. Obviously the solution is to make sure it is forever unattractive for anyone except students!

Uh...

[Newgrad]

“I don’t see how it’s a realistic option for Northdale,” he said. “There are thousands of individual properties in there.”

It also doesn't make sense because it is clearly possible. The new buildings along King between University and Columbia prove that developers are able to collect properties in a cluster and put in large buildings. All the mid rise buildings along Columbia also show that it isn't that difficult to buy up land.

[BuildingScout]

“There are thousands of individual properties in there.”

I'm eyeballing this, but I don't think there are "thousands" of individual properties there.

This reminds me of a few years back when city council refused to approve rezoning of Lester St. to save the homeowners... all three of them as found by a UW Feds survey.

I just did a quick and dirty count on the map at the top of the thread and the number of properties seems to be less than 600.

[Spokes]

I could see how it would be very dificult to redevelop hundreds of properties, so I think it's a good idea to focus on the major corridors first, and then deal with the insides. Make Phillip, Columbia, King and University mixed use 2 and 3 and then we'll see what happens.

[uptownfoodcritic]

It is amazing how having the right last name can get you elected even though you obviously have no clue what you are talking about. I've attended several council meetings during his last tenure and always shook my head at how uninformed he was when he spoke. I was hoping people would wise up and make a better choice this year but, then again, his Mom keeps getting re-elected so I guess I shouldn't expect any other than what happened.

[Spokes]

It is amazing how having the right last name can get you elected even though you obviously have no clue what you are talking about. I've attended several council meetings during his last tenure and always shook my head at how uninformed he was when he spoke. I was hoping people would wise up and make a better choice this year but, then again, his Mom keeps getting re-elected so I guess I shouldn't expect any other than what happened.

Who are you talking about, Im not sure who you mean when you say "he" and "his".

[taylortbb]

I think the reference is to Witmer, but in this case the Witmer being referred to is neither elected nor related to Elizabeth Witmer AFAIK. Elected by the general public that is, he's a member of WSPA.

[WatDot]

Michael Witmer (WSPA) is the one being quoted and referred to not Councillor Scott Witmer. To be explicit. ;)

[mpd618]

I'm still waiting for someone from the Waterloo Students Planning Advisory to defend the idea that Northdale, apart from "nodes and corridors", should remain zoned solely for single-family detached housing stock.

[Mackenzie Keast]

I'm still waiting for someone from the Waterloo Students Planning Advisory to defend the idea that Northdale, apart from "nodes and corridors", should remain zoned solely for single-family detached housing stock.

Michael, we provided the justification for our recommendations in a letter to Council dated June 2, 2010. You can access it here: http://uwspa.com/wp-content/uploads/2010/11/WSPA-Comments-on-DS2010-009.pdf

WSPA will also be working with the Northdale Special Project Committee to give our recommendations, and to hear and learn from other perspectives as well.

[mpd618]

Michael, we provided the justification for our recommendations in a letter to Council dated June 2, 2010. You can access it here: http://uwspa.com/wp-content/uploads/2010/11/WSPA-Comments-on-DS2010-009.pdf

I read that when you presented at City Council, and it didn't make any sense to me. Certainly you reference many policies, but that doesn't mean you are saying something coherent nor that your references are accurate.

I would like an explanation in English of why the interior of the Northdale area should remain zoned for single-family detached housing.

[BuildingScout]

Michael, we provided the justification for our recommendations in a letter to Council dated June 2, 2010. You can access it here: http://uwspa.com/wp-content/uploads/2010/11/WSPA-Comments-on-DS2010-009.pdf

WSPA will also be working with the Northdale Special Project Committee to give our recommendations, and to hear and learn from other perspectives as well.

I'm totally confused by this. Mackenzie, can you please summarize the issues for those of us who arrive late to this discussion? What is being proposed by the city, in layman terms? what is your student group suggesting instead? what are the reasons?

Thanks!

[benjaminbach]

I would like an explanation in English of why the interior of the Northdale area should remain zoned for single-family detached housing.
:biggthumpup:

[smably]

Michael, we provided the justification for our recommendations in a letter to Council dated June 2, 2010. You can access it here: http://uwspa.com/wp-content/uploads/2010/11/WSPA-Comments-on-DS2010-009.pdf

That PDF says some really weird things. In particular, this:

The HUG proposal for medium density residential at the interior of this neighbourhood is inconsistent with the provincial Places to Grow Plan for the Greater Golden Horseshoe (2006, Growth Plan), which identifies Uptown Waterloo as a Growth Centre. Accordingly, Uptown Waterloo should be given intensification priority above all other neighbourhoods in the City to support the Growth Plan. The HUG proposal is also inconsistent with the Council-Adopted Region of Waterloo Official Plan (2009), which supports greater intensification along the King-Street corridor in this area, and should be given upzoning priority over this neighbourhood. As well, the HUG proposal is inconsistent with the City of Waterloo Official Plan (1990), which supports a system of intensified nodes and corridors along transit-supported arterials. Existing medium density residential designation and zoning along University Avenue and Columbia Street supports this, and opportunities for intensification should be focused on these corridors.
Densifying Northdale is not consistent with Places to Grow?! For real? It's a central neighbourhood. It is near all sorts of amenities -- a short walk from Uptown, close to both universities, near major employment areas, and served by frequent transit. It sounds like WSPA is saying that all of Waterloo outside Uptown must forever remain low-density suburban sprawl. That's just bizarre. If intensifying Northdale is inconsistent with the City of Waterloo Official Plan, the official plan needs changing.


Redevelopment of this site to primarily medium-density residential units, as HUG proposes, does not address the need for affordable housing. Single detached residential units in Northdale provide for a mix of housing types so that a range of rental opportunities are provided.
This doesn't even make sense. Keeping Northdale uniformly low-density provides a mix of housing types? We can't allow developers to take advantage of what should be a highly attractive neighbourhood, because the market would cause prices to rise? It sounds like WSPA wants to keep the cost of housing in Northdale artificially low by deliberately making it unattractive to everyone except students.

The entire document is confusing and self-contradictory. It seems to be an argument for the status quo on the basis of a particular interpretation of some official documents, and not on the basis of what actually makes sense.

[DKsan]

I see a problem as well. By 2016, 40% of all urban development has to be within existing areas. Just because Uptown Waterloo is the Growth Centre under the PtG Act, doesn't mean it has to be the only one, nor is it going to be the only place in the entirety of Waterloo to do so. Ironically enough, there are more bus routes passing by and through Northdale (7, 8, 9, 12, 29, iXpress, potential LRT, GO Bus at Laurier on University) than Uptown Waterloo (7, iXpress, potential LRT, 35/5), yet it somehow isn't a potential growth hub.

Let's put it this way. Yesterday, I was skimming through my hometown of Brampton's planning documents. Under the PtG Act, Downtown Brampton is identified as a Growth Centre. But Brampton has identified at least three other places other places within Brampton that could also grow. Also, the Official Plan isn't perfect.

Mind you, I personally wouldn't want to see all of Northdale rezoned to mixed use. However, I see if not mixed use, then medium density housing on the interior. And keep Veteran's Green.

[Spokes]

I think there are things to be taken from BOTH proposals. I think its important to focus on the major corridors first and foremost as establish them as mixed use corridors adding both high and mid rise properties. When the corridors have been established then focus on the interior of Northdale. Allowing the interior to develop before the perimeter isn't ideal because you still lack the amenities that mixed use projects create.

Here's the issue. So many of those single detached homes have been converted into lodging houses, what do you do with that? Do you rescind all lodging licenses? There isn't much incentive for people to convert them back into single family homes, so what can be done?

[Spokes]

So with the citizens committee not reporting back to council until 2012, will council still go on approving projects in Northdale? Doesn't this keep doing damage where the committee is trying to fix things?

And does anyone know what this means for the new Official Plan?

[mpd618]

I think there are things to be taken from BOTH proposals. I think its important to focus on the major corridors first and foremost as establish them as mixed use corridors adding both high and mid rise properties. When the corridors have been established then focus on the interior of Northdale. Allowing the interior to develop before the perimeter isn't ideal because you still lack the amenities that mixed use projects create.
Of course you want to focus on the main corridors, but not all demand is for residential on busy streets, and there's no reason that both kinds of developments can't be done at the same time. That's not to say there shouldn't be phasing, however the phasing can be done in other ways.


So with the citizens committee not reporting back to council until 2012, will council still go on approving projects in Northdale? Doesn't this keep doing damage where the committee is trying to fix things?
Yes and yes.


And does anyone know what this means for the new Official Plan?
The Official Plan will get amended with whatever comes out of the Northdale process.

[UrbanWaterloo]

Northdale Special Project Committee
CITY OF WATERLOO COMMITTEE RECRUITMENT
January 5, 2011 | Link (http://www.waterloo.ca/DesktopDefault.aspx?tabid=78&mid=526&def=News%20Article%20View&ItemId=1455)

The Council of the Corporation of the City of Waterloo invites members of the public who reside, own property, own a business, work in the City of Waterloo or attend a Waterloo Campus of a Post-Secondary institution to apply for the Northdale Special Project Committee.

Northdale Special Project Committee
Term: Maximum appointment to November 30, 2012 or when Committee sunsets.

Purpose: To represent the broad interests of the community and representative groups by providing input throughout the Northdale Land Use and Community Improvement Plan Study process. Northdale is bounded by Columbia St. W, King St. N., University Ave. W., and Phillip St.

Composition: This recruitment is specifically requesting 2 Waterloo residents who reside in Northdale (1 student and 1 non-student), 1 Waterloo resident who does not reside in Northdale and 2 representatives from the development/building industry that specialize in core area redevelopment and/or housing geared to students. Please note per the Terms of Reference, there are additional positions which will be recruited directly with the representative organizations.
Meetings: Meetings will correspond with the project milestones and may occur more frequently than once per month at times.

Staff Contact: Tanja Curic, 519-747-8745, email (tanja.curic@waterloo.ca)

APPLICATION INFORMATION:
Application forms, Committee Terms of Reference, the Committee Policy and Code of Conduct for Members of Advisory Committees are available at the following locations:
• Clerk’s Division, 1st Floor, Waterloo City Centre, 100 Regina Street South, Waterloo
• www.waterloo.ca under the Mayor & Council/Committees Tab
• By contacting Julie Scott, Project Manager Electronic Records and Document Management, Tel: 519-747-8798, email

Applications will be accepted until 4:00 pm on Friday, January 21, 2011.

[van Hemessen]

I remember seeing a map somewhere that showed which properties in Northdale were still occupied by single families... Does anyone know what I'm referring to and where can I find it?

[Wloon]

So, WCI, rezoned MR4 in 2004, recently rezoned Major Institutional in the new OP, now this...the last school in Northdale.
Will WLU claim it too?

Today' Record: http://www.therecord.com/print/article/543954

[bzmwillemsen]

That would be a great piece of land for WLU to grab up if they feel that they want to expand at all.

[Newgrad]

It would be fantastic if they could combine the school and its parking lot (beside Northdale campus) with the adjacent Northdale 'campus' building. There may yet be hope for that neighbourhood!

[Greg Moore]

It would be great to have Hazel St between Columbia and University closed to traffic except public transit.

[WatDot]

That would be a great piece of land for WLU to grab up if they feel that they want to expand at all.

Give up on Milton and expand here. :RpS_thumbup:

[bcwessel]

Give up on Milton and expand here. :RpS_thumbup:

About a week ago, Queen's Park announced (http://www.therecord.com/news/local/article/540335--provincial-policy-on-satellite-campuses-could-affect-laurier-s-plans-for-milton) that universities will no longer have the opportunity to determine where their satellite campuses are located. The new policy is an attempt to avoid satellite clustering in certain areas (read: GTA) at the expensive of outlying areas. This new policy doesn't necessarily mean that places like Milton will not be consider for satellite campuses in the future, but it does mean that those decisions will be made by the provincial government, and through municipal-institutional partnerships. In terms of Laurier's specific attempts to build a campus in Milton, John Miloy (minister of training, colleges and universities) was quoted as saying that the proposal “will be subject to the new process, which means the government determines where satellite campuses need to go.” In other words, if the province determines that Milton is a suitable location for a new satellite campus, Laurier will be free to bid on the contract, but will have no guarantee of securing the proposal. As far as I can tell, the new policy does not affect an institution's ability to expand its primary campus, so it will be interesting to see if the recent trend toward satellite campuses is slowed at the expense of a renewed wave of main campus building. (I would personally like to see a more diffuse pattern of building along corridors like King and University, much in the way that campuses like McGill have been developing their physical plants most recently.)

[mpd618]

There's a piece over at The Cord on how 30 Northdale homeowners are selling their properties all at once (http://www.thecord.ca/articles/46313).

[BuildingScout]

There's a piece over at The Cord on how 30 Northdale homeowners are selling their properties all at once (http://www.thecord.ca/articles/46313).

About a decade ago I warned concerned Northdale homeowners who wanted renting restrictions of exactly this:

"Now with the restrictions on the new rental bylaw, you can only rent four bedrooms and a bedroom's worth about $65,000 each.... That's a far cry from the almost $400, 000 [that the house is worth].... It has devastated our property values." [The Chord]

I explained to them that tepid rental restrictions would result in the worst of both worlds: unlivable conditions and low property prices. The siren call of rental restrictions was too strong so I couldn't make any headway with them.

[panamaniac]

Many of those houses would be worth closer to $250,000 than to $400,000 in other comparable areas of KW. Seems more like normalization that devastation of their property values to me.

[mpd618]

I'm actually not sure I buy that their property values have gone down. The elephant in the room is speculation, due to the possibility of impending changes in zoning in Northdale (upzoning, naturally). Certainly it's not a terribly attractive neighbourhood right now for non-students, and everyone selling at once allows for the possibility of valuable consolidation of property.

[BuildingScout]

Many of those houses would be worth closer to $250,000 than to $400,000 in other comparable areas of KW. Seems more like normalization that devastation of their property values to me.

That's splitting hairs. If you paid around $400,000 and/or you've been paying taxes on a $400K property just to wake up one morning to realize that your house is now worth $250K it will be devastating news, regardless how much that house costs elsewhere in the region.


I'm actually not sure I buy that their property values have gone down. The elephant in the room is speculation, due to the possibility of impending changes in zoning in Northdale (upzoning, naturally)..

This is exactly the reason why they are selling all at once. The hope is that a large developer, such as WLU, Transglobe, Andris, etc, will step forward and pressure the city to allow for purchase of the entire block. This would require rezoning so that they can redevelop it in any way they want.

[FuturePhd]

That's splitting hairs. If you paid around $400,000 and/or you've been paying taxes on a $400K property just to wake up one morning to realize that your house is now worth $250K it will be devastating news, regardless how much that house costs elsewhere in the region.

Ya but to hop on the property ladder at that price point in Northdale? Just not a wise investment. To be frank, I just don't feel empathetic for these investors.

[panamaniac]

That's splitting hairs. If you paid around $400,000 and/or you've been paying taxes on a $400K property just to wake up one morning to realize that your house is now worth $250K it will be devastating news, regardless how much that house costs elsewhere in the region.



Anyone who paid too much for a property made a bad investment. Just like any other investment, if you can't take the loss, don't make the investment. I would be surprised if assessed values and taxes were ever at those higher levels - those prices seem more reflective of speculation based on the ability to earn inordinate amounts of rent (since in the main the properties themselves are not, and have never been, worth that much).

[bcwessel]

The hope is that a large developer, such as WLU, Transglobe, Andris, etc, will step forward and pressure the city to allow for purchase of the entire block. This would require rezoning so that they can redevelop it in any way they want.

I would hope that any re-zoning would ensure that the block is redeveloped in the way we want. We already know what they want, and it appears to be uniformly awful (Lester/Columbia/King North). Form-based code! Form-based code!

[BuildingScout]

I would hope that any re-zoning would ensure that the block is redeveloped in the way we want. We already know what they want, and it appears to be uniformly awful (Lester/Columbia/King North). Form-based code! Form-based code!

I wasn't stating my hopes, but presumably those of the homeowners selling their houses en masse. The developers would put pressure on city council to obtain the zoning they want.

[mpd618]

There's more details in The Record's piece (http://www.therecord.com/news/local/article/550370--block-of-properties-up-for-sale-as-residents-landlords-oppose-bylaw). They want at least $20 million for their... undervalued 31 properties? Right. It's pretty clearly being marketed to Laurier, as the properties seem to cover most of the space between the St. Michael's building and church, and Laurier's Northdale campus building.

To me it seems a no-brainer that the city should buy it, and be able to actually itself gain some benefit from its own upzoning, all while forming appropriate parcels for development.

[SeekForth]

There's more details in The Record's piece (http://www.therecord.com/news/local/article/550370--block-of-properties-up-for-sale-as-residents-landlords-oppose-bylaw). They want at least $20 million for their... undervalued 31 properties? Right. It's pretty clearly being marketed to Laurier, as the properties seem to cover most of the space between the St. Michael's building and church, and Laurier's Northdale campus building.

So some quick math... $20 million / 31 properties = ~ 645 000
That is definitely not undervalued on an individual house basis.
It's true that together they are probably worth more... but that much more?

[IEFBR14]

So some quick math... $20 million / 31 properties = ~ 645 000
And that's only the opening ask price. If I lived there I'd happily move for $400k, especially if the new bylaws depress my home's value even more that it currently is.

Meanwhile, in related news: TheRecord - Province gives Wilfrid Laurier University $72.6... (http://www.therecord.com/news/local/article/550443--province-gives-wilfrid-laurier-university-72-6-million)
The provincial government announced today that it will invest $72.6 million in Wilfrid Laurier University. The money is aimed specifically at Laurier’s Global Innovation Exchange, a facility to be built on an old elementary school site in Waterloo. It will house the School of Business and Economics and the Department of Mathematics. It is the largest single capital investment in Laurier’s history.
It looks like the group's most likely buyer is now flush with cash.

[Greg Moore]

The Record article today mentions they will develop an elementary school property. I assume the former Northdale Public School. My haunt from 1974-1980.

[SeekForth]

The Record article today mentions they will develop an elementary school property. I assume the former Northdale Public School. My haunt from 1974-1980.

Is that now part of WCI?
That is what it sounds like from this:
http://www.bookrags.com/wiki/Waterloo_Collegiate_Institute

I (http://www.bookrags.com/wiki/Waterloo_Collegiate_Institute) think WLU has a plan for the former St. Michael's school site that they now occupy. I believe at one point it was a 5-6 storey initiative possibly with a connecting tube across University Ave.

[BuildingScout]

I (http://www.bookrags.com/wiki/Waterloo_Collegiate_Institute) think WLU has a plan for the former St. Michael's school site that they now occupy. I believe at one point it was a 5-6 storey initiative possibly with a connecting tube across University Ave.

Yes, the money announced is for the St Michael building.

[WatDot]

The block of homes for sale in Northdale is a great opportunity for Laurier, but can't see it being a possible purchase anytime in the near future (IMO). St. Michael's church was offered (for sale) to Laurier a few years back. That still hasn't happened and that involves much less money. Mind you that Northdale block could become a parking lot as others get in filled on campus... hmmmm who knows?!

[Wloon]

Actually, WLU asked for the St. Mike's church property to be rezoned and the city did so - MR6.

At a meeting at St. Mike's, the priest said WLU had offered to buy it, but they weren't interested in selling it to WLU.

[Wloon]

MPAC does not assess residential houses at the value of licensed lodging houses. There was a resident who challenged MPAC on this years ago - it was a Chronicle article. They base the houses on amenities, lot size, ages, etc.

Many houses in Northdale are assessed over $350K.
This is not market value over-assessment based on what the rental houses have sold for.

Lot sizes are huge in a city out of land, some upwards of 1/3 acre or larger.

I had an estimate on a fence a few weeks ago and the estimator gasped when he saw the size, maturity, etc. of the backyards in Northdale and said that you just don't find properties like that in Waterloo anymore.
You could fit two of the newer subdivisions' properties into one in some areas of Northdale.
With the added bonus of being w/o a need for a vehicle.
Two blocks to thousands of jobs.
Short walk to Uptown.
Buss at the nearest corner anywhere in the neighbourhood.

Some houses are small, but many are larger with 4 or more bedrooms, 2 baths, double garages, etc.

The only reason this whole thing came to a head is because the city rendered the neighbourhood unsellable to anyone - the chair of the Northdale committee is moving out after about a year living in here.
What does that say?

This recent bylaw was a final kick to seniors and younger residents who were told the city would do everything that they would to save the area and then totally failed to act on any of the promises made to the area in 2004.

Bravo - I hope they get the money.

[WatDot]

Actually, WLU asked for the St. Mike's church property to be rezoned and the city did so - MR6.

At a meeting at St. Mike's, the priest said WLU had offered to buy it, but they weren't interested in selling it to WLU.

I heard the opposite personally from the former president, Bob Rosehart, but whatever... it clearly isn't happening.

[bcwessel]

More Northdale properties added to the auction block
Brent Davis | The Record | 22 June 2011 | LINK (http://www.therecord.com/news/local/article/552024--more-northdale-properties-added-to-auction-block)


More property owners in the Northdale neighbourhood are lining up to sell their homes en masse.
The surge in interest has prompted the postponement of an auction, initially scheduled for Sunday, until lawyers can amend documents to reflect the new additions. . .

The original group of 31 properties along Larch, Hickory, Balsam and Hemlock streets has grown to 38, Ellingham said Wednesday, with the addition of seven of the eight homes on Hazel Street between Balsam and Hickory streets.
All of the new additions are rentals. Ellingham said about a dozen of the others are occupied by their owners.
Ellingham said he has not yet been able to contact the new owners of the eighth home, at the corner of Hickory and Hazel streets, which recently sold. But he was optimistic they’d come on board, giving a prospective bidder two complete blocks totalling more than seven acres.
The parcel of land sits directly across from the site of Wilfrid Laurier University’s new $103-million Global Innovation Exchange facility, announced this week.
Offering up a larger land package could limit the number of bidders able to meet the higher reserve bid, which hasn’t been disclosed. But it could also open the door to a developer interested in a larger project.

[WatDot]

So I guess nothing happened with the auction? No news.

[markster]

That article says

A date for the new auction has not been set.
So unless in the last week they:
1) Set an auction date, and
2) Held the auction

it's probably not for a while.

[WatDot]

Hmmm was wondering because I noticed all the lawn signs have been removed from the houses. Thanks for pointing out the new auction aspect.

[benjaminbach]

It hasn't occurred

[bcwessel]

Hmmm was wondering because I noticed all the lawn signs have been removed from the houses. Thanks for pointing out the new auction aspect.

I believe the lawn signs had more to do with publicizing the auction than anything else. A good piece of PR, considering they got media to show up AND provided them with a consistent usable visual that was both on message and easy to understand.

[bcwessel]

Zoning change sought for Northdale properties up for auction
Brent Davis | The Record | 10 July 2011 | LINK (http://www.therecord.com/news/local/article/561213--zoning-change-sought-for-northdale-properties-up-for-auction)


Paul Ellingham calls it “a once-in-a-lifetime opportunity.”

Two full city blocks in the heart of the university district, up for grabs to the highest bidder.

Now, the landlord heading up the drive to sell the properties as a package deal at auction says the city can play a key role in helping to shape the site’s future.

Ellingham has a meeting scheduled with Coun. Mark Whaley and possibly other city officials on Monday. Ellingham would like to see the properties — 39 homes in the blocks bounded by Hickory, Hazel, Hemlock and Balsam streets — rezoned to allow for a mixed-use development, which could include residential, retail, commercial and even educational space.

Ellingham said large developers who have expressed interest want some assurance that the site would be zoned appropriately for prospective projects.

Whaley said his role on Monday will be to listen to Ellingham and learn more about his intentions.

“We need to assess what his vision is,” Whaley said Sunday. “If it’s true that Paul Ellingham has created an opportunity to consolidate all these pieces of property, it puts him in a powerful position to move the community forward in a positive way.” . . .

If developers interested in a multi-use project don’t get the assurances they’re looking for, Ellingham said the properties could be snapped up by developers interested in constructing apartment buildings geared toward students. Ellingham said his preference would be multi-use.
“We’re now recognizing that mixed use is the way to go,” he said. “It’s, environmentally, the most responsible kind of zoning.”

The ward’s councillor, Jeff Henry, said the city has retained a consultant to conduct a land use plan and complete a community improvement study for the Northdale area. That process, expected to last a year, will yield proposed zoning and improvement plans for council to consider, Henry said in an email.

The two blocks in question sit directly across from the site of Wilfrid Laurier University’s new Global Exchange facility, announced last month. Whaley pointed out that Laurier also owns the former Northdale Public School, which abuts the parcel of land on the other side.

“We need to be open to all possibilities, and understand that this is a really important building block to the future of our city,” Whaley said.

[bcwessel]

Zoning change sought for Northdale properties up for auction
Brent Davis | The Record | 10 July 2011 | LINK (http://www.therecord.com/news/local/article/561213--zoning-change-sought-for-northdale-properties-up-for-auction)


Paul Ellingham calls it “a once-in-a-lifetime opportunity.”
Two full city blocks in the heart of the university district, up for grabs to the highest bidder.
Now, the landlord heading up the drive to sell the properties as a package deal at auction says the city can play a key role in helping to shape the site’s future.
Ellingham has a meeting scheduled with Coun. Mark Whaley and possibly other city officials on Monday. Ellingham would like to see the properties — 39 homes in the blocks bounded by Hickory, Hazel, Hemlock and Balsam streets — rezoned to allow for a mixed-use development, which could include residential, retail, commercial and even educational space.
Ellingham said large developers who have expressed interest want some assurance that the site would be zoned appropriately for prospective projects.
Whaley said his role on Monday will be to listen to Ellingham and learn more about his intentions.
“We need to assess what his vision is,” Whaley said Sunday. “If it’s true that Paul Ellingham has created an opportunity to consolidate all these pieces of property, it puts him in a powerful position to move the community forward in a positive way.” . . .

If developers interested in a multi-use project don’t get the assurances they’re looking for, Ellingham said the properties could be snapped up by developers interested in constructing apartment buildings geared toward students. Ellingham said his preference would be multi-use.
“We’re now recognizing that mixed use is the way to go,” he said. “It’s, environmentally, the most responsible kind of zoning.”
The ward’s councillor, Jeff Henry, said the city has retained a consultant to conduct a land use plan and complete a community improvement study for the Northdale area. That process, expected to last a year, will yield proposed zoning and improvement plans for council to consider, Henry said in an email.
The two blocks in question sit directly across from the site of Wilfrid Laurier University’s new Global Exchange facility, announced last month. Whaley pointed out that Laurier also owns the former Northdale Public School, which abuts the parcel of land on the other side.
“We need to be open to all possibilities, and understand that this is a really important building block to the future of our city,” Whaley said.

[bcwessel]

Really can't wait to see how Waterloo messes this one up. My early vote is Drive-In Movie Theatre.

[Greg Moore]

Really can't wait to see how Waterloo messes this one up. My early vote is Drive-In Movie Theatre.Flying car parking only.

[mpd618]

Really can't wait to see how Waterloo messes this one up. My early vote is Drive-In Movie Theatre.

Honestly, one way to mess this up would be to do a massive rezoning right now, before the completion of the currently-underway Northdale plan. Let them sell it at auction if they like, but leave the zoning as is for just a little bit longer.

[WatDot]

I have to admit that I admire the Northdale Collectives' tactics.

[RangersFan]

Homes in student neighbourhood fail to sellAug 15, 2011 | Jeff Outhit | The Record | LINK (http://www.therecord.com/news/local/article/578933--homes-in-student-neighbourhood-fail-to-sell)



WATERLOO — An auction has failed to sell 39 homes in a troubled student neighbourhood near the Wilfrid Laurier University campus.Owners hoped to persuade a developer to buy all the homes for a campus-friendly, mixed-use redevelopment.
Last week, the deadline passed on a call for tenders to seven developers who had expressed interest in the two full city blocks.
“Nobody bid on them,” organizer Paul Ellingham said. “We didn’t get a lowball bid, for peanuts.”
Ellingham believes developers are unwilling to buy the homes in the Northdale neighbourhood until the area is rezoned to allow redevelopment.

[WaterlooNative]

Homes in student neighbourhood fail to sell

Aug 15, 2011 | Jeff Outhit | The Record | LINK (http://www.therecord.com/news/local/article/578933--homes-in-student-neighbourhood-fail-to-sell)

Well that came as a surprise.:RpS_rolleyes:

The City has set (yes, I know, yet another) strategy in motion to address the neighbourhoud issues. I'd rather the City come up with a plan first with property owners and developers and then invite them to pitch ideas. Otherwise, we would be a risk of either a Barrelyards scale development with a single developer, or WLU buying the site and packing more academic buildings into and furthering the cycle. Not that either option is necessarily bad, but the area has potential and it would be a shame to see it wasted by a group of albeit fed-up neighbours who are basing the 'lost value' of their houses on inflated house prices from property owners and speculators who have been exploiting the system.

[markster]

This came in my email today:



NOTICE OF PUBLIC OPEN HOUSE AND VISIONING WORKSHOP





The City of Waterloo has initiated the Northdale Land Use and Community Improvement Plan Study and has retained a consulting team comprised of MMM Group Limited in association with RCI Consulting Inc. and Sweeney Sterling Finlayson & Co. Architects Inc., to complete this study. The purpose of the open house and visioning workshop is to seek public input in the development of a vision for the Northdale neighbourhood and to obtain public input on the strengths, weaknesses, opportunities and threats (SWOT analysis) for Northdale. This event represents the first consultation exercise for this study.
Open House and Visioning Workshop Details:
Wednesday, October 5, 2011, 6:30pm - 9:30pm
KW Granite Club, 99 Seagram Drive, Waterloo (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_COMMUNITYPOLICY_documents/GrnteClubMp.pdf)
Registration:
Participants are required to R.S.V.P. due to space constraints to Anne-Marie Phelan at
Anne-Marie.Phelan@waterloo.ca or 519-747-8752.
Agenda:
6:30pm - Open house-participants have an opportunity to review display boards and discuss the information with the consultant and City staff
7:00pm - Presentation by the consultant
7:30pm – Visioning/SWOT Analysis Workshop
9:15pm – Question and Answer period, and concluding remarks
The materials for the public open house and workshop will be posted on this web page following the event.
We encourage the public to provide input into this important study. If you are unable to attend the public open house and visioning workshop, an online survey soliciting input will be made available the day of the event (linked from this web page). Members of the public not able to attend this event also have the option of submitting written/electronic comments. The public is informed and notified that names and comments may be made public.
For further information regarding this public open house and visioning workshop, please contact Tanja Curic, City of Waterloo Policy Planner, at 519-747-8745 or Tanja.Curic@waterloo.ca



www.waterloo.ca/northdale (http://www.waterloo.ca/northdale)

[Newgrad]

This came in my email today:



NOTICE OF PUBLIC OPEN HOUSE AND VISIONING WORKSHOP







www.waterloo.ca/northdale (http://www.waterloo.ca/northdale)

Looks to me like this might be a good opportunity for like-minded WWers to get together and have our voice heard. Strength in numbers! :RpS_biggrin:

[markster]

The biggest issue I have with the study so far, is that the boundary is an imaginary line down the centres of King, Philip, Columbia and University. i.e. the south side of Columbia is part of the study, but not the north side.

[mpd618]

The biggest issue I have with the study so far, is that the boundary is an imaginary line down the centres of King, Philip, Columbia and University. i.e. the south side of Columbia is part of the study, but not the north side.

Incidentally, those included sides are mostly the ones that have already been built up (and mostly built up poorly).

[wryanking]

The City is hosting an open house and visioning workshop for the Northdale Neighbourhood redevelopment. Session details:
Wednesday, October 5, 2011, 6:30pm - 9:30pm
Federation Hall, University of Waterloo
There’s also more details on the City of Waterloo’s website (http://www.city.waterloo.on.ca/DesktopDefault.aspx?tabid=2577).

[Wloon]

The councillor for the ward keeps saying he wants part of it kept single family housing.:RpS_confused:
But he doesn't say why or where he thinks that should go.
If that's the goal, then don't they have to return it to the 50/50 balance they promised in the SAS?
Or does he mean that he wants to see it University owned single family houses occupied by university employees and students?
I wish there was more transparency in this process.

[T-Bone]

I was reading some info on Northdale, and was attempting to think of how it could be a nice mixed use area for the Universities to have housing etc. I travel to Florida quite a bit and have been on the campus of UCF (university of Central Florida). In the past few years the campus has exploded in size and they have designed some new housing for students (Knights Plaza) that is mixed use.
I really think the same system could be constructed in the Northdale area. Also keeps with the stucco theme of the area.
Here are a few links hope they work

Google Map
http://maps.google.ca/maps?hl=en&q=ucf&gs_sm=e&gs_upl=1719l2172l0l2312l3l3l0l0l0l0l203l203l2-1l1l0&biw=1024&bih=596&bav=on.2,or.r_gc.r_pw.,cf.osb&wrapid=tlif131791013292110&um=1&ie=UTF-8&sa=N&tab=wl

Wikipedia
http://en.wikipedia.org/wiki/Knights_Plaza
(http://en.wikipedia.org/wiki/Knights_Plaza)
Knights Plaza link
http://www.knightsplaza.com/

thoughts?

[mpd618]

I travel to Florida quite a bit and have been on the campus of UCF (university of Central Florida). In the past few years the campus has exploded in size and they have designed some new housing for students (Knights Plaza) that is mixed use.
I really think the same system could be constructed in the Northdale area. Also keeps with the stucco theme of the area.

This is somewhat mixed-use, but it's also a large complex on a suburban campus, and profoundly non-urban. Northdale is part of a fine city grid, and really has to work at a pedestrian scale without massive arenas and parking garages. It also should have not just multiple uses, but actually mixed use on the same street; it also desperately needs diversity of residents, so it is not just students.

[DKsan]

Did anyone actually go to the Northdale meeting last night? I went, but will save the details for my article coming out tomorrow in Imprint. :P

There are 4 "official" stakeholders other than the city. Theoretically, you could shove all four visions (HUG Waterloo (mixed use midrise LEED development through the site), State-Fir-Hickory Landlords (medium-high density student housing in one corner), UW-WLU University Commons (there's enough room for this I would like to think), and KW Veteran's Green Association (preserve the green which is great and retrofit the existing Victory Housing)) together and they'd all basically mesh. There's enough land area in Northdale for that to work.

[markster]

Aw, shucks. I missed it. Life is too busy.

[T-Bone]

I was meaning more of the main street idea with the on road parking, shops in the bottom and appartments of about 5 floors in height above. The street grid patten can be worked into the new range of housing, and I think it would look far better then it does currently. And no arean or parking garage either, maybe a few university buildings more mixed in instead of that stuff.

The UCF setup has regular farmers markets, on street movie nights etc. I think it is a vast improvement to the current setup.

I also really cant see it becoming a area where any one but a student would want to live, there is some major work to be done if that will happen.

[mpd618]

If you weren't able to attend the meeting, please fill out the city's survey about the direction for Northdale. The city's site has information about workshop materials (http://waterloo.ca/desktopdefault.aspx?tabid=2577), and here's a direct link to the survey (http://www.surveymonkey.com/s/6H32TGH).