Northfield & Bridge Mixed-Use Plaza

[Duke-of-Waterloo]

Northfield Drive & Bridge Street Mixed Use Plaza
255 Northfield Drive East, Waterloo
Developer: North American Development Group (http://nadg.com/)
Google Street View (http://maps.google.ca/maps?f=q&source=s_q&hl=en&geocode=&q=northfield+and+bridge+waterloo&sll=49.891235,-97.15369&sspn=29.784056,67.763672&ie=UTF8&hq=&hnear=Northfield+Dr+E+%26+Bridge+St,+Waterloo,+Wat erloo+Regional+Municipality,+Ontario&ll=43.511398,-80.521524&spn=0.008154,0.016544&z=16&layer=c&cbll=43.51149,-80.521457&panoid=8BqHZf7A2tr3JK9h5dtV4w&cbp=12,173.73,,0,0.56)



Current proposal includes a 51,000 square foot grocery store backing on to Bridge Street on the eastern half of the property; 68 unit multi-storey residential with main floor commercial and another stand alone commercial building.


This new 7.3 acre development is situated in the rapidly growing northeast quadrant of Waterloo. This new project will have an innovative mixed-use urban design.Link: http://nadg.com/html/properties/canada/ontario/northfield/property_listing.php#

Documents & Reports:

Planning Report & Design Brief (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11PlanningRpt.pdf)
Retail & Marketing Report (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11RetailMrkRpt.pdf)
Transportation Study (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11TranspStudy.pdf)
Noise Feasibility Study (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11TranspStudy.pdf)
Preliminary Servicing Report (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11PrelimServiceRprt.pdf)

[Duke-of-Waterloo]

Former Proposal (Site Plan)
1063
Image From: http://nadg.com/html/properties/canada/ontario/northfield/site.jpg (http://nadg.com/html/properties/canada/ontario/northfield/site.jpg)

Looks like a new format Shoppers Drug Mart footprint, a drive-thru bank, a small office building with a "lobby", among other things. Is this "innovative mixed-use"? Hmmm...

[bcwessel]

I appreciate the front lawns, so that the people who live in the drug store and the people who live in the bank will have a place to meet and have garage sales and stuff. You would think that with all the lip service paid to things like sustainability, active transportation and an invigorated urbanism, we might actually see some kind of real change in the ways in which we develop greenfields. It's great that King St. is being re-activated and all, but when can we stop building this junk? Are we really that much better offer if we take Hespler Rd., and move all the parking to the rear. I don't know about anybody else, but Hespler Rd.'s "good side" still looks like horse shit to me. New rule: mixed-use does not mean a place where you can shop AND park. (Shopping and parking, together at last. The future truly is here.)

[Duke-of-Waterloo]

Just so you know bcwessel, the proposal has been significantly modified. What you see above is an old proposal that has been scrapped. The latest proposal has a 68 unit residential building (looks to be somewhere around 8-10 stories) with office uses on the lower floors where the 12,000 square foot building is. A large grocery store (the footprint looks like a Sobeys) now backs onto Bridge Street along basically that entire frontage, minus the Bridge St entrance. There were renders presented to Waterloo Council on Monday, and hopefully the City will have the developer's presentation to Council with the revised proposal on their website within the next few days.

[bcwessel]

Just so you know bcwessel, the proposal has been significantly modified. What you see above is an old proposal that has been scrapped. The latest proposal has a 68 unit residential building (looks to be somewhere around 8-10 stories) with office uses on the lower floors where the 12,000 square foot building is. A large grocery store (the footprint looks like a Sobeys) now backs onto Bridge Street along basically that entire frontage, minus the Bridge St entrance. There were renders presented to Waterloo Council on Monday, and hopefully the City will have the developer's presentation to Council with the revised proposal on their website within the next few days.

That changes a lot. Based on what you've said, I guess the answer to my question is "we're kinda starting to get it right a little bit already." Is there any indication that the buildings and their entrances will be oriented to define something nearing an active street?

[mpd618]

Just so you know bcwessel, the proposal has been significantly modified. What you see above is an old proposal that has been scrapped. The latest proposal has a 68 unit residential building (looks to be somewhere around 8-10 stories) with office uses on the lower floors where the 12,000 square foot building is. A large grocery store (the footprint looks like a Sobeys) now backs onto Bridge Street along basically that entire frontage, minus the Bridge St entrance. There were renders presented to Waterloo Council on Monday, and hopefully the City will have the developer's presentation to Council with the revised proposal on their website within the next few days.

The notice in the application said: "This application is being advanced to permit the development of a mixed use development with residential and commercial uses in multiple buildings, including a 6 storey mixed use building with 68 residential units, a single storey commercial building with multiple tenants and a food store."

[jerryhung]

I live nearby, and I welcome a Sobeys... and maybe buy a unit if it's reasonable-priced (I doubt it) :)

[ViewFromThe42]

I was at the meeting with the proposal. I was a bit dismayed that it showed Northfield as 2 lanes instead of the soon-to-come 4, which would eat the minor roadside landscaping they had. The massive Sobey's (think Columbia at Fischer-Hallman) was a bit intense. I feel that anything approaching that size, with parking eating up every other square inch, should be re-evaluated. I would like to see things start to be built as they are in parts of Toronto (near Distillery district and St. Clair Station), where the grocery stores are built on a platform structure, with "underground" parking on the 1st/ground level. Helps protect cars from the elements, could allow for frontage stores at ground level on streetside in more urban environments, and at least it gets rid of ashphalt jungle.

[RangersFan]

I was at the meeting with the proposal. I was a bit dismayed that it showed Northfield as 2 lanes instead of the soon-to-come 4, which would eat the minor roadside landscaping they had. The massive Sobey's (think Columbia at Fischer-Hallman) was a bit intense. I feel that anything approaching that size, with parking eating up every other square inch, should be re-evaluated. I would like to see things start to be built as they are in parts of Toronto (near Distillery district and St. Clair Station), where the grocery stores are built on a platform structure, with "underground" parking on the 1st/ground level. Helps protect cars from the elements, could allow for frontage stores at ground level on streetside in more urban environments, and at least it gets rid of ashphalt jungle.

I believe the Stanley Park Zehrs on Ottawa St has below grade parking but yes it would be nice to see more retail/all developments with underground parking.

[Duke-of-Waterloo]

New Site Plan

http://img207.imageshack.us/img207/3168/norbridgesiteplan.png
Image from: MHBC Planning Report & Design Brief (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11PlanningRpt.pdf)

More information on what types of tenants will be in this development has also come to light from the project's Retail & Marketing Report (http://city.waterloo.on.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/Z10-11RetailMrkRpt.pdf):

Grocery Store: 51,725 sq. ft
Beer Store: 5,000 sq. ft.
Bank: 4,800 sq. ft
Coffee Shop: 2,550 sq. ft
Other CRU: 2,130 sq. ft

First full year of operation is estimated for 2012 (with some components possibly opening earlier).

[Newgrad]

Not a big fan of the drive through set-up. Depending on the popularity of the coffee shop, that thing has the potential to clog up the parking lot intersection.

[KevinL]

I do like the pedestrian path along the back of the property - too many of these developers neglect the pedestrian sphere.

[jerryhung]

I like the design.. and I know it's unlikely, but if they can widen Northfield to 4 lanes too, it'll be awesome!! (I think that plan got postponed)

Any idea which coffee shop or bank will be there?
Grocery - Sobeys I assume

[Spokes]

I do like the pedestrian path along the back of the property - too many of these developers neglect the pedestrian sphere.

You're absolutely right. And it does a good job connecting Bridge st and the residential units with the park

[Razzie]

Any idea which coffee shop or bank will be there?
Grocery - Sobeys I assume

It will be a Sobeys

[Duke-of-Waterloo]

I like the design.. and I know it's unlikely, but if they can widen Northfield to 4 lanes too, it'll be awesome!! (I think that plan got postponed)

Any idea which coffee shop or bank will be there?

Northfield Drive in this area still has a rural cross section and is below urban standards (no illumination, gravel shoulders). The Region of Waterloo has it scheduled for improvements I believe post 2015, but Councilor Diane Freeman is working on getting the Region to push up this time frame. The EA to improve Northfield Drive here I believe will begin shortly (if it hasn't already). With this development, the Northfield Technology Campus (RIM Complex) and further residential development coming up this year east of University Avenue, it will definitely warrant Northfield to be upgraded.

As for banks, my guess would be RBC. There is no RBC anywhere in the area....the closest one to this area is at King and University. All of the other banks have branches around here, most notably around Conestoga Mall (CIBC, TD, Scotia).

[WatDot]

Beer Store was needed in this end big time! Great news.

[taylortbb]

As for banks, my guess would be RBC. There is no RBC anywhere in the area....the closest one to this area is at King and University. All of the other banks have branches around here, most notably around Conestoga Mall (CIBC, TD, Scotia).

There's one at Northfield and Weber. Not exactly close, but closer than King and University.

[T-Bone]

Cheer to the Beer Store, that would be a great location for it.

I find it kinnda funny in little towns like New Hamburg and New Dundee they each have a Beer store or an implement store. Yet Waterloo Population 120,000 ish plus students only has 2. Makes little sense to me.

[WatDot]

Cheer to the Beer Store, that would be a great location for it.

I find it kinnda funny in little towns like New Hamburg and New Dundee they each have a Beer store or an implement store. Yet Waterloo Population 120,000 ish plus students only has 2. Makes little sense to me.

Actually we have 3 today (Weber & Bridgeport, Parkdale Plaza, Ira Needles & Erb), this one will be our fourth.

[Duke-of-Waterloo]

I hope the Sobeys that's supposed to be going here is exactly like the one on Ira Needles. Also, if the store fronts in the other buildings front onto the entranceway off Northfield instead of the parking lot, that would be really good too and a great place for a small restaurant/cafe patio.

[Spokes]

I hope the Sobeys that's supposed to be going here is exactly like the one on Ira Needles. Also, if the store fronts in the other buildings front onto the entranceway off Northfield instead of the parking lot, that would be really good too and a great place for a small restaurant/cafe patio.

Do you really think that'll happen though ;)

I haven't seen a plaza yet in this Region that's done that and unfortunately I dont think Im going to start now. Although this would definitely be the one to do it in.

[mpd618]

I haven't seen a plaza yet in this Region that's done that and unfortunately I dont think Im going to start now. Although this would definitely be the one to do it in.

Even the new Vincenzo's in the Bauer Lofts faces Allen Street with a blank wall, and has its entrance facing a parking lot and inner courtyard instead of any street.

[jerryhung]

I read in the paper yesterday that there's a public consultation meeting soon, to append the zoning from MR-6 to multiple-use

Can't remember the details, but it's as before - 1 Residential building, 1 Commercial, and 1 Food Store

[UrbanWaterloo]

Concerning an Official Plan Amendment and a Zoning By-law Amendment
April 5, 2012 | City of Waterloo | Link (http://www.waterloo.ca/DesktopDefault.aspx?tabid=78&mid=526&def=News%20Article%20View&ItemId=1790)

FORMAL PUBLIC MEETING
Concerning an Official Plan Amendment &
A Zoning By-law Amendment

TAKE NOTICE that the Council of The Corporation of the City of Waterloo will hold a Formal Public Meeting on Monday, April 23, 2012, at 6:30 pm, in the Council Chambers, 3rd Floor, Waterloo City Centre, 100 Regina Street South, Waterloo, to consider the following application to amend the Official Plan and Zoning By-law pursuant to Sections 22 and 34 of the Planning Act.

Official Plan Amendment No. 79
Zoning By-law Amendment Z-10-11
North American Acquisitions Corp
255 Northfield Dr E – Northeast Ward

THE applicant is proposing to amend the City’s Official Plan by creating a new Minor Node at the intersection of Bridge St W and Northfield Dr E and by designating the subject lands Commercial (Neighbourhood Shopping Centre) and to amend Zoning By-law No. 1418 by rezoning the subject lands from Multiple Residence-6 ‘MR-6’ to Commercial Four-6 ‘C4-6’ with site specific provisions. This application is being advanced to permit the development of a mixed use development with residential and commercial uses located in multiple buildings, including a 6 storey mixed use building with 110 residential units, a single storey commercial building with multiple tenants and a food store.


1062

THIS meeting shall constitute the formal public meeting required under Sections 22 and 34 of The Planning Act, R.S.O., 1990, as amended. It is expected that Council will decide whether the application should be approved, denied, deferred or amended. A copy of the staff report will be available on Tuesday April 10, 2012.

IF Council approves the application, a by-law to adopt the Official Plan amendment and a by-law to amend the Zoning By-law will be passed.

FOR further information regarding the above matter, please contact the City of Waterloo Development Services, 2nd Floor, Waterloo City Centre, Waterloo, Ontario, by calling 519-747-8583 or by email at trevor.hawkins@waterloo.ca

Trevor Hawkins, Development Services
519-747-8583
trevor.hawkins@waterloo.ca

ANY person may attend the Public Meeting and/or make a written or verbal representation either in support of, or in opposition to the proposed Official Plan and Zoning By-law Amendment. If you wish to make a presentation to Council or would like more information about the meeting, please contact:

Rose Clemens, Clerk’s Office
Telephone: 519-747-8549
Fax: 519-747-8510
clerkinfo@waterloo.ca

A written summary of the presentation should be filed with the City Clerk prior to the public meeting.

IF a person or public body does not make oral submissions at a public meeting or make written submissions to the Corporation of the City of Waterloo before the by-law is passed, the person or public body is not entitled to appeal the decision of Council to the Ontario Municipal Board. In addition, if a person or public body does not make oral submissions at a public meeting, or make written submissions to the Corporation of the City of Waterloo before the by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so.

We encourage the public to provide input into this important Official Plan and Zoning By-law Amendment application. Individuals may submit written/electronic comments. The public is informed and notified that names, addresses and comments may be made public.

Susan Greatrix
City Clerk, City of Waterloo

[zanate]

For a suburban site, this property is screaming with potential. Northfield and Bridge sees the convergence of two existing bus routes (35 & 31) and two iXpress routes in 2013 (201 extension and the University Avenue express). There is no significant shopping to be had unless you go to Conestoga Mall or down to University Ave.

I don't doubt that the plan will still include large amounts of surface parking, but on the other hand the site is not that huge, and they're making reasonably intense use of it-- again considering that this is a suburban location.

Pedestrian access to the site is awful right now. Gravel shoulder on a very busy Northfield with a man-eater right turn speedway. Paved shoulder along Bridge with an intersection at Labrador that has become a nightmare now that Labrador connects to the RIM campus. Since I work across the street, I'll be writing in to push the points that we need to see pedestrian access to the not-insignificant transit that serves and will serve the area.

[jerryhung]

Let's build a BIG roundabout then for Bridge & Labrador + the new mall entrance/exit :)
Labrador & Bridge is a mess during rush hours

Also, this is a good time to expand Northfield!!! stop talking about it, do it!
And still funny how the one-lane (each way) Northfield has 60km speed limit, while 2-lane University Ave is...50km, with cops there every week

[zanate]

Got a note from the city about the proposal and the staff report in support of it: http://city.waterloo.on.ca/DesktopDefault.aspx?tabid=2792

If you're interested in the concerns I raised on pedestrian access in the area, the contents are posted here (http://waterloons.blogspot.ca/2012/04/bridgenorthfield-and-poor-pedestrians.html).

Summary I got in email is worth quoting:



You will note from the report that sidewalks will be provided along both the Northfield Dr and Bridge St frontages. In addition, the development includes a 2 metre wide pathway through the site connecting Bridge St and Deer Run Park. Further, the proponent has agreed to extend the sidewalk on Bridge St south of their property to join the pathway that connects to Deer Run Dr and install a pedestrian refuge on Bridge St to improve the crossing for pedestrians accessing the GRT stop on the east side of Bridge St and/or the pathway.


The latest site plan is still fairly suburban with lots of surface parking. Overall it's not too bad, with the concessions made for pedestrian access. Aesthetic treatment of the ass-end of a Sobeys (or whatever) still doesn't make for a vibrant streetscape, unfortunately, and it seems that the City's request for streetcorner access to the food store has not been provided.

The latest site plan, taken from the Staff Report shows accommodations made for Deer Run residents, the proposed sidewalk link past the property line to the bus stop, and the new trail link. Also, the drivethrough is gone.

1073

[mpd618]

It's weird that a botched urbanism has made its way into city planning, with suburban construction now no longer separated from the street by parking but still facing its parking. As a result, it has its back to the street, and it's questionable whether any more urbanism is achieved.

[zanate]

I think you might be carrying unrealistic expectations in this particular instance. Or you could take a cup-half-full view: Urbanism botched is still urbanism attempted, and it provides a platform from which you can push for refinements that are less... botched.

I agree in one aspect: this will not turn Northfield and Bridge into a humming centre of urban vitality. I question that anything would, at this stage: I'm often the only person boarding or disembarking at the stop here, and rarely see other pedestrians as it stands.

None the less, the development brings some much needed services to the area, bridges some ugly pedestrian-access gaps at no cost to the city, and even provides 110 housing units in an area that could just as easily been a dozen McMansions if the hydro lines hadn't been running across it.

[WatDot]

I would argue that the retail being pushed up against the street has nothing to do with an attempt at urbanism. To me this is simply done because the buildings cannot be located under those massive hydro lines. Signage will also come into play as the lights from it most likely will be out of the Deer Run Drive sight lines. IMO the developer here is doing everything to have it pass without violation of code and without significant resistance from local residents and nothing to do with an attempt at urbanism.

[jerryhung]

Thanks for the map, not too fancy but what can one do...I just hope Sobeys dresses up the back wall nicely

Is it confirmed to be Sobeys? too bad I don't shop at Sobeys that often, with FreshCo (owned by Sobeys) down the road, but it's nice to have a new option)

Sadly, the Bridge & Northfield intersection will be nightmares going forward
You have new mall entrance/exist on Northfield side
You have new mall entrance/exist on Bridge side, facing Labrador

[zanate]

The intersection is already pretty hairy! The report reveals that the region has an EA in progress for Northfield that will probably result in a widening decision. One of the requirements that the developer has agreed to pay for include an interim right-turn-in lane on Northfield. Left turners will be better off turning onto Bridge and entering from there. But yes, this will be challenging.

Other improvements that the developer pays for includes the sidewalk connection and pedestrian crossing at the Bridge St. bus stops (south of Labrador). Unfortunately I'm not sure what treatment the Northfield Dr. bus stops will get-- these are the ones that will see more use for visitors to the plaza (because it's frankly quite a hike to get around the loading docks from the Bridge side.) I expect that the eastbound 35 stop will move to the large pedestrian pad by the food store entrance. But the westbound stop is stranded 100m from the intersection crossing, with no sidewalk planned on that side until Northfield is widened. Transit users visiting the plaza are going to have a real ugly choice to make, risk jaywalking Northfield, or massively multiply their trip length to cross at the lights.

I'll add that the corners at Northfield and Bridge are chancy places for pedestrians to be. There is a lot of turning traffic, and it has the most sweepingly wide arcs that widen the pedestrian crossing distance and encourage fast turns.

Of course, some context: until recently, everything north of Northfield had no sidewalks. They're retrofitting now, but this area of town is becoming less of a horror story, gradually. It's got a long way to go.

[zanate]

And immediately after posting I got the following response from the city on the situation at Labrador (of great interest to me because I work at Bridge/Labrador):


The Region of Waterloo is undertaking an Environmental Assessment for a large portion of Northfield Dr, including the area around the intersection with Bridge St (both Northfield Dr and Bridge St are Regional roads). They are well aware of the issues at that intersection, as well as the traffic loads on Labrador. They did not support a traffic signal at Labrador, in large part due to its impact on the signalized intersection of Bridge and Northfield. They will likely be considering other alternatives to better manage traffic movements in this area and I encourage you to participate when they reach the public consultation portion of that process. For the development at 255 Northfield, only a right out onto Bridge is permitted, however a left into the site was recommended and preferred, as it would avoid all entrants to the site (traveling on Bridge St) having to go through the intersection of Bridge and Northfield, which is already experiencing delays during peak times.

[jerryhung]

Like I said, roundabout :)

They did it for University Ave (so close to Northfield & Univ. intersection as well)
and they definitely did it at Erbsville for Boardwalk entrances... whether they were the "right decisions" is debatable

I work/live in Eastbridge area, and avoid Bridge as much as I can due to traffic now, so I'd rather take the LONG way by University, with its 2 lanes, but slow 50km limit and cops waiting often

[metropolis]

New grocery store development coming to Northfield (http://www.waterloochronicle.ca/news/new-grocery-store-development-coming-to-northfield/)


By Paige Desmond, Chronicle Staff
After much debate, city council unanimously approved an Official Plan amendment that will pave the way for a mixed-use development at Northfield Drive.
The project will include a grocery store, commercial building and apartments.
Monday, councillors heard consultation on the project got underway two years ago — and had evolved after much back and forth between the neighbourhood and developers North American Development Group and East Forest Homes.
Neighbourhood resident Greg Shine said the community opposed the OP amendment.
“We don’t really want to have a large food store in our backyard,” Shine said. “That’s not to say we’re opposed to development.
“We all anticipated a development of some make in our backyard just not necessarily a food store.”
Shine said the Municipal Property Assessment Corporation had told homeowners property values would decrease due to the large development.
Coun. Karen Scian said the city learned from its challenges with the development of Laurelwood Commons and should be able to apply that knowledge to the 255 Northfield Drive E. development.
“We should be able to learn from that, right?” Scian said. “The major concerns for residents were lighting, sound and traffic from delivery trucks.
“We should be able to learn from that experience.”
Lessons to be learned included toning down lighting to mitigate impact on homes in the area, pedestrian access and noise issues.
Ward Coun. Diane Freeman said the developer had made several changes to accommodate requests from the neighbourhood.
Channelized lighting, as opposed to backlit signs, would be used for the project. The developer also agreed to enclose the loading bay for delivery trucks to minimize noise and would install a large sound buffer with a natural buffer to decrease the noise and visual effect of the project on neighbours.
Shine said the neighbourhood did appreciate the goodwill shown by the developer in making changes to the project’s plan due to issues raised by residents.
“We’re very appreciative of the developer to meet with us and to come up with some potential solutions to these issues,” Shine said.
Paul Britton of MHBC Planning, agent for the developer, said there were plans to continue community consultation as more detailed plans for the project get underway following council’s approval of the OP amendment.
“The plan is in the process,” Britton said. “We’ve had an excellent process here. Dialogue has been meaningful and dialogue has been respectful.”

[uwstudent]

Is there an update on this project? I haven't heard any news lately. Thanks :)