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This is a new 3 tower development proposed at 20 Victoria Marie Court. The developer is I-Squared Developments. The architect for all three towers is Tact. The proposal is for three towers, 35, 33 and 21 floors. The project will contain 1151 units comprising 33 studio units, 198 1 bdrm units, 588 1 bdrm+den, 284 2 bdrm, and 48 3 bdrm units. There will be no commercial space in the development. There will be 879 parking spaces in the development (0.66 per unit, plus 0.1 visitor space per unit). There will be 588 bicycle spaces, a small handful will be for visitors. Parking will be entirely underground with 4 levels of underground parking, this is rather unheard of in KW with most developments sticking to 1 or 2 floors of underground.
Amenity space will be provide both indoors and outdoors, in total 1747 sqm of indoor amenity space will be provided between the three towers, there will also be 1737 sqm of outdoor amenity space. This is 14182.6 sqm of amenity space will be provided. The 35 floor tower has 448 units served by 3 elevators for 1 elevator per 149 units, the 33 floor tower has 398 units served by 3 elevators for 1 elevator per 133, and the 21 floor tower has 305 units served by 3 elevators for 1 elevator per 102 units.
The current site is a vacant parcel of land, which is the final developable plot from the Victoria Commons subdivision. The Victoria Commons subdivision was the first substantial brownfield redevelopment in Kitchener. The overall site contains townhomes, both stacked and typical, and two condo buildings of 4 floors and 6 floors. It's allowed to have an overall FSR of 2.0, Block 9 of the subdivision (which includes this phase and the existing condos) allows for a max FSR of 4.0 and a max height of 36m. The site has relatively decent transit access with the 4, 6 and 34 all having routes nearby which feed Uptown Waterloo and Downtown Kitchener, it is outside of a MTSA though so the LRT is a bit of a trek.
The ammendments the developer is asking for aren't all that crazy, an increase in FSR on Block 9 from 4.0 to 5.21, even with the increase in FSR on Block 9 the entire Victoria Commons development will still be below the max allowable FSR of 2.0 so the developers really just asking for permissions to maximize what they can do on the site without changing the intent signifcantly. They also need ammendments for height and the parking ratio. The site itself doesn't have any servicing issues, same thing with transport, the impact on the surrounding road network isn't horrible, one location goes to a LOS F but even with that it's only due to the minor nature of the road so a signal isn't warranted at the location based on OTM book 12. This area hasn't really had a proposal of much height, there is apartments in near proximity to this site that have been around for ages which are 12 floors. So there is precedent for density but not necessarily this much height. The towers themselves are designed to fit the existing as of right angular plane restrictions (from the Victoria Commons subdivision special provisions) with minimal encroachment, building C has no encroachment, building D has some very minor encroachment and same with building E.
There will also be large POPS on the site creating a linear park from the existing park north into the heart of the Victoria Commons development.
Planning Files: Victoria Commons Phase 2 Documents
Arch Set: Victoria Commons Phase 2 Arch Set
Urban Design Brief: Urban Design Brief Victoria Commons Phase 2
Victoria Commons Site Plan (everything in the dashed line is part of the Victoria Commons subdivision):
Ground Floor Plan:
Rendering (from Louisa):
Amenity space will be provide both indoors and outdoors, in total 1747 sqm of indoor amenity space will be provided between the three towers, there will also be 1737 sqm of outdoor amenity space. This is 14182.6 sqm of amenity space will be provided. The 35 floor tower has 448 units served by 3 elevators for 1 elevator per 149 units, the 33 floor tower has 398 units served by 3 elevators for 1 elevator per 133, and the 21 floor tower has 305 units served by 3 elevators for 1 elevator per 102 units.
The current site is a vacant parcel of land, which is the final developable plot from the Victoria Commons subdivision. The Victoria Commons subdivision was the first substantial brownfield redevelopment in Kitchener. The overall site contains townhomes, both stacked and typical, and two condo buildings of 4 floors and 6 floors. It's allowed to have an overall FSR of 2.0, Block 9 of the subdivision (which includes this phase and the existing condos) allows for a max FSR of 4.0 and a max height of 36m. The site has relatively decent transit access with the 4, 6 and 34 all having routes nearby which feed Uptown Waterloo and Downtown Kitchener, it is outside of a MTSA though so the LRT is a bit of a trek.
The ammendments the developer is asking for aren't all that crazy, an increase in FSR on Block 9 from 4.0 to 5.21, even with the increase in FSR on Block 9 the entire Victoria Commons development will still be below the max allowable FSR of 2.0 so the developers really just asking for permissions to maximize what they can do on the site without changing the intent signifcantly. They also need ammendments for height and the parking ratio. The site itself doesn't have any servicing issues, same thing with transport, the impact on the surrounding road network isn't horrible, one location goes to a LOS F but even with that it's only due to the minor nature of the road so a signal isn't warranted at the location based on OTM book 12. This area hasn't really had a proposal of much height, there is apartments in near proximity to this site that have been around for ages which are 12 floors. So there is precedent for density but not necessarily this much height. The towers themselves are designed to fit the existing as of right angular plane restrictions (from the Victoria Commons subdivision special provisions) with minimal encroachment, building C has no encroachment, building D has some very minor encroachment and same with building E.
There will also be large POPS on the site creating a linear park from the existing park north into the heart of the Victoria Commons development.
Planning Files: Victoria Commons Phase 2 Documents
Arch Set: Victoria Commons Phase 2 Arch Set
Urban Design Brief: Urban Design Brief Victoria Commons Phase 2
Victoria Commons Site Plan (everything in the dashed line is part of the Victoria Commons subdivision):
Ground Floor Plan:
Rendering (from Louisa):
