REPORT PLANNING JUSTIFICATION. 340, 352 and 360 River Road City of Cambridge. Date: September Prepared for: Reid s Heritage Homes

Transcription

1 PLANNING JUSTIFICATION REPORT 340, 352 and 360 River Road City of Cambridge Date: September 2018 Prepared for: Reid s Heritage Homes Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) Our File Y509AW

2 CONTENTS 1.0 INTRODUCTION Pre-Consultation CONTEXT Site Surrounding Land Uses Existing Planning Controls DESCRIPTION OF PROPOSAL Zoning By-law Amendment Conceptual Site Plan PLANNING ANALYSIS Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, Waterloo Regional Official Plan, City of Cambridge Official Plan, City of Cambridge Zoning By-law SUMMARY OF TECHNICAL STUDIES Urban Design Brief Functional Servicing & Stormwater Management Report Tree Management Plan PUBLIC CONSULTATION STRATEGY CONCLUSION Documents Submitted Concurrently with Planning Justification Report Draft Zoning By-law Amendment Functional Servicing and Stormwater Management Report Proposed Floor Plans and Elevation Drawings Provisional Risk Management Plan/Section 59 Notice Urban Design Brief i

3 LIST OF FIGURES After Page Figure 1 Location Plan 4 Figure 2 Aerial Map 4 Figure 3 Context Plan 5 Figure 4 Conceptual Site Plan 8 Figure 5 Architectural Cross-Section 8 Figure 6 City of Cambridge Official Plan Map 1A Urban Structure 14 Figure 7 City of Cambridge Official Plan Map 2 General Land Use Plan 14 Figure 8 City of Cambridge Official Plan Map 15 Source Water Protection Areas 14 Figure 9 City of Cambridge Zoning By-law Figure 10 Proposed Zoning By-law Amendment 23 ii

4 1.0 INTRODUCTION MacNaughton Hermsen Britton Clarkson Planning Limited (hereinafter MHBC ) has been retained by Reid s Heritage Homes (hereinafter the Owner ) to provide justification in support of applications to amend the City of Cambridge Zoning By-law to permit a residential townhouse development. The property is municipally addressed as 340, 352 and 360 River Road in the City of Cambridge and is hereinafter referred to as the subject lands. The proposal involves the development of a two-storey and three-storey townhouse blocks fronting onto an internal street, with associated amenity areas. The development has been designed with dual frontage design providing frontage onto River Road and the internal roadway. A Zoning By-law Amendment (ZBA) is required to establish the appropriate zone category and rezone the lands from R2 to RM4, which permits attached one family dwellings (cluster row houses), and to establish the following site specific provisions: Reduce the required front yard setback to 3.66 metres, whereas 6.0 metres is currently required; Reduce the minimum distance between side walls to 2.4 metres, whereas 3.0 metres is currently required; and Reduce the required private amenity area to 30 m 2 and to include balconies, whereas the current by-law requires 30 m 2 adjacent to the rear or side wall of each unit (providing common amenity area is proposed in accordance with the Zoning By-law). 1.1 Pre-Consultation A pre-submission consultation meeting was held with City Staff on March 29, The following Technical Studies were identified as required to form a complete application under the Planning Act: Urban Design Brief Section 59 Notice (Clean Water Act) Provisional Risk Management Plan Proposed Floor Plans and Elevations Functional Servicing and Stormwater Management Report 3

5 2.0 CONTEXT 2.1 Site The subject lands comprise a gross lot area of 1.47 hectares and are located on the south side of River Road west of Townline Road and directly across the Speed River (Figure 1). The subject lands are municipally addressed as 340, 352, and 360 River Road. The subject lands are legally described as Concession 3, Part Lot 11, Beasley s Lower Block, City of Cambridge, Regional Municipality of Waterloo. Hespeler Village is located down the road from the subject lands in the City of Cambridge. An aerial image of the subject lands is provided as Figure 2 to this Report. Three single detached dwellings are currently located on the three existing residential parcels that make up the subject lands. All three dwellings are planned for demolition to accommodate the proposed development. The subject lands currently have private services, but the proposed development will be serviced municipally through the extension of storm water and sanitary servicing to the site. 2.2 Surrounding Land Uses The subject lands are situated within the northeastern end of the City and are surrounded primarily by residential uses (Figure 3). Uses that immediately surround the subject lands include: North: Residential dwellings of varying lot sizes are located to the north of the subject lands. The Speed River is also located northwest of the subject lands. West: The Speed River and other natural environmental features are located west of the subject lands. South: A low density residential neighbourhood is located south of the subject lands. Further southwest of the subject lands along River Road/Queen Street is Hespeler Village, containing a variety of residential and commercial uses. East: A low density residential neighbourhood is located east of the subject lands. Types of residential homes vary and include single detached dwellings and townhouse style dwellings. 4

6 GUELPH AVE HESPELER RD BLACKBRIDGE RD BALDWIN DR MICHIGAN AVE TOWNLINE RD GUELPH AVE SCOTT RD MILTON AVE SHAW AVE BALDWIN DR RIVER RD ENDEAVOUR DR MELRAN DR McMEEKEN DR WELLINGTON CTY RD 34 FISHER MILLS RD SPEED RIVER QUEEN ST McCORMICK DR KERWOOD DR SOFRON DR SHEFFIELD ST WALKER ST AVONDALE RD KERWOOD DR COOPER ST HUNGERFORD RD RENWICK AVE GERRARD AVE HAMMET ST QUEEN ST ADAM ST RIFE AVE ELLIS RD Figure 1 Location Plan LEGEND Subject Lands DATE: August 2018 SCALE: 1:12,500 north FILE: Y509 AW DRAWN: CAC K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\Location.dwg River Road City of Cambridge Region of Waterloo Source: Region of Waterloo SLRN 3X9 N2B ON, TCHENER, KI NGEMANS DR. BI CENTRE W.MHBCPLAN.COM F: P: MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

7 RIV ER EE D GI BB ST EN DE AV OU R DR RIV ER RD S ME LR A DR QU EEN ST N Source: Google, 2016 DATE: August 2018 LEGEND Subject Lands SCALE: 1:2,000 north Figure 2 Aerial Photograph FILE: Y509 AW DRAWN: CAC K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\Aerial.dwg River Road City of Cambridge Region of Waterloo MHBC Source: Region of Waterloo SLRN X 9 3N B 2O N C,TH N E R,IKN G D M R.IE BC R EN A ET0 N 4 5 S-02 W W 1 2 W M 0H.C B 6 A 7 5 N LP O..M :F :P PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

8 HE SP HIG ELER RD HW AY 24 GE RD KBRID BLAC IN DR W BALD AVE IGAN MICH E RD NLIN TOW TON AVE SKIP PH GUEL 51A S CRE ED RIVE SP E DR IN RD R LD W DR LR AN EN ME Sault Park CTY R D 34 DR 51B ON INGT WELL EKEN DE AV McME OU BA N DR AVE AVE Hespeler Mill Poind D ILLS R RMICK McCO RM FISHE DR KERWOO D DR Hillcrest P.S. EN O W ND AL E AL KE R RD ST Q UE ST AV ET D FF IEL SH E ST M GEES M VE RIFE A New Hope Cemetary WAY Community Pool Q Figure 3 Context Map R ON D D HA ST DR Library ST E VE ST AD AM RD R D AV OD A EN UE Forbes Park RAR ERFO Our Lady Fatima C.E.S. O REDW Fire Station COO PER SOFR VE HUN G OOD ICK A GER Business/ Retail KERW RENW AVE Commercial/ Industrial ST GUELPH Victoria Park Hespeler OOD KERW DR Source: Aerial - Google, 2018 Transit/ION/Trails/BIA - Region of Waterloo Open Data, 2018 RD LIS 2013 Collector Rds - Cambridge Official Plan,ELJan DATE: August 2018 LEGEND Subject Lands Hespeler Village Core Area SCALE: 1:12,500 north SHAW N DR T RD SCOT EEKE ALDERSO Silver Heights P.S. N MILTO R RD RIV ER McM St. Gabriel C.E.S. FILE: Y509 AW 5 min Walking Distance DRAWN: CAC Trails K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\Context.dwg 51B Transit Route River Road ION Route City of Cambridge Region of Waterloo Collector Road (per OP) MHBC X 9 3N B 2O N C,TH N E R,IKN G D M IB E R.C R E A N 0 4 N T5S-02 W W 1 2W 0 M.H 6 7 C B 5 A LP N O M:F :P PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

9 Community, transit and commercial amenities and public services in the vicinity of the subject lands include the following as further illustrated in Figure 3: Transit stops for the 51B Melran and ixpress Route 203 Conestoga College/Cambridge Centre, which provides access to the Hespeler neighbourhood, shopping opportunities to the south, the Downtown and the Ainslie Transit Terminal; Municipal parks and trails; Hillcrest Public School and Our Lady of Fatima Catholic Elementary School; and Hespeler Village is approximately a 15 minute walk from the subject lands, which provides a range of commercial, restaurant and recreation options. In summary, the site is located relative to established residential neighbourhoods, existing mixeduse/commercial areas, and other amenities and services. The site is also located within an area that contains townhouse developments. 2.3 Existing Planning Controls The following provides an overview of the regional and municipal planning controls that apply to the subject lands: Regional Official Plan (2015): City of Cambridge Official Plan (2012): The subject lands are located within the Urban Area and further designated as being located within the Built-Up Area in the Regional Official Plan. Lands within the Urban Area are intended to accommodate the majority of growth within the Region to the year A substantial portion of growth in the Urban Area is to be subsequently accommodated within the Built-Up Area. The subject lands are located within the Built-Up Area as identified on Map 1A Urban Structure of the Official Plan. A significant portion of growth forecasted for the City is to be accommodated on lands in the Built-Up Area. The subject lands are further designated Low/Medium Density Residential on Map 2 - General Land Use Plan of the Official Plan. Single-detached, townhouse, attached one family dwellings and walk-up apartment dwellings at a maximum density of 40 units per hectare are permitted in this designation. The subject lands are not identified as being located in any Wellhead Protection Area, although the Source Water Protection Plan under the Clean Water Act confirms that the property is within a source water protection area. A Provisional Risk Management Plan and Section 59 notice was prepared in conjunction with, and to the satisfaction of the Region of Waterloo Water Services. The preparation of a final Risk Management Plan will be negotiated at the site plan stage with a final development plan. 5

10 City of Cambridge Zoning By-law : The subject lands are currently zoned R2. The primary purpose of the Residential (R2) class zones is to accommodate single-detached dwellings at varying urban densities in areas where full public services are generally available. Cluster townhouses, or cluster row housing, is not a permitted use in the R2 zone and therefore a Zoning By-law Amendment is required to permit the proposed use with special provisions. 6

11 3.0 DESCRIPTION OF PROPOSAL The following is a review of the proposed development and amendment to the City of Cambridge Zoning By-law to facilitate the proposed residential development. 3.1 Zoning By-law Amendment The purpose of the proposed Zoning By-law Amendment is to rezone the subject lands from R2 to RM4 to permit a cluster row house/townhouse residential development, and establish site-specific provisions to allow for the proposed development. Generally, the proposed Amendment will rezone the entirety of the subject lands to an RM4 zone with site specific regulations. The following regulations are proposed to apply to the lands in that RM4 zone to which reference to s.x.x.x is made on Zoning Map C14: Regulations (RM4) Required Proposed Minimum Lot Frontage 20.0 m m Maximum Density 40 units/ha 40 units/ha Minimum Front Yard 6.0 m 3.66 m* m Minimum Interior Side Yard 7.5 m 7.5 m Minimum Rear Yard 7.5 m 7.5 m Minimum Distance between Buildings (Side Walls) 3.0 m 2.4 m* Minimum Distance between Buildings (Front Wall and Rear 10.0 m > 10.0 m Wall) Minimum Distance between Buildings (Front Wall) 10.0 m > 10.0 m Minimum Distance between 10.0 m > 10.0 m Buildings (Rear Wall) Minimum Gross Floor Area (2+ bedrooms) 60.0 m 2 Minimum Landscaped Open Space 30.0% 44.1% Maximum Lot Coverage 40% 31.8% 40.0 m 2 adjacent to rear/sidewall of unit or 30.0 m 2 Minimum Private Amenity Area if common amenity area provided at ratio of 3.0 m 2 /unit (but must be a min. of 75.0 m 2 ) m 2 ( sq.ft.) 30.0 m 2, including balconies and at-grade porch*; common amenity area greater than 75 m 2 to be provided Minimum Common Amenity Area 75.0 m 2 (3.0 m 2 per unit) 150 m 2 Maximum Number of Attached Townhouse Dwelling Units 6 6 7

12 Minimum Off-Street Parking Requirements Minimum Surface Visitor Parking * = site specific provision required ** = see Policy a) of Zoning By-law 54 spaces (1.0 spaces per unit) 27 spaces (0.5 spaces per unit) 54 spaces (1.0 spaces per unit) (20 surface + 13 driveway tandem parking** = 33 spaces) (0.61 spaces per unit) The proposed Zoning By-law will allow for cluster row house/townhouse uses on the subject lands as well as other permitted uses for the RM4 zone. Analysis and justification for the proposed zoning and site specific provisions is provided in this report. The proposed draft zoning by-law will be submitted concurrently with this report. 3.2 Conceptual Site Plan The conceptual site plan (Figure 4) proposes the development of two and three-storey cluster townhouse blocks containing a total of fifty-four (54) units. The internal private road to the development is planned to be created through a future Draft Plan of Condominium application. The proposed density of the site is 40 units per hectare, as permitted in the Official Plan (Low/Medium Density Residential designation). The Zoning By-law for the proposed RM4 zone is also based on a density of 40 units per hectare. The subject lands are surrounded by single detached residential dwellings one to two storeys in height to the north, east and south. The proposed building heights on the site plan are two and three storey units, but with grading provide an appropriate transition of building heights from the surrounding single detached residential units. Extending from the east side of the site to the west is a 5 metre grade change down to the River Road right of way. On the east side of the site the three storey units are proposed, but will be constructed into the grade so the rear of the units above grade is two storeys in height. As the site falls to the east, more of the building face is exposed, causing the unit façade to be three storeys in height. Across the private street are two storey units which (as the site falls further to the east) become a walkout unit with a three storey façade fronting onto River Road. The architectural cross section (Figure 5) illustrates the change in grade across the site and the stepping of units from two to three storeys. The cross section depicts the relationship between the existing single detached homes along Endeavour Drive and the proposed two and three-storey units. The height of the units will be similar to the existing surrounding homes to ensure the new units are compatible with existing units abutting the property. Access to the property is proposed via two new access points off of River Road. There are 74 parking spaces proposed for the development, comprised of 54 driveway spaces for the townhomes (1 space/unit), and 20 spaces for visitors (0.37 spaces/unit). Within the 74 total parking spaces, there are 3 accessible (barrier-free) parking spaces proposed: one (1) Type A space and two (2) Type B spaces (based on the requirements as set out in the City of Cambridge Facility Accessibility Design Manual). An additional 13 spaces are counted for the proposed development in the form of tandem parking, per clause a) 8

13 Figure 4 Conceptual Site Plan River Road City of Cambridge Region of Waterloo Zoning Summary (RM4 with special provision) Townhouses RIVER ROAD FUTURE Landscaped 1.5m CS W Proposed Pumping Station Required (min) Provided Gross Lot Area ha Road Widening ha Net Lot Area ha Total Units - 54 Density (max.) 40 uph 40 uph Lot Frontage 20.0 m m Front Yard 6.0 m 3.66 m ² * Int. Side Yard 7.5 m 7.5 m Rear Yard 7.5 m 7.5 m Lot Coverage (max.) 40% 31.8% ¹ Gross Floor Area (2+ bedrooms) 60 m² m² Private Amenity Area 40 m² adjacent to rear/sidewall of unit or 30 m² if common amenity area provided at ratio of 3 m²/unit (but must be a min. of 75 m²) 30m² * (incl. balcony & at grade porch) 150 m² FUTURE 1.5m CSW 6-2 STOREY TOWNS (D) STOREY TOWNS (C) Landscaped F.H m CSW STOREY TOWNS (B) STOREY TOWNS (A) ASSUMED ROAD WIDENING Landscaped Open Space 30% 44.0% ¹ 38 Off Street Parking ¹ ² ³ ³ (1.5 space/dwelling unit) (1.61 space/dwelling unit) Area calculations based on Net Area. Front yard setback measured from Road Widening. Parking includes Visitor Parking and 3 Barrier Free spaces. Additional 13 visitor spaces per Section a) of the City of Cambridge Zoning By-Law * Subject to Zoning Amendment m² m CSW 1.8m CSW Common Amenity Area Attached Dwelling Units (max.) 4-3 STOREY TOWNS (E) STOREY TOWNS (G) 6-3 STOREY TOWNS (H) 6-3 STOREY TOWNS (I) 4-3 STOREY TOWNS (J) 31.8% 44.0% 24.2% 100.0% Landscaped STOREY TOWNS (F) Building Coverage (4,279m²) Landscaped Area (5,916m²) 'Hard Surface' Area (3,252m²) Total Source: Aerial - Google, 2018 DATE September 2018 rth no SCALE 1:800 DRN CAC ENDEAVOUR DR FILE Y509AW K:\Y509AW-REIDS HERITAGE HOMES-RIVER ROAD CAMBRIDGE\RPT\SITEPLAN_COLOURED.DWG GIBB ST MHBC 9 X 3N B2O N,C,N R H TEIK D.RN G E R M C N EITB A N S W W M W C 12 A C O H 1 B N.0 LP.M :F :P PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

14 River Road City of Cambridge Figure: 5 Cross Section DATE September 7, 2018 rth no SCALE N.T.S DRN NZ/JB FILE Y509AW K:\Y509AW-REIDS HERITAGE HOMES-RIVER ROAD CAMBRIDGE\CROSS SECTION\SITEPLAN_28AUG2018.DWG MHBC 9 X 3N B2O N,C,N R H TEIK D.RN G E R M C N EITB A N S W W M W C 12 A C O H 1 B N.0 LP.M :F :P PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

15 of the Zoning By-law, resulting in a total parking count of 87 spaces and parking ratio of 1.61 spaces per unit. The parking is proposed to be screened from the street view through landscaping features that will be determined by a landscape plan prepared for the site plan application process. A refuse area is proposed to the east of the property along the main internal route and will include deep well garbage and recycling containers atop a concrete apron. The bicycle parking and community mailbox will also be located to the east of the property along the main internal route and proximate to the provided visitor parking. The conceptual site plan provides for internal pedestrian sidewalks along the northern side of the internal road and provides connection to the sidewalk on River Road. A common amenity area has been provided on the northeast corner of the site in addition to the private amenity area for each unit. The pumping station to service the proposed development will be located along the River Road frontage and will be screened by soft landscaping features. (please refer to the Site Plan Figure 4). Each unit will have access to a private amenity area, in the form of a backyard and/or balcony and a common amenity area of 150 m 2 in size and is proposed for all residents to use. A fire route with applicable turning radii and route signage (including emergency access) has been established and details of the private street design will be addressed at the site plan stage. 9

16 4.0 PLANNING ANALYSIS This section demonstrates that the proposed Zoning By-law Amendment is consistent with and conforms to the applicable Municipal, Regional and Provincial planning regulatory framework. 4.1 Provincial Policy Statement, 2014 The Provincial Policy Statement (2014) (hereinafter referred to as the PPS ) applies to planning decisions made on or after April 30, As a result, the 2014 PPS is applicable to the proposed zoning amendment and development of the subject lands. The PPS outlines policy for Ontario s long term prosperity, economic health, and social well-being. These objectives depend on the efficient use of land and development patterns that support strong, livable and healthy communities that protect the environment and public health and safety, and facilitate economic growth. The PPS policies relevant to the proposal and subject lands have been reviewed and analyzed as part of this analysis. Policy of the PPS states that healthy, liveable and safe communities are sustained by the following: a) Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) Accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) Avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) Avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) Promoting cost effective development patterns and standards to minimize land consumption and servicing costs; f) Ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs. g) Promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. 10

17 The proposal is consistent with the policy direction by: intensifying urban residential land that is located within the Built-Up Area of the City of Cambridge and is proposed to be connected to full municipal services to accommodate additional housing within the neighbourhood; providing dwelling forms (i.e. cluster townhouses) to increase the mix of housing types in the neighbourhood; utilizing land within the Built-Up Area to accommodate additional residential growth; and facilitating development within the Built-Up Area that will have no impact on existing natural heritage features and not within an area with any hazards. Policy states that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. The subject lands are within the Built-Up Area and are currently underutilized. The proposed zoning amendment facilitate the intensification of an underutilized urban property through infill development. Policy states that land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and, 6. are freight supportive; The proposed development will provide for an efficient use of land and resources by intensifying an underutilized property in an existing neighbourhood and accommodating more people living in close proximity to existing commercial/shopping opportunities (Hespeler Village). Municipal services will be extended to service the site (storm, sanitary and water). The subject lands are located on a collector road and in close proximity to a transit stop and bicycle routes that provide a variety of transportation options for new residents to nearby shopping and community amenities. Policy states that appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form. The proposed amendment seeks to maximize densities on site to be in accordance with the OP policies. This is an appropriate location for this intensification based on the proximity of the site to existing amenities and transit connections. The proposed development will also contribute to the achievement of the City s residential intensification target. 11

18 Section 1.4 provides the policy framework related to housing. Policy requires planning authorities to provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents, including the provision of affordable housing. The development of new housing is to be directed to locations with appropriate levels of infrastructure and public service facilities and at densities that efficiently use land and resources and support the use of transit under Policy Generally, the proposed amendment will facilitate the development of underutilized residential land that will be serviced through the extension of municipal services and has access to a range of public service facilities, community amenities, and public transit to a multiple housing form that ultimately contributes to the mix of housing in the surrounding neighbourhood. Intensification and redevelopment is promoted within settlement areas which requires the development to be serviced by municipal sewage and water services by Policy The subject lands will be serviced by the extension of municipal services. Section 2 of the PPS relates to wise use and management of resources and natural features. There are no natural features on the subject property. Section 3 of the PPS directs growth away from hazard areas in the interest of public health and safety. There are no human-made or natural hazard areas on the subject property. The proposed Zoning By-Law Amendment is consistent with the Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, 2017 The 2017 Growth Plan for the Greater Golden Horseshoe ( Growth Plan ) was released on May 18, 2017 and came into effect on July 1, The Growth Plan is a framework for implementing the Provincial Government s vision for building stronger, prosperous communities by better managing growth in the Greater Golden Horseshoe. The policies of the Growth Plan centre on the key themes of directing growth to built-up areas and the promotion of transit-supportive densities and a healthy mix of residential and employment land uses. The guiding principles of the Plan include: Build compact, vibrant and complete communities; Optimize the use of existing and new infrastructure to support growth in a compact, efficient form; Provide for different approaches to managing growth that recognize the diversity of communities in the GGH The built-up area remains the focus for growth in settlement areas. As per Policy , the minimum residential intensification target of 45% for the City of Cambridge contained in the Regional Official Plan remains until the next Municipal Comprehensive Review is approved and in effect. The proposed development will contribute to the achievement of this residential intensification target. Policy states that in order to support the achievement of complete communities, municipalities will consider the use of available tools to require that multi-unit residential developments incorporate a mix of 12

19 unit sizes to accommodate a diverse range of household sizes and incomes. The proposed amendment would permit the development of a greater range of unit sizes on the subject lands within a built-up area, thereby, contributing to the creation of complete communities within the City of Cambridge. The proposed Zoning By-Law Amendment conforms to the Growth Plan for the Greater Golden Horseshoe, Waterloo Regional Official Plan, 2015 The Regional Official Plan ( ROP ) was approved by the Ministry of Municipal Affairs and Housing with modifications on December 22, 2010, and approved, with amendments, by Oral Decision of the Ontario Municipal Board on June 14, The ROP outlines a vision for growth and development within the Region and establishes a number of general policies to plan and manage growth and implement provincial land use policy. An overarching goal of the ROP is to promote balanced growth by directing a larger share of new growth to the Built-Up Area. Policy 2.C.2 establishes a minimum residential intensification target of 45% within the Built-Up Area for the City of Cambridge. The proposed zoning amendment will provide for the development of 54 residential units for a density of 40 units per hectare (i.e. 54 residential units/1.34 ha), in the Built-Up Area that ultimately contributes to the achievement of this target. The proposed development is subject to the General Development policies (Policy 2.D.1) of the Regional Official Plan. The proposed amendment and proposed site plan conform to these policies as they provide for development that: will accommodate residential growth within the Urban Area, and more specifically the Built-Up Area of the City of Cambridge; will be serviced by municipal water, sanitary and stormwater services appropriately sized to accommodate the proposed development; contributes to the creation of complete communities by adding to the range of housing types available in the surrounding neighbourhood, in an effort to establish a more compact urban form that supports the use of existing transit, walking and cycling; does not affect any existing natural or cultural heritage resources; respects the scale, physical character and context of the surrounding neighbourhood through: proposing a built form that is similar in scale and design to the existing surrounding neighbourhood; minimizing the amount of surface parking visible from River Road; and provides an opportunity to incorporate green building technologies through new development. With respect to Source Water Protection, the subject lands are not located within a Wellhead Protection Sensitivity Area (WPSA) as identified on Map 6a of the ROP. A Section 59 Notice and Provisional Risk Management Plan was issued by the Region which identifies compliance with local Source Water Protection Plan policies. A full Risk Management Plan will be required in the future as a condition of site plan approval. 13

20 The proposed Zoning By-Law Amendment conforms to the Regional Official Plan, City of Cambridge Official Plan, 2012 The City of Cambridge Official Plan (COP) was approved by the Region of Waterloo in November As of March 1, 2015, parts of this Plan are currently under appeal before the Ontario Municipal Board (OMB). Despite these appeals, the 2012 Official Plan represents the desired policy framework of the City to direct growth and development to 2031, and as such the proposed zoning amendment shall be reviewed through the relevant policy framework. The subject property falls within the following designations of the Official Plan: Map 1A Urban Structure (Figure 6) o Built-up Area Map 2 General Land Use Plan (Figure 7) o Low/ Medium Density Residential Map 7A Major Transportation Facilities and Hydro Corridors o River Road Collector Road Map 15 Source Water Protection Areas (Figure 8) o Not located in Source Water Protection Area Section Growth Management and the Urban Structure states that the policies of the COP: Implement the Growth Plan for the Greater Golden Horseshoe (Provincial Growth Plan) and are intended to plan and manage growth in accordance with the complete community concept. Cambridge, as a complete community, will be a well-designed, compact vibrant city that provides: a. an appropriate mix of jobs; b. a range of housing options; c. convenient access to local services and community infrastructure including affordable housing, schools, recreation and open space; and d. access to a range of transportation options including public transit. The proposed amendment contributes to the City s intention of growing into a complete community by: permitting the development of multiple housing at a higher density, thereby contributing to the range of housing options; permitting development that would provide housing within walking distance to a range of local services and community infrastructure (including two elementary schools: Hillcrest Public School 14

21 north Figure 6 Urban Structure - City of Cambridge Official Plan River Road City of Cambridge Region of Waterloo LEGEND Subject Lands Built Up Area Designated Greenfield Area Urban Area Boundary City Limits Source: Region of Waterloo SLRN Source: Map 1A, City of Cambridge Official Plan - Jan DATE: August 2018 SCALE: 1:8,000 FILE: Y509 AW DRAWN: CAC K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\CambridgeOP_Map1a.dwg 3X9N2B ON, TCHENER, KI NGEMANS DR. BI CENTRE W.MHBCPLAN.COM F: P: MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

22 Source: Map 2, City of Cambridge Official Plan - July 2014 Figure 7 General Land Use Plan - City of Cambridge Official Plan LEGEND Subject Lands Low/Medium Density Residential Natural Open Space System DATE: August 2018 SCALE: 1:8,000 FILE: Y509 AW DRAWN: CAC north K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\CambridgeOP_Map2.dwg River Road City of Cambridge Region of Waterloo Source: Region of Waterloo SLRN 3X9 N2B ON, TCHENER, KI NGEMANS DR. BI CENTRE W.MHBCPLAN.COM F: P: MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

23 Figure 8 Source Water Protection Areas - City of Cambridge Official Plan River Road City of Cambridge Region of Waterloo LEGEND Subject Lands Municipal Wellhead WPSA-1 WPSA-4 WPSA-7 WPSA-8 Source: Map 15, City of Cambridge Official Plan - Jan DATE: August 2018 SCALE: 1:15,000 FILE: Y509 AW DRAWN: CAC north K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\CambridgeOP_Map15.dwg 3X9 N2B ON, TCHENER, KI NGEMANS DR. BI CENTRE W.MHBCPLAN.COM F: P: MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

24 and Our Lady of Fatima Catholic Elementary School); and, permitting a residential development that is located on a collector road with access to a range of transportation options including public transit. The City of Cambridge identifies many growth management objectives in Section 2.2 of the Official Plan. Policy 2.2 l) states that one of the objectives of the Official Plan is to promote the principles of conservation and sustainability, including; the efficient use of energy and water; the intensification of development in the built-up area, and the protection, enhancement or, wherever feasible and appropriate, restoration of the natural environment and cultural heritage resources. The proposed development meets this objective as it proposes a more compact urban form, which is inherently more sustainable, in the built up area of the City of Cambridge. Furthermore, a compact urban form contributes to the more efficient use of energy and water, thereby promoting practices that contribute to the reduction of climate change impacts. Section of the Official Plan provides the policy framework for intensification within the Built-Up Area. Future development within the Built-Up Area is to contribute to the achievement of the annual 45% reurbanization target. Policy requires intensification and redevelopment within existing neighbourhoods to be minor in nature, designed to respect existing character, and provide connections and linkages where possible. Policy further states that intensification within the Built-Up Area will be planned and designed to: support vibrant neighbourhoods through the inclusion of a diverse and compatible mix of land uses, including residential and employment uses; provide for a range and mix of housing that takes into account affordable housing needs; supports walking, cycling and transit; generally achieves higher densities than surrounding areas; and, ensures an appropriate transition of built form to adjacent areas. The proposed zoning amendment complies with these policies in that it would permit a residential development in an existing residential area, thereby providing for a compatible mix of land uses (in an existing low-density residential neighbourhood); consequently, supporting the design of vibrant neighbourhoods. Additionally, the proposed amendment would permit the development of a range and mix of housing in an area designed to support walking, cycling and transit. Generally, the proposed zoning amendment will provide for the intensification of underutilized residential land from a single detached urban form to a more compact townhouse form. Furthermore, the proposed intensification is appropriate given the subject lands location on a collector road. The grades through the site allow for a compact townhouse development that is similar in building height to adjacent uses, while also providing for minimum setbacks from adjacent residential uses in accordance with the Zoning By-law. The proposed residential units would contribute to the range and mix of housing types in the surrounding neighbourhood and situate additional residents within walking distance of shopping, school, and outdoor amenities in the nearby Hespeler Village. 15

25 Policy identifies the factors to be considered in assessing the compatibility of a proposed development within residential neighbourhoods with respect to the density, location and character of surrounding land uses. The proposed redevelopment is compatible with the surrounding residential neighbourhood and meets the compatibility criteria established in Policy of the Official Plan as follows: a) The density, scale, height, massing, visual impact, building materials, orientation and architectural character of neighbouring buildings and the proposed development; b) The conservation, protection, maintenance and potential enhancement of the natural environment and cultural heritage resources; c) The continued viability of neighbouring land uses; New buildings have been designed with dual frontages which front the internal road and provide for active entrances along River Road. This provides units fronting onto River Road while still maintaining driveways and accesses from the proposed internal street and maintaining some consistency with the established front yard setbacks of adjacent existing buildings along the east side of River Road. The proposed front yard setback is also sufficient to accommodate appropriate landscaping to soften the visual impact of proposed buildings at street level. The existing homes to the east and south of the proposed development along Endeavour Drive and Melran Drive will not be significantly affected as the proposed units will be constructed on a lot with significant grade changes which result in 3-storey units that will be of a similar height to the 2-storey single detached homes along Endeavour Drive. A cross section has been prepared (Figure 5) which depicts the scale, height and visual impact of the proposed development on neighbouring buildings. The proposed density of 40 units per hectare is consistent with the density permitted in the Cambridge Official Plan. There are no identified natural heritage features or cultural heritage resources on the site. The proposed development will not affect the viability of neighbouring land uses. The neighbouring land uses can continue to exist in the same manner as they currently do as the proposed development will be appropriately setback from adjacent residential uses and is 16

26 d) Pedestrian and vehicular movement and linkages, as well as parking requirements and design in both existing development and proposed developments; e) Landscaping, setbacks, sun and shadow effects, wind effects, signage, lighting and buffering of existing development and proposed developments; designed at a similar height and is consistent with adjacent residential land uses. The proposed driveways provide access to River Road and are located at the northern corner of the site and at the midpoint of the site. An internal sidewalk network connects all areas within the development. The proposed development meets the parking requirements for the proposed RM4 zone in addition to the tandem parking provision in Policy a) of the City of Cambridge Zoning By-law. Visitor parking is provided at the north end of the site. The proposed development conforms to all the required setbacks under the RM4 zone with the exception for the front yard setback of 3.66 metres due to the required road widening for the site. The front yard setback of 3.66 metres is only required at one specific point along the frontage to accommodate the estimated road widening that will be required. As such, the front yard setback for the development varies from 3.66 metres to metres. Generally, the front yard setback across the frontage is 6 metres. A landscape buffer from the right-of-way can still be achieved in the 3.66 metre front yard setback. Matters such as shadow impacts, site lighting and landscaping will be addressed at the site plan approval stage. It is noted that the proposed yard setbacks are sufficient to accommodate adequate landscaping for buffering purposes as required. f) Noise attenuation; A Noise Study was not required to be g) Odour, dust and emission impacts; undertaken in support of the proposed zoning amendment. The proposed development is for a residential use and there will be no significant noise, odour, dust or emission impacts as the proposed use for the lands is residential. h) Transportation implications; and A Traffic Impact Study was not identified as a requirement for the proposed amendment. River Road is a collector road and the proposed redevelopment is expected to not have any negative implications on the surrounding transportation network. 17

27 i) Transitions between different land uses and between sites having varying permitted uses. Lands to the north, south and east are designated and developed with a mix of townhouse and single detached dwellings. The proposed residential type for the site is townhouse units, which currently exist in the neighbourhood east of the subject lands. Furthermore, the development proposes units that will be of similar building heights as existing homes to the east and south of the subject lands, and will not result in a significant height difference. The grade change across the width of the subject lands will effectively allow for 3- storey townhomes to be of the same height as the 2 storey single detached homes which back onto the proposed development to the east and south of the subject lands. Please refer to Figure 5 for a detailed cross section of the proposed development depicting the relationship between the height of the proposed units and the existing homes on Endeavour Drive. Policy of the Official Plan establishes criteria to assess whether intensification and redevelopment within existing neighbourhoods is minor in nature and compatible with the surrounding neighbourhood. The subject lands are intended to redevelop for medium density residential uses. An analysis of the proposed development to the criteria of Policy was undertaken with respect to the surrounding residential neighborhood. The proposed redevelopment satisfies the criteria outlined in Policy and is demonstrated to be minor in nature as follows: a) Comparable building height, generally within two storeys of neighbouring buildings; Buildings and dwellings surrounding the subject lands range in height from one to two storeys. The proposed buildings are two and three storeys and are of a comparable building height to adjacent properties. The site grading also transitions from east to west causing units transitioning to the existing neighbourhood to be similar in scale. The City of Cambridge Official Plan suggests comparable heights are heights within two storeys of neighbouring buildings. b) Massing and scale; The proposed development will help to create a streetscape that is comparable to the existing scale of the adjoining neighborhoods. The massing and scale of the proposed development will remain in harmony with the immediate 18

28 c) Similar lot coverage and side yard setbacks to neighbouring housing; surrounding context. For example, the properties located north, east, and south of the subject lands range in heights from one to two storeys and are pedestrian scale. The proposed development has been designed to respond to this context by providing for additional two and three storey structures that would contribute to a compatible built form. The proposed new buildings along River Road will be separated from the street by a landscaped buffer and will be broken up by the two proposed accesses along River Road to break up building and block massing along the street. This interruption in building facades along River Road helps to divide a large built-form into several linked smaller forms to minimize visual impact along the street in relation to the north and south. The proposed development is a medium density residential development which is consistent with the OP designation of low/medium density residential. The Official Plan combines the designations together which generally suggests that both low density (single detached) and medium density (townhouses) are compatible uses. The proposed development plans for a site with 32% lot coverage whereas the Zoning Bylaw permits a maximum lot coverage of 40%. Generally, single detached units are permitted a lot coverage of 40% as stated in the regulations of the Zoning By-law for low-density residential zones. Therefore, the proposed development reflects the lot coverage of adjacent residential uses. The interior side yard setback between the proposed development and existing dwellings to the south and north will be greater than those of neighbouring housing due to the increased setback requirement for the proposed RM4 zone (7.5 metres) in comparison to the surrounding R4 zone (1.2 metres). The side yard setback along the southern property line abuts the rear yard setback for the lots to the south, resulting in a 19

29 d) Maintaining the predominant or average front yard setback; side yard setback of 7.5 metres abutting a rear yard setback of 7.5 metres for the homes along Melran Drive. Once the required right-of-way dedication is acquired along the entire frontage of River Road, the proposed development will be consistent with setbacks of the existing and potential future development and the proposed setbacks are consistent with an infill type of development. e) Built form respects the façade details and materials of neighbouring housing, including garage width, porches, screening and architectural details; The majority of the units on the northern half of the development which front onto River Road have consistent front yard setbacks that range from between 4.17 metres to 5.41 metres. The units on the southern half of the development have front yard setbacks that range from 3.66 metres to metres. Generally, the front yard setback across the frontage is 6 metres The proposed built form is a more modern style architectural design, which is consistent with the City of Cambridge Urban Design Policy in the Official Plan. The proposed development provides for high quality/low maintenance design at an appropriate scale/height adjacent to existing residential uses. f) Transportation implications; There are no anticipated transportation implications on surrounding lands. River Road is a collector road. h) Appropriate parking arrangements and traffic movement. Parking and traffic/emergency vehicle movement is accommodated within the proposed development. The amount of traffic generated by the proposed development is not anticipated to affect traffic movement in and out of surrounding properties. The multi-residential dwelling locational criteria established in Policy of the Official Plan are met by the proposed development as follows: a) Is located on an arterial or collector road, or is directly accessible to any such road through the local road network where it is not likely to generate sufficient traffic to disturb the The proposed development is located along River Road, a collector road in the City of Cambridge. The proposed development includes a private internal road, and thus will not 20

30 peaceful and quiet enjoyment of neighbouring residential properties located on such local access road; b) Is conveniently located within reasonable distance of public transit, recreational open space and shopping facilities and, if the building is proposed to be designed for occupancy by households with children, is also located within convenient walking distance to an elementary school; c) Has a suitable size and configuration to: i. Permit the separation or appropriate integration of on-site vehicular and pedestrian traffic; ii. iii. Provide for adequate access and circulation by emergency vehicles; Provide adequate on-site landscaping to: establish suitable outdoor amenities and recreational facilities for the building s occupants; screen parking areas; and provide effective buffering and screening to ensure the privacy of outdoor recreational areas on the site as well as on adjoining properties; iv. Provide adequate grading and stormwater management features to ensure the drainage of surface waters to on-site stormwater management facilities or to public storm drainage facilities and not to adjoining properties; significantly impact the flow of traffic to the surrounding area. The proposed buildings are located approximately a 15 minute walk from Hespeler Village, providing recreational and commercial facilities. The proposed development will feature two-bedroom units and thus can be inhabited by families. The subject lands are within a 10 minute walk of two schools which serve the children in the neighbourhood and are located within close proximity of the 51B GRT route. This bus route provides access to Hespeler Village and the 203 ixpress route, which connects the site to the broader Region. Two accesses are proposed to provide vehicular access to the proposed development and its associated parking. A pedestrian sidewalk is proposed along the northern side of the interior road to ensure safe pedestrian movement throughout the site. Appropriate access and circulation for emergency vehicles in provided within the concept site plan. Suitable outdoor amenities are provided through the inclusion of balconies as additional private amenity space and a landscaped area as common amenity area. The proposed visitor parking has been located in the northwestern corner of the site so as to reduce the view of the parking area from River Road. Sufficient landscaped areas in the front and side yard can be accommodated to screen proposed amenity areas and parking area from adjacent properties and the street. Proposed balconies for each unit generally face the internal road or proposed common amenity areas. A Functional Servicing Report/Stormwater Management Report has been prepared by MTE Consultants, and concludes that: The proposed grading design will 21

31 d) Is proposed to be developed in such a manner and at such a scale that the site and building design, building height, setbacks, landscaping and vehicular circulation will ensure the proposed development is compatible with existing development on adjoining lands, as outlined in Section of this Plan; and e) Will include wherever possible the preservation and protection of the natural environment and cultural heritage resources. respect the natural topography of the site to achieve a reasonable cut/fill balance where possible; Existing municipal infrastructure for water, sanitary and storm is available for this development from River Road; The SWM criteria for quantity control can be met through the installation of an online orifice plate and underground storage tanks; and The SWM criteria for quality control can be met through the installation of an oilgrit separator. The proposed redevelopment has been evaluated with respect to the criteria outlined in Section of the Official Plan in the following pages of this Report and is determined to be compatible with surrounding uses, the vision for the subject lands, and surrounding properties as presented in the City of Cambridge Official Plan. The subject lands are located across the street from a wooded area and the Speed River. The subject lands are also located within close proximity to the existing trail network and Cityowned parks and public space. There are no resources on the property to be protected. With respect to Residential Lands, Section 2.8 of the Official Plan states that the City of Cambridge will: a) encourage the development of a wide range of housing unit types to accommodate the needs, preferences and economic resources of the city s households; d) establish residential densities which are both appropriate to existing and new neighbourhoods and result in the compact development of the city s residential lands;... e) promote balanced residential intensification including individual lot intensification that is compatible with existing and permitted uses on neighbouring properties, as well as any other key natural and cultural heritage resources; The proposed development will contribute to the existing mix of housing in the surrounding neighbourhood through the addition of cluster townhouse dwellings. The proposed density of 40 22

32 units/hectare for the subject lands would comply with the permitted density of 40 units/hectare in the Official Plan and the Zoning By-law. Policy further states that the City will ensure the creation of 45% of new housing units through intensification of built up areas within the city. The subject lands are located within the Built Up Area and will contribute towards the achievement of the 45% residential intensification target. Urban Design policies are contained in Chapter 5 of the Official Plan. The Urban Design Brief submitted concurrently with this Report and summarized in Section 5.1 herein provides the analysis of how the proposed development conforms to the relevant urban design policies. Despite the subject lands are not located within a Wellhead Protection Sensitivity Area (WPSA), a Section 59 Notice and a Provisional Risk Management Plan was issued by the Region which identifies compliance with local Source Water Protection Plan policies. A full Risk Management Plan will be required in the future as a condition of site plan approval. The proposed Zoning By-Law Amendment conforms to the policies of the City of Cambridge Official Plan, City of Cambridge Zoning By-law The subject lands are currently zoned R2 (Figure 9) and are proposed to be zoned RM4 to permit the proposed townhouse use. The regulations proposed in Section 3.2 of this report are proposed to apply to the lands in that RM4 zone to which reference to s.x.x.x is made on Zoning Maps C14 (Figure 10). This special RM4 zone is the appropriate zone category to implement the proposed site specific provisions and permit cluster townhouses on the subject lands. The site specific provisions include: a reduced front yard setback, a reduced minimum distance between side walls; and the inclusion of balconies and at-grade porches in the private amenity area calculations. The reduced front yard setback is required as a result of the road widening that will be taken along the lot frontage of River Road. Furthermore, a reduced front yard setback will achieve a more pedestrianfriendly environment along River Road and will permit development that recognizes the location of the established building line of properties further down the east side of River Road and the surrounding neighbourhood to the east. The reduced front yard remains adequate to accommodate enhanced landscaping and attractive facades along River Road. The proposed site specific provision reduces the required front yard setback to 3.66 metres, whereas 6.0 metres are currently required. The front yard setback of 3.66 metres is only required at one specific point along the frontage to accommodate the estimated road widening that will be required. As such, the front yard setback for the development varies from 3.66 metres to metres, with an average front yard setback of 6 metres. The reduced minimum distance between side walls for cluster developments in RM-class zones is proposed to be reduced to 2.4 metres, whereas 3.0 metres is required. The reduction in this required minimum separation between buildings is required for the buildings fronting River Road to accommodate the additional width of providing two access points and the required fire route from River Road. 23

33 Source: By-Law No , City of Cambridge, 2012 Figure 9 City of Cambridge Existing Zoning By-Law No LEGEND Subject Lands DATE: August 2018 SCALE: 1:4,000 FILE: Y509 AW north DRAWN: CAC K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\ExZoning.dwg River Road City of Cambridge Region of Waterloo Source: Region of Waterloo SLRN 3X9 N2B ON, TCHENER, KI NGEMANS DR. BI CENTRE W.MHBCPLAN.COM F: P: MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE

34 SPEED RIVER RIVER RD RM4 S.X.X.X ENDEAVOUR DR GIBB ST MELRAN DR QUEEN ST Source: By-Law No , City of Cambridge, 2012 Figure 10 Proposed Zoning By-Law Amendment LEGEND Subject Lands DATE: August 2018 SCALE: 1:2,000 FILE: Y509 AW north DRAWN: CAC K:\Y509AW-Reids Heritage Homes-River Road Cambridge\Rpt\ProposedZoning.dwg River Road City of Cambridge Region of Waterloo Source: Region of Waterloo SLRN 3X9 N2B ON, TCHENER, KI NGEMANS DR. BI CENTRE W.MHBCPLAN.COM F: P: MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE