PLANNING JUSTIFICATION REPORT

PLANNING JUSTIFICATION REPORT PREPARED FOR: CAMBRIDGE HINDU SOCIETY BOXWOOD DRIVE, CHERRY BLOSSOM AND ROYAL OAK ROAD, CAMBRIDGE PREPARED BY: HANS MADAN, MPA, MCIP, RPP 330 F TRILLIUM DRIVE KITCHENER, ONTARIO N2E 3J2 PHONE: 519-896-5955 FAX: 519-896-5355 DATE: JULY 21, 2017 PROJECT : CHS

TABLE OF CONTENTS 1. INTRODUCTION 3 2. SITE DESCRIPTION 3 3. PROPOSAL 4 4. PROVINCIAL POLICY STATEMENT (2014) AND GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) 5 5. REGION OF WATERLOO OFFICIAL PLAN (2010) 6 6. CITY OF CAMBRIDGE OFFICIAL PLAN (2012) 8 7. ZONING BY-LAW 150-85 10 8. PRE-CONSULTATION & REPORTS 11 9. JUSTIFICATION 14 10. CONCLUSION 15 APPENDIX A PROPOSED SITE PLAN APPENDIX B RECORD OF PRE-SUBMISSION CONSULTATION Page 2 of 16

1. INTRODUCTION Cambridge Hindu Society owns a property bounded by Cherry Blossom Road, Royal Oak Road and Boxwood Drive, Cambridge, Ontario. The Society wishes to build and a place of worship and operate it under the name Radha Krishna Mandir. It has submitted an application for a site specific amendment to the zoning by-law to the City of Cambridge to allow the proposed use. This report has been prepared to provide details and justification for the proposal. 2. SITE AND AREA DESCRIPTION The subject property is bounded by public streets on all sides namely Cherry Blossom Road, Royal Oak Road and Boxwood Drive, in the City of Cambridge, Region of Waterloo. The property is legally described as Part of Lot 27; Beasley s Broken Front Concession and also described as Part 11 Plan 67R-2561. The property has a frontage of 69.764 metres on Boxwood Drive and flankage of 112.6 metres on Cherry Blossom Road & 127.247 metres on Royal Oak Road respectively and an area of 0.9066ha. The property is located to the south of the North Cambridge Industrial Area. To the northwest, north of Cherry Blossom Road and west of Boxwood Drive is the Toyota Motor Manufacturing plant. The lands immediately to the north of Cherry Blossom Road and east of Boxwood Drive are open space lands and further to the north the lands are under development with industrial uses. The property surrounded on all other sides by residential uses that were developed over time and on private services. Page 3 of 16

Aerial photo: subject property (source: Region of Waterloo GIS map) 3. PROPOSAL The proposal is to construct a place of worship (Mandir) with a floor area of approximately 557m 2 on the main floor and similar size floor area in the basement. The main floor area would have the prayer hall and ancillary uses such as reception, coat room, elevators and barrier free washroom etc. The lower basement level also has a large hall which would be used for weddings and similar functions and serving food. It also has a small stage for performance by children and other ancillary uses. However, the lower level would be used only in conjunction with the upper floor and by the same people who attend the prayer hall for eating and other small functions. Both floors are not expected to be used at the same time. The floor layout and elevation plans and rendering are included in attached Appendix A. Page 4 of 16

Figure 1: Site Plan 4. PROVINCIAL POLICY STATEMENTS & THE GROWTH PLAN The Provincial Policy Statement (PPS), 2014 that replaced and builds on the 2005 PPS came into effect on April 30 th, 2014. It is applicable to all applications made under The Planning Act. The PPS is a comprehensive statement of Provincial Policies and matters of Provincial interest related to land use planning and development. Its main objective is to achieve efficient land use and development patterns; to support sustainability by promoting strong, livable, healthy, complete and resilient communities; protecting the environment and public health and safety; and facilitating economic growth. It encourages development of complete communities that includes among other matters services such as a Place of Worship. Page 5 of 16

In addition to the PPS, the Province has recently issued a new Growth Plan for the Greater Golden Horseshoe (Growth Plan) under the Places to Grow Act, 2005. The new Plan replaces the 2005 Growth Plan and came into effect on July 1, 2017 The 2017 Growth Plan is similar to the 2005 Plan. It stipulates locations and densities for new developments that must be met in order to reduce consumption of farmland by directing and intensifying growth to the built up areas and maximizing the use of existing infrastructure. One of the guiding principles of the Growth Plan is to Build compact, vibrant and complete communities. The Plan makes enhancements to the requirements over the 2005 Plan, sets higher density targets and protection of natural, environmental and cultural features. One of the key guiding principles of the 2017 Plan is to build complete communities. Both the PPS and Growth Plan are implemented by providing appropriate policies in the local Official Plans such as Region of Waterloo and the City of Cambridge Official Plans as discussed later in this report. In my opinion the proposal is consistent with the PPS and conforms to the Growth Plan as it is allowed under both the official plans and will help in building of complete communities. 5. REGION OF WATERLOO OFFICIAL PLANS The site is designated Built-Up Area (see Figure 2) under the 2010 Region of Waterloo Official Plan (ROP). The ROP also allows all types of urban uses including a place of worship provided it complies with the local official plan, as discussed alter in this report under the appropriate heading. The site is not located within the Source Water Protection Area under ROP is shown in figure 3. Page 6 of 16

SUBJECT SITE Figure 2: Excerpt from the ROP Map 3a Urban Area Figure 3: Excerpt from the ROP Map 6a Urban Area Source Water Protection Areas Page 7 of 16

6. CITY OF CAMBRIDGE OFFICIAL PLAN The site is located within Built Up Area (Provincial Plan) on Map 1A Urban Structure and designated as Future Urban Reserve on Map 2 General Land Use Map in the 2012 City of Cambridge Official Plan (see Figure 4). * SUBJECT SITE Figure 4: Excerpt from the Cambridge Official Plan (2012) Map 2 General Land Use Map A place of worship is permitted in this designation under policy 8.1.2 Uses Permitted in All Designations provided it meets other policies as discussed below. It meets polices set out in 8.1.6 as follows: The above policy notes that the City will provide institutional and other similar uses in order to help achieve complete communities while encouraging these facilities to locate in the Urban Growth Centre, Community Core area, Nodes and Regeneration Areas, Reurbanization Corridors and Major Transit Station Areas. The proposed use while not located in any of these areas never the less will assist in building complete community. Building a place of worship in such areas is quite cost prohibitive based on land area Page 8 of 16

required and land prices. Very few, if any, places of worship are being built in such areas. The Cambridge Hindu Society, prior to purchasing current site, had undertaken extensive search, bid on some properties that had come on the market without any success. The Society has also been looking for a site since the purchase of the subject site again without any success. It should be noted that the policy only encouraged to located in the described areas. The Policy states that the City may take actions to facilitate or encourage the establishment of a range of institutional uses in appropriate locations. In my opinion it means that it can be located in other areas as well. The compatibility requirements of sub policies 2, 3 & 4 are discussed later in the report. Policy 8.1.6.7 This policy sets out the criteria to evaluate compatibility with surrounding uses are discussed below: a) The proposed building is proposed on a parcel of land that is separated by public streets on all sides. The massing and scale of the building is appropriate for the site. The height of the building would be similar to many industrial buildings, and generally similar to a two story residential dwellings. The type of building materials have not been decided yet but would be similar to other buildings in the area and the Mandir s architectural character will be compatible with adjacent uses as there is mixture of height and material design used on adjacent industrial and residential uses. b) Preservation and protection of the natural open space system, cultural heritage resources, views and vistas is not expected to be comprised by the proposal or bundling location. A Tree Management Plan has been prepared by a qualified professional that supports the proposal. c) Continued viability of neighbouring uses is not expected to be impacted by the proposed use, as it is proposed on full municipal services and separated by public streets from other uses etc. d) Proposed place of worship has been designed to address the pedestrian and vehicles movements/linkages to minimize impact on neighbouring uses. The Page 9 of 16

previously proposed access on Royal Oak Road has been removed and relocated on Cherry Blossom Road. The Main access is on Boxwood Drive where only one other access is located. It is our opinion that both Boxwood Drive and Cherry Blossom Roads can handle the projected traffic. Parking proposed will exceed the requirements of the Zoning By-law thus eliminating the need for on street parking. e) The property is of sufficient size and separated from other uses and should not have any sun/shadow effects, wind effects, signage, lighting, building orientation and buffering of existing uses. The site plan not only complies but substantially exceeds landscaping and setback requirements. f) There is no sub policy in the Official Pan. g) No odour, dust or emission impacts are anticipated from the proposal. h) While there would be occasional, evening use, similar to any other place of worship, majority of the activities would take place during day time. The main service is held on Sunday s from approximately 10am to 1pm. i) The site has vehicular access on two public streets with sufficient capacity and no traffic impacts are anticipated. Further, the primary services are anticipated on Sundays or weekends when majority of the industrial uses will not be operating. j) The Mandir would be separated from industrial uses by public streets and should not be impacted from these uses. A stationary noise study has been prepared by a qualified professional that supports the proposal and confirms that there should be no impact on the Mandir use. 7. CITY OF CAMBRIDGE ZONING BY-LAW The subject property is zoned (E) A1 under the City of Cambridge Zoning By-law 150-85 (see Figure 5). A place of worship is not permitted in this designation and an amendment to the By-law is required to allow the proposed use of a Place of Worship. In the surrounding area the Toyota Motor Corporation property to the northwest is zoned M3. The property on the east side of Boxwood Drive and east of Cherry Blossom Road is zoned OS1, The industrial properties further to the north and east of the open space are zoned M3. The rural residential properties to west, east and south are zoned R1 Page 10 of 16

SUBJECT SITE Figure 5: Excerpt from the City of Cambridge Zoning By-law Map C6 8. PRE-CONSULTATION A new Pre-Consultation was undertaken on January 26, 2017 with the City of Cambridge Planning Department and the Subdivision Coordinating Committee on behalf of the Cambridge Hindu Society. A copy of the letter summarizing the comments of the committee is attached as Appendix B. The following reports/studies were required as part of a complete application: Planning Justification Report (with specific analysis to the above-noted) Parking Needs/Utilization Study (Scope to be discussed with Transportation) Stationary Noise Assessment (For the proposed use) Tree Management Plan Functional Servicing Report Site Servicing/Site Grading Plans Stormwater Management Plan Page 11 of 16

Site Plan Drawing Floor Plans (show uses proposed within the building). Building elevations This Planning Justification Report has been prepared and is being submitted to comply with the above requirement with the zone change application. All the remaining studies and plans, except parking study, have also been prepared and submitted with the application. All of these support the project. A parking study is not being submitted as discussed later in this report. Functional Servicing Report The Functional Servicing Report has been prepared and submitted with the application. A summary of the recommendations are provided below: The Functional Servicing Report for the Cambridge Hindu Mandir holdings, addressed the key servicing requirements for servicing of the proposed development. Services considered are: Sanitary sewers - 200mm sanitary connection to City sewer on Boxwood Drive Water supply a 150 mm connection to the existing 450mm City trunk on Cherry Blossom Drive. This will serve for fire and domestic use Storm-water management - 171 m3 of storage is provided with a 130 mm orifice to manage the stormwater runoff from the development. A STC 300 proposed for water quality, Runoff from the site will be conveyed to the existing culvert outlet across Royal Oak Drive. Grading consist with the natural grade of the lands. Stationary Noise Assessment A Stationary Noise Assessment has been prepared by RWDI and support the proposal. Its recommendations are provided below: Road traffic analysis demonstrates that it is feasible to develop the site for the proposed place of worship with suitable construction. This construction would provide for the future installation of air conditioning and would meet OBC requirements for wall and window constructions. The following Noise Warning Clause Type C would be required: Page 12 of 16

This dwelling unit has been designed with the provision for adding central air conditioning at the occupant s discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow window and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment and Climate Change. Information provided by the nearby Toyota Motor Manufacturing Canada demonstrates that compliance will be achieved for stationary sources, at the proposed development. It is predicted that applicable limits will be met during all periods of the day. Stationary source of sound does not therefore restrict the feasibility of this development. Parking Needs/Utilization Study The site exceeds the parking requirements of the Zoning By-law. Further, the President of the Mandir, with assistance from others has checked the parking use at current location of the Mandir at 67 Old Mill Road, Cambridge on numerous Sunday's, when the largest gathering takes place. On most Sundays the number of cars parked on the site or adjacent streets is between 20 to 25. On rare occasions, when biggest holidays or festivals are observed that this number is exceeded, but a number over 100 has never been observed. The site plan proposes a total of 102 parking spaces which is substantially more than the current use and almost twice the Zoning By-law requirement. Further, it should be noted that both floors are not used at the same time. The Prayers and wedding ceremonies are held on the main level and then same people go to the lower level for food etc. There would be some functions, such as children performance etc at the lower level but the main floor is not likely to be used at the same time. Similarly, the meetings rooms for the most part will not be in use concurrently. On rare occasions that these may be in use it is not likely that there would a large gathering in the main hall. In any case, the parking far exceeds the requirement and not expected to be an issue. Based on the above it is respectfully submitted that the proposal provides sufficient parking and a study is neither required nor justified. Page 13 of 16

Tree Management Plan A Tree Management Plan has been prepared by MacKinnon & Associates and supports the proposal. The plan s recommendation for preservation or removal of the trees will be followed and implemented during the development of the site. 9. JUSTIFICATION In my opinion the proposal is consistent with the PPS and conforms to the Growth Plan as follows: (i) the site is located in the Built Up Area under the Regional Official Plans and designated Future Urban Reserve under the City of Cambridge Official Plan both of which permit the proposed use; (ii) the project is an infill development that uses an unused vacant parcel; (iii) the project is isolated from both residential and industrial uses by public streets that provide a good buffer and separation and thus will be compatible with adjacent land uses; (iv) the proposal will be on full municipal services and all of the required municipal infrastructure and other services are either available or will be made available to the proposal; (v) the proposal will assist in providing complete communities by providing a service for a segment of the Cambridge residents; (vi) based on the adjacent existing uses in the area the use of the property for either residential or industrial uses will likely have negative impacts, whereas a place of worship is a good transitional use between industrial and residential uses; (vii) In addition to the Mandir use by the Hindu community, it would be open to all and provide facility for use by neighbours and others in the community; Page 14 of 16

(viii) one of the key tenets of the Society is to provide food and assistance to homeless & people in need in the community and having a suitable building will help fulfill this tenet; and (ix) The Mandir will provide economic benefits to the City, whenever out of town invitees and guest lecturers, to the facility, they will use hotels, purchase food, gas etc. 10. CONCLUSION The proposal to develop the site is consistent with PPS, conforms to the Growth Plan and complies with the Region of Waterloo & City of Cambridge Official Plans polices as outlined under respective documents above. The proposal will be on full municipal services and can be undertaken without any additional expenses on the part of the municipalities for infrastructure purposes. It will optimize the use of existing municipal infrastructure. Also, it would provide a needed facility for current and future Cambridge Hindu residents. The current facility is small and obsolete and a new larger and a more modern facility is badly needed. The Society has been searching for an appropriate location, either existing building or vacant site and has not been able to find a suitable location. The proposed site is located at an ideal location and best suited for its use. Even though public transit is not available at the site at this time it is quite likely such service may be extended to the area in the future to service the existing and proposed employment and other uses in the area. Further, public transit is not available to its current location at 67 Old Mill Road. In order to address this, the members of the Society pool transportation and provide rides for those members who do not own their vehicles or are not able to drive. In conclusion, it is my professional opinion that the proposal is an appropriate use for the site and is not expected to have any negative impact on any of the surrounding properties. Further, the site is surrounded by industrial and employment uses to the north and residential uses on all other sides. It would be difficult to develop the site for a use that would be more compatible with existing uses. A residential use on this site will be affected by the existing and proposed industrial uses and an industrial use will impact existing Page 15 of 16

residential uses. The designation of the site Future Urban Reserve under the 2012 Cambridge Official Plan is evidence of this. A place of worship, in my opinion would be a good transitional use between industrial and residential uses. Hans Madan, BES, MPA, MCIP, RPP Page 16 of 16