Meeting Date: 10/04/2016 Report #: 16-090(D&I)

To: PLANNING & DEVELOPMENT COMMITTEE

Report Date: 08/23/2016

Report Author: J. Matthew Blevins, Acting Senior Planner

Department: Development and Infrastructure

Division: Planning

Report Title: Public Meeting Report – 80 – 85 Munch Avenue – Zoning By-law Amendment and Draft Plan of Subdivision Application – Norrich West Inc.

File No: R15/16

Ward No: 4

RECOMMENDATION

THAT applications R15/16 and 30T-16102 for 80-85 Munch Avenue be referred back to staff for a subsequent report and recommendation.

SUMMARY

• This report is for a statutory public meeting required by the Planning Act for requested Zoning By-law Amendment and Draft Plan of Subdivision applications.

• The applicant is proposing development on parcels of land on the north side of Munch Ave (Part A) and on the south side of Munch Ave. (Part B).

• Part A is proposed to create a municipal road with 16 blocks for 84 street fronting townhouse dwellings with additional blocks for a road widening on the north side of Munch Ave. and a pedestrian path. The following site specific amendments are proposed:

o Reduction in minimum required lot area from 165 m2 (1,776 ft.2) per dwelling unit to 160 m2 (1,722.2 ft.2) per dwelling unit for the four (4) internal lots on Block 8 and the two (2) internal lots on Block 13.

o Reduction in minimum required rear yard from 7.5 m (24.6 ft.) to 7.0m (23 ft.) for Blocks 8 and 13

o Reduction in minimum required exterior yard setback from 6 m (19.7 ft.) to 3.7 m (12 ft.) for Block 1

o Increase in the maximum permitted lot coverage from 40% to 52% • Part B is proposed to create a municipal road with 16 blocks for 85 street fronting

townhouse dwellings with additional blocks for a road widening on the south side of Munch Ave., storm water management facilities and a pedestrian path. The following site specific amendments are proposed:

o Reduction in minimum required exterior yard setback from 6 m (19.7 ft.) to 4.5 m (14.7 ft.) for Block 31

o Increase in the maximum permitted lot coverage from 40% to 52% o decrease in minimum required lot frontage from 5.5 m (18 ft.) to 4.7 m

(15.4 ft.) for the southernmost lot in Block 23.

BACKGROUND

The purpose of this report is to advise the Planning and Development Committee and the public about a proposed Zoning By-law Amendment and Draft Plan of Subdivision applications for 80 – 85 Munch Ave. to permit development on the north (Part A) and south (part B) sides of Munch Avenue. Part A is proposed to create a municipal road with 16 blocks for 84 street fronting townhouse dwellings with additional blocks for a road widening on the north side of Munch Ave. and a pedestrian path. Part B is proposed to create a municipal road with 16 blocks for 85 street fronting townhouse dwellings with additional blocks for a road widening on the south side of Munch Ave., storm water management facilities and a pedestrian path.

In accordance with the Planning Act, the City must hold a public meeting in order to formally consider the requested Zoning By-law Amendment and Draft Plan of Subdivision applications.

Detailed analysis of Provincial, Regional and City policies, supporting documents, agency comments and any public submissions will be the subject of a future recommendation report.

Location:

The subject lands are legally described as North Dumfries Concession 12, Part Lot 9, Registered Plan 58R-15501 Part 1 and North Dumfries Concession 12, Part Lot 9, Registered Plan 58R-15501 Part 2 and are municipally know as 80 – 85 Munch Avenue.

Part A is approximately 2.3 Hectares (5.7 Acres) in size and Part B is approximately 3.5 Hectares (8.7 Acres) in size for a combined total of 5.8 Hectares (14.3 Acres) and have approximately 260 m (853. ft.) of frontage on either side of Munch Avenue. The lands are currently being cleaned up after the removal of an automotive salvage yard.

Existing/surrounding land uses:

The subject property used to contain an automotive salvage yard which has since been removed and currently vacant while undergoing remediation.

Part A

Part B

The area surrounding the lands are predominantly single-detached with townhouses located to the immediate south.

Proposal

Part A & Part B of the proposed plan of subdivision are planned to be developed at the same time and include the creation of two municipal roads and 32 blocks for street fronting townhouse units. Additional blocks are proposed for storm water management facilities, pedestrian walkways and road widenings along Munch Avenue. The development is proposed to include a total of 169 townhouse units.

Attachment No. 1 contains the proposed draft plan of subdivision.

The applicant is requesting to rezone the property to (H)RM4 (Holding Residential Multiple), with site specific provisions, and OS1 (Open Space) to permit the development of the proposed draft plan of subdivision for multiple residential dwellings.

If eventually approved, the holding provision can be removed once the Record of Site Condition (RSC) has been acknowledged by the Ministry of Environment and Climate Change. The requested site specific amendments apply to the residential blocks (Blocks 1-32 and 39) only and are as follows:

• Part A (North Side): o Reduction in minimum required lot area from 165 m2 (1,776 ft.2) per

dwelling unit to 160 m2 (1,722.2 ft.2) per dwelling unit for the four (4) internal lots on Block 8 and the two (2) internal lots on Block 13.

o Reduction in minimum required rear yard from 7.5 m (24.6 ft.) to 7.0m (23 ft.) for Blocks 8 and 13

o Reduction in minimum required exterior yard setback from 6 m (19.7 ft.) to 4.6 m (15 ft.) for Block 1

o Increase in the maximum permitted lot coverage from 40% to 52% • Part B (South Side):

o Reduction in minimum required exterior yard setback from 6 m (19.7 ft.) to 4.5 m (14.7 ft.) for Block 31

o Increase in the maximum permitted lot coverage from 40% to 52% o decrease in minimum required lot frontage from 5.5 m (18 ft.) to 4.7 m

(15.4 ft.) for the southernmost lot in Block 23.

ANALYSIS

Strategic Alignment: PEOPLE To actively engage, inform and create opportunities for people to participate in community building – making Cambridge a better place to live, work, play and learn for all.

Goal #2 - Governance and Leadership

Objective 2.1 Provide a wide range of ways that people can become involved in city decision making.

A statutory public meeting as required by the Planning Act to provide an opportunity for the public to provide input on the proposal.

Existing Policy/By-Law: City of Cambridge Official Plan (2012)

The 2012 City of Cambridge Official Plan designates the subject lands as ‘Low/Medium Density Residential’ which permits a range of residential uses and housing types including townhouses. The proposed development is approximately 29 Units Per Hectare (UPH) which is less than the maximum permitted density of 40 UPH for the ‘Low/Medium Density Residential’ designation.

City of Cambridge Zoning By-law No. 150-85, as amended

The subject lands are currently zoned R4 (Single Residential) which permits institutional uses and single detached residential. The applicant is requesting to rezone the property to (H)RM4 (Residential Multiple) and OS1(Open Space) which permits a range of housing types, including street fronting townhouses and cluster townhouse developments. The portions of the plan proposed for storm water management and pedestrian pathways would be permitted in the OS1 (Open Space) zone.

Staff have confirmed with the applicant that their intent is for the development to be market rate, freehold townhouse units.

The applicant has also asked for site specific provisions for the residential blocks (Blocks1 – 32 and 39) to reduce the minimum required lot area, rear yards and exterior side yard as indicated above as well as to increase the maximum permitted lot coverage and to decrease the minimum required lot frontage for the southernmost lot in Block 23 (beside the proposed pedestrian path shown as Block 38 on the plan). The applicant has not requested a reduction in required parking as each dwelling unit will have a driveway and garage which can accommodate 2 parking spaces. By-law 150-85 requires 1 parking space per unit and as street townhouses fronting onto a municipal road they are treated like single detached dwellings which do not require additional visitor parking spaces.

Financial Impact: The costs related to these applications will be borne by the developer.

Public Input: The statutory public meeting required under the Planning Act is being held on October 4th, 2016 and official notification was provided in the Cambridge Times on September 1st, 2016. In addition, notice was provided to all assessed property owners within a 120 m (393.7 ft.) radius of the site. Any interested parties and members of the public will be provided with an opportunity to speak to this proposal at the October 4th, 2016 public meeting.

A Neighbourhood Meeting was held on September 15, 2016 to provide the neighbouring residents with additional information regarding the proposed development and to provide them an additional opportunity to provide feedback. Public comments will be included in a future staff report with staff’s response to those comments.

Internal/External Consultation: The applications and supporting studies have been circulated to the departments and agencies listed in Attachment No. 3.

Comments/Analysis: Staff will provide further comments and analysis regarding this application as part of a future recommendation report to the Planning & Development Committee.

Considerations for the review of this application include (but are not limited to) the following:

• Built form compatibility with surrounding existing development • City’s Official Plan infill policies • Environmental impact (remediation of the subject lands) • Site design and layout • Tree Management

SIGNATURE

Prepared by:

Departmental Approval:

ATTACHMENTS

Attachment No. 1 – Proposed Draft Plan of Subdivision

Attachment No. 2 – Proposed Elevations

Attachment No. 3 – Existing Zoning Map

Attachment No. 4 – Internal/External Consultation

Attachment 1

Proposed Draft Plan of Subdivision

Part A Part B

Attachment 2

Proposed Elevations

Attachment 3

Existing Zoning Map

Attachment 4

Internal/External Consultation & List of Supporting Studies

This application has been circulated to the departments and agencies listed below. Their comments will be included in a future staff report to the Planning & Development Committee for consideration.

• Energy + Inc.

• Public and Catholic School Boards

• Manager of Transportation

• City of Cambridge Development Planning Section

• City of Cambridge Policy Planning Section

• City of Cambridge Community Services Department

• City of Cambridge Development Engineering Section

• City of Cambridge Fire Department

• City of Cambridge Building and Enforcement Services Division

• Regional Municipality of Waterloo

List of Supporting Studies

• Planning Justification Report

• Urban Design Brief

• Traffic Noise Study

• Transportation Impact Study (TIS)

• Tree Inventory and Management Plan (TMP)

• Functional Servicing Report (FSR)

• Architectural Cross Sections

• Building Elevations