Re-Zoning 58 Beverly St Cambridge Nov. 26, 2102 Public Meeting

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PURPOSE

The purpose of this report is to advise Council and the public of the receipt of anapplication for an amendment to the Zoning By-law to change the zoning classificationof a former industrial/office building and garage on the northwest corner of BeverlyStreet and Kerr Street from M2 (industrial) to (H)RM3 (Medium High Density Residentialwith a Holding Zone prefix for a record of site condition) with site specific provisions topermit the development of twelve (12) residential apartment units. In accordance with

section 34 of the Planning Act, prior to making a decision, Council is required to hold apublic meeting to receive comments from the public. The application is also beingcirculated for comment to public agencies and prior to a final decision being made, afurther report will be forwarded to Council that includes the comments and concerns ofthe agencies and the public.

REPORT

To: GENERAL COMMITTEE PUBLIC MEETING,

PROPOSED ZONING

BY-LAW

AMENDMENT, WM &

FM CONSTRUCTION,

58 BEVERLY STREET

Date of Meeting: November 26, 2012

Prepared By: Megan Gereghty, Planner

Department: Planning Services

Date to Management Committee: November 14, 2012

Report No.: PI/12-61

File No.: R07/12/TM

Ward No.: 4

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PUBLIC MEETING, PROPOSED ZONING BY-LAW AMENDMENT,WM & FM CONSTRUCTION, 58 BEVERLY STREET Page 29 of 167


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P/12-61, General Committee, November 26, 2012Public Meeting, Proposed Zoning By-law Amendment,WM & FM Construction, 58 Beverly StreetPage 1

G:\Administration Common\Reports - Council-Committee\iCompass reports\Word versions\P-12-61.doc

LOCATION AND PROPOSAL

The subject site is 0.16 ha (0.43 ac) inarea and is located on the northwest

side of Beverly Street. The site is legallydescribed as Plan 615, Part of Lot 1,W/S Beverly, N/S Kerr Corner, City ofCambridge.

The applicants proposal is to change thezoning classification from M2 (industrial)to a (H)RM3 (multi-residential with aHolding Zone Prefix) zone with sitespecific provisions for reduction inlandscaped area, amenity space,parking and building setbacks. A Record of Site Condition is necessary to permit a

residential use on this site so a holding provision (H prefix) will be used to ensure thatthis is completed to the satisfaction of the Region.

The zoning by-law amendment has been submitted to permit the development of twelve(12) residential apartment units utilizing the two (2) existing buildings on site includingthe main office building with an extension and the existing garage. Eleven (11) of thetwelve units are to be located within the existing office/industrial buildings. The remainingunit is proposed to be located within the existing garage.

The site plan of the proposed development is attached as Appendix A.

SUPPORTING MATERIAL

The applicant has submitted the following material in support of the application:

Planning Justification Report, prepared by GSP, dated September 2012. Environmental Noise Feasibility Study, prepared by Novus Environmental, dated

August 1st2012. Grading plan, prepared by WMFM Construction , dated March 13th, 2012 Servicing plan, prepared by WMFM Construction , dated March 13th, 2012

Copies of these documents are on file in the Planning Services Department.

EXISTING LAND USE

The subject property is located on the northwest corner of Beverly Street and KerrStreet, and is occupied by one (1) former industrial/office building (with an addition) andone (1) former garage building. The property is generally rectangular in shape and is acorner lot with 39.6 meters of lot frontage on Beverly Street and 42.45 meters of exteriorside yard fronting onto Kerr Street.

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Surrounding land uses contain residential and institutional uses (St. Louise AdultLearning Center) to the north, low density residential to the east and west, mixedresidential and office to the southeast, commercial to the south and more low densityresidential to the southwest.

Existing land uses are more specifically detailed on Map 3, as attached.

View from Beverly St.

OFFICIAL PLAN DESIGNATION

Current City of Cambridge Official Plan (1999)

This site is currently designated as Class 1 (Urban) Residential District. This designationallows for the development and use of lands for a wide range of residential uses anddensities up to 75 units per hectare where a municipal water supply and municipalsanitary sewers have been made available. Given this current designation, the applicantis in conformity with 1999 Official Plan.

City of Cambridge Council Adopted Official Plan (2012)

Under the City of Cambridge Council Adopted Official Plan, the site is designated asLow/Medium Density Residential. The City anticipates that the Council Adopted Official

Plan may be approved by the Region by end of this year (2012). Upon approval of theOfficial Plan, this application will no longer conform with the densities of the New OfficialPlan within the Low/Medium Density Residential designation. The City hasrecommended that the applicant submit an Official Plan Amendment application toensure that the property would be in conformity with the City of Cambridge Official Plan(2012). However, the applicant has chosen not to submit an official plan application.

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ZONING CLASSIFICATION

The subject property in zoned M2 (Industrial). The M2 zone permits a wide range ofindustrial uses and supporting uses with no outside storage. The lands to the south are

zoned C5 (commercial) and M3 (Industrial). Surrounding properties to the north, eastand west are zoned low density residential, namely R4 and R5. Map 4 details theexisting zoning in the area and is attached to this report.

SITE PLAN CONTROL APPROVAL

The applicant will be required to obtain a Site Plan Control Approval for this proposal.Issues of garbage screening, loading bays, landscaped open space, amenity area, andparking will be addressed at the Site Plan Control Approval stage. Site Plan Approval willbe considered concurrently with the Zoning By-law Amendment.

CIRCULATION

This application has been circulated to the departments and agencies listed below. Theircomments will be included in a future staff report to Council for consideration.

x Regional Municipality of Waterloo

x The Grand River Conservation Authority

x Cambridge and North Dumfries Hydro Inc.

x Cambridge Building and Enforcement Services Division

x Cambridge Senior Development Engineer

x Cambridge Zoning Officer

x Cambridge Economic Development Divisionx Cambridge Fire Department

x Cambridge Transportation and Public Works Department

x City of Cambridge Policy Planning Division

x Cambridge Community Services Department

x Waterloo Catholic District School Board

PLANNING COMMENTS

This proposal was the subject of a pre-consultation meeting on August 26 th, 2010 toidentify the requirements for a complete application. Issues such as Land Use

Compatibility, Transportation and Stationary Noise, and Urban/Site Design, includingparking, and potential site contamination were raised at that time.

Planning Staff have advised the applicant that a holding provision (H prefix) will beplaced on the zoning classification only to be removed when a Record of Site Conditionhas been submitted to the satisfaction of the Region and the City of Cambridge.

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Planning Staff have also recommended that the applicant submit an Official PlanAmendment so that the property would be in conformity with the new Official Plan (2012)once it has been adopted by the Region of Waterloo. The applicant has chosen not toproceed with an Official Plan Amendment.

Site Plan Control

The applicant will require Site Plan Control Approval. Since the proposal is to convertexisting buildings, a number of variances will need to be submitted because the use willbe changing. Additional variances may be required for landscaped open space, amenityarea, parking requirements, and set backs (front yard, exterior side yard, and rear yardsetbacks). The Site Plan Control Approval will be considered concurrently with thisapplication. Additional variances may be added or proposed variances may be changedat the Site Plan stage.

Staff will provide further comments on all these issues as part of the final report.

Attach.

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Re-Zoning 58 Beverly St Cambridge Nov. 26, 2102 Public Meeting

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