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

...
Agenda Item # C.
REPORT
To: GENERAL COMMITTEE 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
PUBLIC MEETING, PROPOSED ZONING BY-LAW AMENDMENT, WM & FM CONSTRUCTION, 58 BEVERLY STREET
PURPOSE The purpose of this report is to advise Council and the public of the receipt of an application for an amendment to the Zoning By-law to change the zoning classification of a former industrial/office building and garage on the northwest corner of Beverly Street and Kerr Street from M2 (industrial) to (H)RM3 (Medium High Density Residential with a Holding Zone prefix for a record of site condition) with site specific provisions to permit 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 a public meeting to receive comments from the public. The application is also being circulated for comment to public agencies and prior to a final decision being made, a further report will be forwarded to Council that includes the comments and concerns of the agencies and the public.
Page 29 of 167
...
P/12-61, General Committee, November 26, 2012 Public Meeting, Proposed Zoning By-law Amendment, WM & FM Construction, 58 Beverly Street Page 1
Agenda Item # C.
LOCATION AND PROPOSAL The subject site is 0.16 ha (0.43 ac) in area and is located on the northwest side of Beverly Street. The site is legally described as Plan 615, Part of Lot 1, W/S Beverly, N/S Kerr Corner, City of Cambridge. The applicants proposal is to change the zoning classification from M2 (industrial) to a (H)RM3 (multi-residential with a Holding Zone Prefix) zone with site specific provisions for reduction in landscaped 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 that this 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 including the main office building with an extension and the existing garage. Eleven (11) of the twelve units are to be located within the existing office/industrial buildings. The remaining unit 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 1st 2012. 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 Kerr Street, and is occupied by one (1) former industrial/office building (with an addition) and one (1) former garage building. The property is generally rectangular in shape and is a corner lot with 39.6 meters of lot frontage on Beverly Street and 42.45 meters of exterior side yard fronting onto Kerr Street.
G:\Administration Common\Reports - Council-Committee\iCompass reports\Word versions\P-12-61.doc
Page 30 of 167
...
Agenda Item # C.
Surrounding land uses contain residential and institutional uses (St. Louise Adult Learning Center) to the north, low density residential to the east and west, mixed residential and office to the southeast, commercial to the south and more low density residential 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 designation allows for the development and use of lands for a wide range of residential uses and densities up to 75 units per hectare where a municipal water supply and municipal sanitary sewers have been made available. Given this current designation, the applicant is 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 as Low/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 the Official Plan, this application will no longer conform with the densities of the New Official Plan within the Low/Medium Density Residential designation. The City has recommended that the applicant submit an Official Plan Amendment application to ensure 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.
Page 31 of 167
...
Agenda Item # C.
ZONING CLASSIFICATION The subject property in zoned M2 (Industrial). The M2 zone permits a wide range of industrial 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, east and west are zoned low density residential, namely R4 and R5. Map 4 details the existing 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, and parking will be addressed at the Site Plan Control Approval stage. Site Plan Approval will be considered concurrently with the Zoning By-law Amendment. CIRCULATION This application has been circulated to the departments and agencies listed below. Their comments will be included in a future staff report to Council for consideration. x x x x x x x x x x x x Regional Municipality of Waterloo The Grand River Conservation Authority Cambridge and North Dumfries Hydro Inc. Cambridge Building and Enforcement Services Division Cambridge Senior Development Engineer Cambridge Zoning Officer Cambridge Economic Development Division Cambridge Fire Department Cambridge Transportation and Public Works Department City of Cambridge Policy Planning Division Cambridge Community Services Department Waterloo Catholic District School Board
PLANNING COMMENTS This proposal was the subject of a pre-consultation meeting on August 26th, 2010 to identify the requirements for a complete application. Issues such as Land Use Compatibility, Transportation and Stationary Noise, and Urban/Site Design, including parking, and potential site contamination were raised at that time. Planning Staff have advised the applicant that a holding provision (H prefix) will be placed on the zoning classification only to be removed when a Record of Site Condition has been submitted to the satisfaction of the Region and the City of Cambridge.
Page 32 of 167
...
Agenda Item # C.
Planning Staff have also recommended that the applicant submit an Official Plan Amendment 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 to proceed with an Official Plan Amendment. Site Plan Control The applicant will require Site Plan Control Approval. Since the proposal is to convert existing buildings, a number of variances will need to be submitted because the use will be changing. Additional variances may be required for landscaped open space, amenity area, parking requirements, and set backs (front yard, exterior side yard, and rear yard setbacks). The Site Plan Control Approval will be considered concurrently with this application. Additional variances may be added or proposed variances may be changed at the Site Plan stage. Staff will provide further comments on all these issues as part of the final report. Attach.
Page 33 of 167
...
Agenda Item # C.
Page 34 of 167
...
Agenda Item # C.
Page 35 of 167
...
Agenda Item # C.
Page 36 of 167
...
Agenda Item # C.
Page 37 of 167
...
Agenda Item # C.
Page 38 of 167
...
Agenda Item # C.
Page 39 of 167
...
Agenda Item # C.
Page 40 of 167
...
Agenda Item # C.
Page 41 of 167
Page 42 of 167

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

Uploaded by

Document Information

Original Description:

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

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

Uploaded by

Copyright:

Available Formats

...

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

View from Beverly St.

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

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

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

You might also like