cambridge pub meeting re montrose st storage facility nov. 5 2012
DESCRIPTION
Staff report presented to Cambridge, Ontario, Canada city council re developer's plans for a self-storage facility on Montrose StreetTRANSCRIPT
PURPOSE
The purpose of this report is to advise Council and the public of the receipt of an application for a site-specific amendment to the Official Plan and Zoning By-law to allow for the redevelopment of a property at 370 Montrose Street South for a self-storagefacility as a site-specific use permitted within the Class 1 (Urban) Residential District in the Official Plan and as an additional use in the R4 zoning classification. In accordance with sections 22 and 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 any comments and concerns of the agencies and the public.
LOCATION AND PROPOSAL
The proposed amendment to the Official Plan and Zoning By-law is for a 1.44 ha (3.57 ac) site, being Part Lots 230, 238 and Part Lot 240 of Plan 716, known municipally as 370 Montrose Street South, to permit development of the site for a self-storage facility as a site-specific use.
REPORT
To: GENERAL COMMITTEE PUBLIC MEETING,
PROPOSED OFFICIAL
PLAN AND ZONING
BY-LAW
AMENDMENTS,
SARASVATI
INVESTMENTS INC.,
370 MONTROSE
STREET
Date of Meeting: November 5, 2012
Prepared By: Yvette Rybensky, Senior Planner
Department: Planning Services
Date to Management Committee: October 24, 2012
Report No.: P/12-50
File No.: R6/12/YR
Ward No.: 3
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P/12-50 General Committee, November 5, 2012 Public Meeting, Proposed Official Plan and Zoning By-law Amendments Sarasvati Investments Inc., 370 Montrose Street Page 1
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The current Official Plan designation of the site is Class 1 (Urban) Residential District, permitting a wide range of residential uses but not an industrial use such as a self-storage facility, as proposed. The zoning classification is R4, permitting one single family dwelling. While the applicant’s property is designated and zoned for an urban residential use, the property is in close proximity to the Preston Wastewater Treatment Plant and, as a result of the odour emissions from the Preston WWT Plant, cannot develop with any additional residential units. Based on this significant constraint, the applicant is requesting that the Official Plan and Zoning By-law be amended to permit a self-storage facility as a site-specific additional use.
SUPPORTING DOCUMENTATION
The applicant has provided the following studies/reports in support of this application:
Planning Justification Report-September 13, 2011
Three concept plans showing different self-storage development proposals.
Copies of the report are available in the Planning Services Department for viewing and have also been circulated to the pertinent Departments and Agencies for review and comment. The three concept plans are appended to this report.
EXISTING LAND USE
The site is currently vacant but heavily vegetated with predominantly Manitoba Maple and scrub bush species. The site has been informally assessed by the City’s Forester and found to have little vegetation that needs to preserved. The applicant is proposing to remove a majority of the existing vegetation to develop the site but is proposing to maintain some of the perimeter vegetation where feasible to offer as much screening as possible.
Lands surrounding the site to the north, east and west are developed with a range of housing, being single detached dwellings, semi-detached units and low-rise walk-up apartment buildings. Lands to the south, fronting on Montrose Street, encompass part of the Preston Wastewater Treatment Plant. Surrounding land uses are shown in detail on the attached Maps 2, 3 and 4.
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P/12-50 General Committee, November 5, 2012 Public Meeting, Proposed Official Plan and Zoning By-law Amendments Sarasvati Investments Inc., 370 Montrose Street Page 2
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OFFICIAL PLAN DESIGNATION
This site is designated as Class 1 (Urban) Residential District, permitting a wide range of residential developments but no industrial uses as proposed with a self-storage facility.
The applicant has explored a number of residential options including a multiple residential townhouse development and/or low rise apartment development to remain consistent with the current Official Plan designation. Based on the size of the property and surrounding land uses, this site would be appropriate for a medium density infill residential development but the applicant has been unable to overcome the odour issues resulting from the operation of the Preston Wastewater Treatment Plant (WWTP) to satisfy Ministry of Environment/Regional guidelines. Unable to satisfy the odour issues, the applicant has instead looked to other land uses that would be compatible with both the Preston WWTP and the surrounding mixed residential uses. The applicant is proposing a self-storage facility and requires an Official Plan Amendment to accommodate what is considered an industrial use. However, rather than proposing a general industrial designation and thereby potentially permitting other industrial land uses that would have an adverse impact on the surrounding residences, the applicant is proposing that the self-storage facility be permitted as a site-specific additional use to the current residential designation.
The site-specific amendment is proposed in recognition that while a self-storage facility has minimal impact on abutting sensitive land uses, the site is not appropriate as employment lands. The proposal is consistent with the Provincial Policy Statement and the “Places to Grow” policies in that it promotes intensification and the use of existing services and does not represent a conversion of employment lands since these lands are not designated and do not currently function as industrial employment lands.
ZONING BY-LAW CLASSIFICATION
The site is currently zoned R4, permitting a detached one-family dwelling. As with the Official Plan amendment, to accommodate the proposal for a self-storage facility, the applicant is requesting the property be rezoned to add the self-storage facility as a site-specific additional use to the current R4 zoning classification.
SITE PLAN APPROVAL
The applicant will require site plan approval for this proposal.
DEVELOPMENT CHARGES
City, Regional and educational development charges are applicable to any new development and will be subject to the rates in effect at the time of payment.
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Agenda Item # A.
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P/12-50 General Committee, November 5, 2012 Public Meeting, Proposed Official Plan and Zoning By-law Amendments Sarasvati Investments Inc., 370 Montrose Street Page 3
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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.
Regional Municipality of Waterloo
Cambridge and North Dumfries Hydro Inc.
Grand River Conservation Authority
Cambridge Policy Planning Division
Cambridge Building and Enforcement Services Division
Cambridge Senior Development Engineer
Cambridge Transportation & Public Works Department-Shannon Noonan & Miron Docev
Cambridge Community Services Department
Cambridge Fire Department
PLANNING COMMENTS
The applicants hosted an informal neighbourhood meeting on June 14, 2012 to present their proposal to the neighbourhood and receive input prior to submitting a formal application for development of the site. The applicant’s consultants explained the process that they undertook to look at development options prior to pursing the self-storage facility, including the constraints on providing additional residential development imposed as a result of the proximity of and the odours being emitted from the Preston WWTP on the south side of Montrose Street. The applicants also explored the option of selling this site to the Regional Municipality of Waterloo for operations relating to the Preston WWTP but were told that the Region was not interested in purchasing this site.Based on these constraints, the applicant is instead proposing a self-storage facility and developed three concepts for presentation at the neighbourhood meeting. One concept shows a multiple number of smaller units lining the perimeter of the site while the second concept shows a single building predominantly accessed from interior hallways.A third concept is a hybrid of the two other concepts and proposes two separate larger buildings in the centre of the site. All three concepts show landscaping, fencing and/or screening from the abutting residences.
While residents did not express strong enthusiasm for any development of this site, and instead expressed concern with hours of operation, additional traffic and loss of vegetation, there seemed to be an understanding amongst the residents of the constraints of this site and an acceptance that the site is privately owned and will be developed. The residents appeared to prefer the concept showing two self-storage buildings in the centre of the site, with screening, landscaping and fencing being enhanced along the perimeter of the site.
Staff will be circulating the background studies and undertaking a further evaluation of the proposal and will report back with a recommendation once this review is complete.
Attach.
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