A developer who asked the city to rezone a rural property on Riverbank Drive to accommodate as many as 121 townhouse units will have to circumvent the City of Cambridge if it wants to pursue its application.
Planning staff will be asking council to reject the proposal next week, setting the stage for a potential showdown at the Ontario Land Tribunal if the landowner wants to take it further.
Intermarket CAM Limited applied for an official plan and zoning bylaw amendment in the spring to convert a 2.85 hectare property it purchased at 245 Riverbank Dr. into a residential subdivision.
The official plan amendment asks to re-designate the lands from rural residential to low/medium density residential, allowing up to 55 units per hectare.
Intermarket CAM isn't in the business of developing residential properties and is likely seeking the city's approval to rezone the land before selling to another developer. It owns several nearby properties in the North Cambridge Business Park.
News of the move sparked resistance from a group of around 40 neighbours on Riverbank Drive, some of whom shared their frustrations and concerns about the proposed development during a public meeting that followed.
Parking, traffic safety and the lack of amenities topped their list of concerns.
Riverbank Drive is one of the last scenic drives in Waterloo region. Neighbours argued the road is full of curves, hills and has no sidewalks, and would pose a safety hazard for drivers and pedestrians if the proposed density is allowed.
Changing the entrance to the development from Riverbank Drive to Intermarket Road was one concession considered and supported by staff.
The report says a concept to provide an access laneway from Riverbank Drive would impact neighbouring properties and isn't supported.
The city also isn't eager to provide access to Riverbank Drive because its own Heritage Master Plan calls the road an "excellent heritage resource that offers unique interpretive opportunities as well as a high quality agricultural setting."
The North Cambridge Secondary Plan also sets out rules to protect Riverbank Drive, including implementation of a 15 metre buffer along the east side to prohibit development in order to maintain the character of the scenic road.
Several other factors also make it impossible for city planning staff to support rezoning the property.
Staff say adding density in that area of the city is not required to accommodate forecasted population growth to 2051.
Instead, the report says developments with the density this applicant proposes is far better suited to neighbourhoods with collector roads.
The city has no plans to urbanize Riverbank Drive and although Intermarket Drive is considered a collector, that part of the city is not located within a reasonable distance to public transit, shopping or within walking distance of an elementary school.
Staff argue that even though the region's official plan steers developers away from building single and semi-detached homes, putting stacked towns on this property isn't necessary to meet the region's aim to increase residential density.
The city's policy to allow up to two additional residential units per property can help achieve that goal and staff has asked Intermarket CAM to consider alternate designs for the homes it wants 245 Riverbank Dr. rezoned to accommodate.
Staff say the proposed development also isn't compatible with neighbouring industrial land use on Intermarket Drive.
"Any potential adverse effects between the proposed sensitive land use and the industrial lands must be minimized and/or mitigated," reads the report.
A 30 metre setback, including a noise barrier and landscape buffer, would be required and a noise study for the property hasn't been accepted by the region yet. Staff say an updated study will outline any further measures necessary to reduce potential conflicts between the different land uses.
Other studies included with the application also need to be updated before staff will accommodate further consideration of the proposal.
An environmental impact study failed to show sufficient evidence to demonstrate a residential development wouldn't impact an adjacent wetland.
Engineering reports included with the application also fail to demonstrate the development can be serviced by existing and planned infrastructure from Intermarket Road.
The developer paid $45,000 to apply for the zoning bylaw and official plan amendments.
Staff note in the report that the deadline for making a decision on the application is Sept. 18, after which the applicant has the authority to appeal a non-decision to the Ontario Land Tribunal.
