'It’s hard to live here with this cloud over our heads' say residents near proposed development

Bill Zakhary remembers when his family moved to Clover Avenue in 1969 and their home was surrounded by farms “in all directions.”

Today there are fewer than 10 homes on the quiet, dead-end street off Myers Road, but it's surrounded by schools, churches and houses as far as the eye can see.

It could soon see even more development if a proposal to build 36 stacked townhouses on a wooded residential lot at 15 Clover Ave. gets city approval.

But four months after the developer last met with neighbours to discuss their concerns, well over a year since they filed a rezoning application with the city, and 15 months after their consultant drafted a justification report for the project, it has yet to see a recommendation from the city’s planning department, leaving neighbours wondering where it sits.

“It’s hard to live here with this cloud over our heads,” Zakhary said. “This is a hard thing for residents to defend. Nobody here is a city planner or speaks their language.” 

An updated concept plan was posted to the city's website this week and the Burlington-based developer has started to generate interest in the project with a “coming soon” page on its website.

If the rezoning goes ahead, it will happen despite the objection of every resident on the quiet street, Zakhary said earlier this week, pointing to signs on every lawn that ask the city to stop the development.

The original rezoning application asked the city to increase the density allowance on the half-hectare lot from 75 units per hectare to 82 units per hectare to allow for up to 44 units and 18 visitor parking spots.

It also asked for reduced yard setbacks, including reduced interior side yard setbacks on the south property line from 7.5 metres to two metres.

The developer, Modeno Homes, reduced its proposal to 36 units and seven visitor parking spaces in February in response to neighbourhood concerns.

Each unit in three blocks of stacked townhomes would have its own garage and parking space, with all parking for the site being accessed off of Clover Avenue by way of a central drive aisle.  

A home at the north end of the property would be torn down to accommodate the development which would use existing city infrastructure for water and sewage.

In a planning justification report, senior planner with IBI Group David Galbraith wrote “the proposed development will increase the range of housing options available in the neighbourhood, which are typically more affordable than traditional single detached dwellings.”

Galbraith wrote the proposal is in line with a Provincial Policy Statement on intensification, “and conforms to the general intent of the Growth Plan for the Greater Golden Horseshoe, and the Region of Waterloo Official Plan.” 

“Furthermore it is our opinion that the development is consistent with the goals and objectives of the City of Cambridge Official Plan and supports the type of infilling and intensification supported by the plan,” he wrote.

But Zakhary doesn’t buy it.

He believes the city and region are already far exceeding provincial goals for intensification and in the current real estate market, the developer could build six luxury homes that are a better fit for the street, make a “ton of money, and get the hell out.”

“I understand the appetite to build but we can’t get reckless with it,” Zakhary said. “They have to use respectable urban planning.”

Even one or two extra cars for visitors to each unit will fill the street, he adds.

But Galbraith wrote that given the short distance between the development and Myers Road, he doesn’t anticipate “the peaceful and quiet enjoyment of the neighbouring properties will be hindered.”

In order to minimize any potential traffic impacts, only one driveway to the site has been proposed and all parking will be accessed off of a condominium drive aisle, away from public view, he wrote.

The other issue Zakhary and others on the street feel has been overlooked is the proximity of the townhouse development to a woodlot and wetland regulated by the Grand River Conservation Authority. 

Zakhary said residents often see foxes frolicking on their lawns. Deer and salamanders are known to live in the area too.

But the consultant says the owner plans to “preserve as many trees as possible” including a significant number of trees toward the north and east property lines of the site.

The justification report adds "the GRCA regulation limit only applies to the northern portion of the property, where no development is contemplated."

The city hasn't said when further public consultation for the project will be scheduled and was unable to comment about when a recommendation might be available for council to consider.