CAMBRIDGE — In a significant move for urban development, Cambridge city council has approved E Squared Developments Corp.’s comprehensive plan for a 1,215-unit residential project at 777 Laurel Street and 308 Dolph Street North.
The decision follows a previous deferral and subsequent review aimed at addressing community concerns, primarily focused on the height and density of the proposed six-tower development in the Preston area.
E Squared Developments Corp. will transform approximately 3.17 hectares (7.83 acres) of industrial land, currently housing a large multi-tenant building and outdoor storage facilities, into a vibrant residential community.
The project will feature six towers with heights ranging from 8 to 19 storeys, significantly altering the skyline of the area.
The development’s strategic location near the future Preston Transit Station places it within a 15-minute walk of the draft Preston Major Transit Station Area (MTSA).
The approved development will accommodate 1,215 apartment units.
While the exact distribution of bedroom counts within these units has not been disclosed, the significant number of units will address various housing needs in the area.
The project includes 1,401 parking spaces, providing a ratio of 1.15 spaces per unit. This allocation covers both residential and visitor parking.
However, the parking ratio falls slightly below the 1.25 spaces per unit required by the Zoning By-law, which would necessitate 1,519 parking spaces for a development of this size.
Despite this shortfall, the updated plan represents an improvement over the initial plan, which had a lower parking ratio.
In terms of structure, the approved towers will range in height from 8 storeys at the street front to 19 storeys towards the rear of the site, adjacent to the Canadian Pacific Railway (CPR) line.
The design incorporates additional setbacks for buildings over 8 storeys to mitigate the visual impact and provide a smoother transition with surrounding properties.
The approach aims to reduce the massing effect and maintain a pedestrian-friendly environment along the street.
The Floor Space Index (FSI) for the development is approximately 4.65 when including the podium parking, which significantly exceeds the typical maximum of 2.0 FSI allowed under current regulations.
When excluding the podium parking, the FSI is approximately 3.39. These high-density figures reflect the project’s ambitious scope and its role in urban intensification.
Regarding amenity spaces, the project plans to provide a minimum of 15 square metres (161 square feet) per unit.
The designated amenity spaces are below the required 20 square metres (215 square feet) per unit stipulated by city regulations, highlighting a potential area of concern for future residents.
Several site-specific adjustments have been approved to accommodate the project’s unique needs.
Examples include but are not limited to allowing a reduction in parking stall width from 2.9 metres to 2.75 metres and increasing the building density to 385 units per hectare, which is substantially higher than the standard 75 units per hectare.
To facilitate the large-scale development, significant changes to existing land use designations and zoning regulations were also necessary.
The land has been re-designated from ‘Business Industrial’ to ‘High-Density Residential’ with site-specific policies to accommodate the density and building heights.
An Official Plan amendment, specifically amendment number 79, will be submitted to the Regional Municipality of Waterloo for final approval.
Furthermore, the site’s zoning has been changed from ‘General Industrial’ (M3) to ‘Multiple Residential’ (RM3), including provisions for increased density, reduced parking space requirements, and varied building heights and setbacks.
The rezoning is accompanied by a Holding (H) provision to ensure all necessary conditions are met before development can proceed.
The development initially faced deferral on May 28, 2024, after residents voiced concerns about the project’s height and density.
Regarding the concerns, the developer returned with minor adjustments to the parking layout in response to council requests for increased parking provision.
This persistence underscores the developer’s commitment to their original vision for the site while attempting to address the community’s input.
Council and planning staff have emphasized that the development aligns with Provincial, Regional, and City objectives for urban intensification and transit-oriented growth.
The project leverages its proximity to future transit infrastructure and significantly contributes to the city’s strategic goals for housing and community development within the Built-Up Area.
With the council’s approval, the next steps involve submitting the Official Plan Amendment to the Regional Municipality of Waterloo and proceeding with detailed site planning and development.
E Squared Developments Corp.’s project marks a significant step in Cambridge’s ongoing efforts to redevelop industrial areas into high-density residential communities, supporting the city’s growth and transit development strategies.
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