CAMBRIDGE — The City of Cambridge has approved a significant redevelopment initiative for the property at Pinebush and Hespeler Roads, which a strip mall currently occupies.
SmartCentres REIT, the property owner, has received the green light to transform the 73-acre site into a mixed-use development, marking a major shift towards urban modernization and expansion.
The redevelopment is enabled by a Minister’s Zoning Order (MZO), which accelerates the project by bypassing the traditional planning and public consultation stages.
The fast-track approval had aimed to initiate the first phase of construction in 2021, although construction has yet to start.
The entire project will be unfolding over the next 20 years.
The approved plan envisions a wide-ranging development that will introduce between 5,000 and 10,000 new residential units.
The units will include a variety of housing styles, such as high-rise apartments, mid-rise buildings, townhomes, and residences for seniors. Specifically:
● High-Rise Apartments: These buildings, reaching up to 35 storeys, will be prominently located along the Highway 401 corridor, providing both residential space and a defining feature of the new skyline.
● Mid-Rise Buildings: Structures up to 15 storeys will offer additional housing options and complement the higher towers.
● Townhomes: Two-storey townhouses will add a lower-density, community-focused housing alternative within the development.
The development will incorporate substantial commercial and retail spaces, particularly on the west side of the property, complementing the residential units.
A significant public space, privately owned but accessible to the community, will be centrally located to serve as a social and recreational hub.
Central to the redevelopment plan is the creation of a new transit hub.
This hub will facilitate local and regional bus services and align with future plans for Light Rail Transit (LRT).
The site’s proximity to Highway 401 and its designation as a future Major Transit Station Area (MTSA) reinforce its strategic importance as a key entry point into Cambridge.
In addition, the design will feature interconnected green spaces, enhancing pedestrian pathways and fostering a more walkable community environment.
The MZO significantly changed the existing zoning, which was limited to retail use, to allow for a diverse mix of residential, institutional, and commercial activities.
Key changes under the new zoning include:
● Buildings can now rise to a maximum height of 131 metres, approximately 35 storeys, including rooftop mechanical structures.
● New mixed-use buildings must be at least three storeys tall.
● The development will feature a minimum FSI of 1.2 and can go up to a maximum FSI of 4.2, facilitating a high-density urban environment.
● The site can accommodate up to 40% coverage by buildings.
The new regulations provide flexibility in design, reducing stringent requirements for setbacks and landscaped areas.
These regulatory adjustments allow for a versatile and adaptable approach to development, catering to various urban needs and uses.
SmartCentres REIT secured the support of the Cambridge city council for the MZO, which was crucial for bypassing the usual lengthy approval process.
The support enabled the Ministry of Municipal Affairs and Housing to issue the MZO on October 30, 2020, as per Ontario Regulation 611/20, establishing the groundwork for the redevelopment.
It is designated as a key area for high-density, mixed-use development in the City’s Official Plan.
The Pinebush and Hespeler site is set to become a cornerstone of Cambridge’s future urban landscape.
The development aims to create a dynamic and sustainable community, setting a precedent for future urban projects in the region.
With the MZO in place and the council’s backing, SmartCentres is preparing to start the initial phase of the project.
The progress and impacts of this redevelopment will be closely observed as it evolves into a bustling, integrated community.
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