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Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development Of particular note in that regard is the additional stormwater management analysis which was necessitated by the technical questions and concerns of both the City and the GRCA, particularly with regard to upstream and downstream impacts. That additional stormwater analysis has led to the conclusion that most of the area of the proposed “Junction Park” east of Howitt Creek is required for storm detention during major (100- year) storm events, largely owing to a clearer understanding of the existing upstream (off-site) flow entering the site from the existing storm drainage system serving the neighbourhoods to the north. Hence, given these revised stormwater conclusions, coupled with the City’s and CNR’s design concerns regarding public access and public safety for park users (given the park’s proximity to the rail lines), on balance, it would now appear that the proposed open space lands east of the creek, during major storm events, would not be acceptable to the City as a public park dedication. Although it is not their preference, Silvercreek will instead meet parkland requirements on a cash-in-lieu basis, in order to accommodate this preferred solution to the upstream stormwater management issue. Since this stormwater facility is essentially remedial in nature – that is, it is geared to resolving the existing storm drainage flow which arises wholly off-site from the area to the north and is not intended to handle any of the storm flows generated by the proposed commercial development west of the creek -- it would be logical for this open space/stormwater management area east of the creek to be taken into the City’s ownership through conveyance. Under that scenario, the logical zoning category for the open space/stormwater management lands east of the creek would then be “Conservation Land (P.1) Zone” Also of note are the additional (updated) traffic impact and retail market analyses intended to address continued agency concerns. In particular, the updated market study now provides analyses and impact conclusions which are expressly directed to the policy “tests” contained in the City’s Official Plan as now consolidated to incorporate the results of the completed “Commercial Policy Review” (OPA 29.) A summary of all of the key findings from the foregoing updated technical studies is contained in a later section of this planning report. 6
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development 3.0 UPDATED POLICY and REGULATORY CONTEXT The subject site is affected by a number of existing land use policies and zoning provisions which are germane to a consideration of the revised subject applications. In order to provide an appropriate context in which to weigh the merits of the revised development applications, these pertinent provisions are set out in some detail in the following subsections. Their implications for the proposal are then analyzed and discussed in Section 6 of this updated planning report. 3.1 Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. All land use planning decisions must be consistent with the PPS, as dictated by the provisions in Section 3 of the Planning Act. The current version of the PPS came into force on March 1, 2005 and “…supports a comprehensive, integrated and long-term approach to planning…[which]…recognizes linkages among policy areas.” In particular, it focuses on building strong communities, protecting the environment and resources, and supporting a strong economy. It contains policies which, among others, provide for the protection of employment areas and the long term health and competitiveness of the economic base. The following specific policies are of some relevance to the subject proposal: 1.1.1 Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; 1.1.2 Sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas, to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years…. 1.1.3.3 Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. 1.3.1 Planning authorities shall promote economic development and competitiveness by: 7
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updated planning report updated planning report - City of Guelph

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