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Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development “a) To guide the direction, location, scale and timing of growth in order to ensure compact, orderly and sustainable development and to minimize the cost of municipal services and related infrastructure.” Section 3.3.1 on “Urban Form” policies includes the following of relevance intended to “…promote a compact urban form and gradual expansion of existing urban development…”: “a) “d) “e) “i) Encouraging intensification and redevelopment of existing urban areas in a manner that is compatible with existing built form;” Encouraging intensification of residential, commercial, industrial and institutional areas to maximize efficient use of municipal services;” Promoting mixed uses in appropriate locations throughout the City to provide residents opportunities to live, learn, work, shop, recreate, gather and worship in close proximity.” Promoting reuse, revitalization and redevelopment of commercial or industrial sites that are under-utilized or no longer in use;” The Plan’s discussion of “Urban Design” is found in Section 3.6, with the following “Objectives” of particular note: “c) “h) To practice environmentally sustainable urban development by adhering to urban design principles that respect the natural features, reinforce natural processes and conserve natural resources.” To encourage compatibility and quality in the built environment while allowing for a diverse expression of site design by establishing design principles and guidelines to encourage excellence in design.” The Plan’s “General Policies” on urban design acknowledge the helpful role that urban design guidelines can play in interpreting the Plan’s urban design directions, and set the stage for precinct-specific guidelines, as follows: “Detailed urban design guidelines may be prepared for the City as a whole or for specific areas.” Specific urban design policies focused on development in non-residential areas include, in Section 3.6.20, a number of specific design directives, including the following of relevance to the proposed development concept : “2. Buildings should be oriented toward the street and provide direct user entrances from adjacent streets and walkways…” “3. Walkways should be provided directly from the public sidewalk and from parking areas to the main entrance(s) of the building(s). These walkways should be wellarticulated, safe and accessible and integrated with the overall network of pedestrian linkages in the area.” Taking its cue from the urban design directions in the Official Plan, a revised design brief was prepared and submitted in support of the November 2007 revised concept. That 10
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development document is titled “City of Guelph – Lafarge Site, Urban Design Guidelines & Concept Plan for Future Commercial and Mixed-Use Brownfield Development”, and was jointly prepared by Brook McIlroy and Michael Spaziani Architect. A synopsis is provided in Section 5.5 of this planning report. 3.3.4 Development Staging The Plan’s provisions on “Staging of Development” are found in Section 4.2 and on Schedule 4, and categorize the subject site as “Stage 2 “. More specifically, the Plan states that “Priority for the extension of municipal trunk services shall be given to those lands designated as Stage 2 servicing areas”, where development proposals are to be considered as services become available. 3.3.5 Community Improvement The Plan addresses “Community Improvement and Renewal” in Section 4.7. Among the stated objectives is the following intention: “b) To encourage the renewal, rehabilitation or redevelopment of private and public properties in order to maintain a safe and pleasant built environment within the community.” The accompanying policies indicate the City’s intent to designate “Community Improvement Areas”, based on a series of specific planning criteria, and as a precursor to the preparation of community improvement plans. Section 4.7.3 further expresses the specific intent to consider designating older established areas as shown on Schedule 5 of the Plan. One of those identified is “The Junction Lands Area – Area 4”, which includes the subject site. Further, in the same Section 4.7.3, the Official Plan specifically acknowledges the City’s adoption of a “Brownfield Redevelopment Community Improvement Plan” (CIP) in March 2004, which includes all Community Improvement Areas shown on Schedule 5 of the Official Plan. Again, the subject property is among the brownfields sites (shown on Figure 3 of the CIP) identified within the Community Improvement Project Area which is the subject of this CIP. The stated purpose of the CIP and related financing programs “…is to establish where the City envisions clean-up and redevelopment should take place, and to provide incentives that will support and encourage these kinds of community improvement activities.” The CIP also notes the key public benefits which flow from the redevelopment or reuse of brownfields, including the following; • “More effective use of existing municipal infrastructure;” • “Reduction in pressure for suburban expansion;” • “Clean-up of environmentally contaminated sites;” • “Increased tax revenue and job creation.” 11
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updated planning report updated planning report - City of Guelph

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