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Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development 3.3.6 Contaminated Properties In a similar vein, Section 5.6 of the Official Plan addresses “Potentially Contaminated Properties”, with a policy focus which requires the clean-up of contaminated properties to a standard appropriate to the intended (re)use of a site proposed for (re)development. Among the policy requirements is the need for a development proponent to provide documentary proof of appropriate clean-up of a known or suspected contaminated site, prior to any development approval being given by the City. In this instance, that evidence has been provided by the completion of Records of Site Condition (RSC’s) for both the east and west portions of the property. The easterly RSC has been received and acknowledged by the Ministry of the Environment (MOE), while the westerly one is in the final stages of MOE’s review process. The RSC’s were preceded by Phase I and II Environmental Site Assessments, which set the stage for appropriate remediation of identified contaminants, consistent with MOE requirements and standards. 3.3.7 Natural Heritage and Environmental Impact In Section 6, the Plan addresses “Natural Heritage Features”, including a series of objectives intended to identify and protect natural features and ecological functions. With specific reference to the subject site, both Schedule 1 – Land Use Plan and Schedule 2 – Natural Heritage Features and Development Constraints reflect the existence of Howitt Creek and its associated valley/floodplain, through the middle of the property. In Section 6.3, the Plan sets out requirements for “Environmental Impact Studies” (EIS) to be prepared, which are intended to “…examine the potential negative impacts that development proposals may have on natural heritage features”, and to set out monitoring and mitigation strategies. As will be discussed in detail later in this report, an EIS and several subsequent addenda (addressing agency comments/concerns and the revisions to the proposed development concept) have been submitted in support of the subject proposal. 3.3.8 Central Business District The land use policies in Section 7 of the Plan include a discrete section separately devoted to the “Central Business District (Downtown)”, reflecting its historic and continuing primacy in Guelph’s urban structure, as the most significant “central place” in the City. In particular, the Plan’s objectives for the C.B.D. include the following succinct statement of its higher-order planned function, in Section 7.3 b): “To promote the development of the C.B.D. as a vibrant multiple use, multiple function district providing institutional, civic and public service uses, residential uses, recreational and cultural uses and a variety of commercial functions including office and other services, retail and entertainment uses serving both the wider city as well as the downtown area residential neighbourhoods.” 12
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development In our view, it is important to acknowledge the relative importance and function of the C.B.D., in order to provide an appropriate context for any planning assessment of a major mixed commercial development such as is proposed here. 3.3.9 Commercial and Mixed Use The land use policies of the Plan which are most germane to this development proposal are those governing commercial uses, as set out in Section 7.4, “Commercial and Mixed Use”. Several relevant objectives are articulated there, as follows: “a) “b) “c) “h) To ensure an adequate supply of commercial and mixed use land is provided to meet the variety of needs of residents and businesses and to disperse and distribute commercial uses throughout the City at appropriate locations.” To promote nodes forming major concentrations of commercial activity as mixed use areas providing commercial and complementary uses serving both nearby residential neighbourhoods and the wider community which are connected to each other via the City’s major transportation and transit networks.” To promote the continued economic viability, intensification and revitalization of the Central Business District (Downtown) and other existing designated commercial and mixed use areas.” To promote a distinctive and high standard of building and landscape design for commercial and mixed use lands and to ensure that the development of these lands occurs in a cohesive, complementary and coordinated manner.” Section 7.4.1 refers to “…the location of the various designated commercial and mixed use areas expected to be required to meet the needs of the City during the planning period in keeping with the City’s approved Commercial Policy Review Study.” Those locations are identified on Schedule 1 (Land Use Plan.) Section 7.4.2 is a pivotal policy especially pertinent to the subject proposal, because it addresses proposals for new or expanded commercial and mixed-use areas. That policy reads as follows: “Subject to the policies of Section 9.2, proposals to establish new commercial and mixed use areas or to expand the areas identified on Schedule 1 shall require an amendment to this Plan. Proposals to convert Industrial and Corporate Business Park designated land for commercial purposes shall only be considered in conjunction with applicable Provincial policies, plans and legislation.” The companion policy 7.4.3 regarding impact studies is also especially noteworthy in this instance, and reads as follows: “Impact studies meeting the requirements outlined in policy 7.4.49 to 7.4.52 shall be required to assess the impact on the City’s commercial policy structure when proposals are made to: 13
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updated planning report updated planning report - City of Guelph

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