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Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development • to establish or expand a ‘Mixed Use Node or ‘Intensification Node’’ beyond the designation limit boundaries as shown on Schedule 1; • to exceed the retail floor area limitations within a ‘Mixed Use Node’ established in policy 7.4.12 or the number of large retail uses in policy 7.4.13;” 3.3.9.1 Mixed Use Node Resulting from the commercial policy changes introduced through OPA 29 (CPR), the Plan now utilizes four separate land use designations to facilitate commercial and mixed use development. Of primary interest in this instance is the category “Mixed Use Node”, as that is the current designation sought by Silvercreek through its appeal of the subject applications. Key policy directions for the “Mixed Use Nodes” (as designated on Schedule 1 of the Plan) are as follows: • intended to serve both the wider City and residents’ needs in nearby neighbourhoods (7.4.5); • intended to create “…a well-defined focal point and to efficiently use the land base by grouping complementary uses in close proximity to one another providing the opportunity to satisfy several shopping and service needs in one location” (7.4.6); • delineated by boundaries intended to “…clearly distinguish the node as a distinct entity from adjacent land use designations”; • any expansion proposals beyond those boundaries, or to establish a new node, require an Official Plan amendment and supporting impact studies as per the requirements of policies 7.48 to 7.52 (7.4.8); • intended to provide a wide range of retail, service, entertainment and recreational commercial uses, and complementary uses (open space, institutional, cultural and educational, hotels, live-work studios), as well as medium and high density residential development (subject to applicable residential policies), and small-scale professional and medical offices (7.4.9); • building forms may include vertical or horizontal mixing of permitted uses within the same building or mall, or free-standing individual buildings; developments with a single-use building greater than 5,575 sq. m (60,000 sq. ft.) GLFA are required to provide the opportunity for “…smaller buildings amenable to the provision of local goods and services to be located near intersections and immediately adjacent to the street line near transit facilities”; at least 10% of the total GLFA in the overall development is to be comprised of such smaller buildings (7.4.10); • intended to require the “…aesthetic character of site and building design…be consistent with the City’s urban design objectives and guidelines…” (7.4.11) 14
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development In addition, the Plan imposes scale restrictions on the designated Mixed Use Nodes through several related policies, as follows: “7.4.12 The Mixed Use Nodes incorporate land containing existing uses as well as vacant land required to meet the identified needs of the City. In order to promote a mixture of land uses within each ‘Mixed Use Node’ designation it is the intent of this Plan that new retail development will be limited to the following floor area cumulatively of all buildings within the node: • Woodlawn/Woolwich Street Node: 42,000 sq. m • Paisley/Imperial Node: 42,000 sq. m • Watson Parkway/Starwood Node: 28,000 sq. m • Gordon/Clair Node: 48,500 sq. m 7.4.13 No individual ‘Mixed Use Node’ shall have more than four (4) freestanding individual retail uses exceeding 5,575 square metres (60,000 sq. ft.) of gross leasable floor area. 7.4.14 in accordance with Section 9.2, any proposal to exceed the retail floor area limitations within a Mixed Use Node established in policy 7.4.12 or the number of large retail uses in policy 7.4.13 shall require impact studies as outlined in policies 7.4.48 to 7.4.52.” 3.3.9.2 Urban Design – Commercial and Mixed Use Areas Sections 7.4.39 to 7.4.47 (inclusive) of the Plan articulate a series of urban design policies specifically focused on commercial and mixed use developments, and intended “…to create distinctive, functional and high quality commercial and mixed use areas.” The specific matters addressed include the following: • intersections – including building massing, orientation and placement, “gateway” and “signature” design treatment and landscaping, location of parking and loading • street edges – including landscape strips, building location to define streets, location and screening of service areas • pedestrian movement and comfort – including decorative pavement and landscaping treatment, interconnection with existing trail systems and transit stops, barrier-free design, weather protection at main building entrances, provision of “rest areas” in large developments, transit transfer terminal facilities in large developments in specified nodes • large buildings – articulation of long facades, screening of roof-top equipment, reinforcement of heritage character, integration of outdoor display areas • adjacent development – design strategies for development in proximity to residential and institutional uses, to address compatibility issues(massing, noise, screening, perimeter landscape buffering, etc.) 15
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updated planning report updated planning report - City of Guelph

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