updated planning report updated planning report - City of Guelph

More documents

Recommendations

Info

Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development similar is the wide scope of permitted uses intended for IA’s by the Plan, including commercial (retail, service, office, entertainment, recreational), complementary open space, institutional, cultural and educational uses, and medium and high density residential. 3.3.10 Existing Site Designations As previously summarized, the subject lands are designated “Industrial” on Schedule 1, and subject to the policies of Section 7.7, which state several objectives that include the following of note: “a) “b) To ensure sufficient serviced industrial land to attract a diversified range of industrial activities.” To ensure efficient utilization of existing industrial land and promote redevelopment of under-utilized or obsolete sites.” The permitted uses in the “Industrial” designation include a wide variety of industrial and related uses (such as warehousing, processing, repair and servicing, transportation terminals, contractors’ yards), plus various complementary uses which do not detract from the primary industrial activity. Commercial uses are not generally permitted, except for factory sales outlets related to manufacturing activities on the same site. As a general principle, the Plan expresses (in Section 7.7.6) the City’s intent to “…ensure an adequate supply and variety of serviced industrial land to meet the requirements of industrial development.” There is also an “overlay” designation on Schedule 1 applicable to the central portion of the site occupied by Howitt Creek and its associated valley/floodplain. That designation is “Non-Core Greenlands overlay”. The related policies in Section 7.13.5 of the Plan indicate that this overlay is typically applied to lands which “…may contain natural heritage features, natural feature adjacent lands and natural hazard lands that should be afforded protection from development.” Any development of such lands is subject to the policies of the underlying land use designation and those of Section 6 where a natural heritage feature is involved, as is the case here. In addition, an environmental impact study is required, and has been undertaken (with several addenda), as previously noted. The Plan further expresses the intent, in Section 7.13.7, “…that the natural heritage features associated with the Non- Core Greenlands overlay are to be protected for their ecological value and function.” In addition, it should be noted that Section 8.2.33 b) of the Plan, related to “Railways”, lists the Silvercreek Parkway and CNR crossing (as part of the Silvercreek connection to paisley Road), as one of the City’s desired grade separations “…to minimize road/rail conflict.” 3.3.11 Official Plan Amendments Section 9.3 of the Plan details a series of matters to be considered in relation to a proposed amendment to the Official Plan. In brief, those matters are as follows: 18
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development • conformity of proposal to Plan’s goals and objectives; • site suitability for proposed use, especially in relation to other sites; • compatibility of proposed use with adjacent designations; • need for proposed use (given population and employment projections); • market feasibility; • extent of development/availability of other areas designated for proposed use; • impact of proposal on infrastructure (sewage, water, waste management, system, transportation), community facilities, and natural environment; and, • financial implications of proposed development. These planning considerations are addressed in Section 6.2.2 of this report. 3.4 City of Guelph Zoning By-law As shown on the accompanying Figure 4 -- Existing Zoning, the City’s comprehensive Zoning By-law No.(1995) -14864 zones the subject site as “Industrial B.4 Zone”. There is also an “overlay” shading applicable to the portion of the site occupied by Howitt Creek and its associated floodplain/valleylands, which overlay identifies that part of the site as “Lands with one of the following: locally significant wetlands, significant wood lots, natural corridor, or linkage (see Section 13.4)” The provisions of the referenced Section 13.4 in the text simply reinforce the Official Plan requirement for an environmental impact study whenever such lands are the subject of applications for an Official Plan amendment, zoning amendment, a draft plan of subdivision or a consent. The underlying “B.4” zone provisions permit a range of uses which includes catering service, cleaning establishment, contractor’s yard, manufacturing, repair service, towing establishment, tradesperson’s shop, trucking operation, veterinary service, warehouse, accessory uses (such as office, factory sales outlet.) Also permitted in the B.4 Zone are industrial malls containing any of the above uses, as well as one or more of the following: • commercial recreation • computer establishment • display and retail sales of appliances, furniture and other household furnishings, hardware, and home improvement materials • financial establishment • industrial or construction equipment rental or sales firm • office • office supply • personal service establishment 19
Page 2 and 3: Updated Planning Report September 2
Page 54: Updated Planning Report September 2
Page 59: Updated Planning Report September 2

updated planning report updated planning report - City of Guelph

Create successful ePaper yourself

Delete template?

Save as template?