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Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development TABLE OF CONTENTS EXECUTIVE SUMMARY ................................................................................................... i 1.0 INTRODUCTION and BACKGROUND ................................................................. 1 2.0 SITE and REVISED PROPOSAL .......................................................................... 3 2.1 The Subject Property ......................................................................................... 3 2.2 Revised Redevelopment Concept ..................................................................... 3 2.2.1 Original (2005) Scheme ............................................................................. 3 2.2.2 Revised Scheme (November 2007) .......................................................... 4 2.2.3 Refined Concept (2008) ............................................................................ 5 3.0 UPDATED POLICY and REGULATORY CONTEXT ............................................ 7 3.1 Provincial Policy Statement (2005) ................................................................... 7 3.2 Growth Plan for Greater Golden Horseshoe (2006).......................................... 8 3.3 City of Guelph Official Plan ............................................................................... 9 3.3.1 Land Use Designations ............................................................................. 9 3.3.2 Major Goals ............................................................................................... 9 3.3.3 Community Form, Urban Form and Urban Design .................................... 9 3.3.4 Development Staging .............................................................................. 11 3.3.5 Community Improvement ........................................................................ 11 3.3.6 Contaminated Properties ......................................................................... 12 3.3.7 Natural Heritage and Environmental Impact ............................................ 12 3.3.8 Central Business District ......................................................................... 12 3.3.9 Commercial and Mixed Use .................................................................... 13 3.3.10 Existing Site Designations ...................................................................... 18 3.3.11 Official Plan Amendments ...................................................................... 18 3.4 City of Guelph Zoning By-law .......................................................................... 19 4.0 CITY STAFF RECOMMENDATIONS and CONCERNS ..................................... 21 5.0 SYNOPSIS of UPDATED TECHNICAL STUDIES .............................................. 24 5.1 Market Demand and Impact Analysis .............................................................. 24 5.2 Traffic Impact Study ........................................................................................ 27 5.3 Supplementary Stormwater Management Study ............................................. 29 5.4 Environmental Impact Studies ......................................................................... 29 5.4.1 EIS, October 2005 ................................................................................... 29 5.4.2 Addendum I, May 2006 ........................................................................... 30 5.4.3 Addendum II, Impacts of Revised Design and Tree Conservation Plan, November 2007 ....................................................................................... 31 5.4.4 Addendum III, Response to Guelph EAC Comments April 9, 2008 ........ 32 5.4.5 Addendum IV, Revised Impact Assessment Associated with Revised Storm Water Management Plan, August 2008 ........................................ 32 5.5 Urban Design Guidelines ................................................................................ 33 6.0 DISCUSSION and CONCLUSIONS .................................................................... 34 6.1 Site Suitability .................................................................................................. 34 6.2 Policy and Related Considerations ................................................................. 35 6.2.1 Provincial Policy Statement (2005).......................................................... 35 6.2.2 City Official Plan ...................................................................................... 37 6.3 Remaining City Staff and Agency Concerns .................................................. 44 6.4 Summary and Recommendations ................................................................... 46
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development List of Figures following page Figure 1 - Site Location 1 Figure 2a - Revised Redevelopment Concept (2007) 4 Figure 2b - Revised Redevelopment concept (2008) 5 Figure 3 - Guelph Official Plan 9 Schedule 1 – Land Use Plan Figure 4 - Existing Zoning 19
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