updated planning report updated planning report - City of Guelph

Updated Planning Report September 2008
Proposed Lafarge/Silvercreek Development
• Dee’s residual analysis to the year 2021 indicated significant demand for retail
and service space in Guelph, ranging between 1,926,000 sq. ft. in the “Reference
Growth” scenario and 2,225,000 sq. ft. in the “High Growth” scenario.
• The implementing OPA 29 allocated the majority of the projected space to the
four designated commercial nodes, but omitted the specific component of floor
space that had been recommended through the CPR process for intensification.
• TER quoted Clayton’s peer review of TER’s 2005 market study as stating that
“…a dynamic viable retail market will likely result in sales transfers from existing
stores at various times, with up to 7.5-10 percent of existing sales being an
acceptable range of impact.” TER equated that to an additional 470,000 to
630,000 sq, ft of retail/service space, based on Guelph’s existing space
inventory.
• TER notes the following germane observation made by the City’s CPR consultant
(Meridian) in the context of their recommended CPR approach:
“The Lafarge site is currently the subject of a separate planning process and the
final recommendation will result, in part, from the conclusion of that process. It
may offer an opportunity for a second location for large format retail uses, closer
to the existing population base and closer to the Downtown, potentially
minimizing impacts.”
• TER also quotes the following comment specific to the subject site, from the late
June 2005 City staff report # 05-83:
“While the lands are currently designated for industrial use, it is highly likely that
they will transition to some other form of land use given the location. In recent
years a number of alternative ideas have been proposed including commercial
use of the land. It is premature to establish an alternative principle of land use
for these lands -- including commercial use, given the important technical
considerations to be addressed…The current development proponents are
investigating these matters and are initiating neighbourhood consultation. If and
when applications are made for these lands, they will need to be considered on
their own merits…”
The following is a summary of the key findings and conclusions which resulted from
TER’s updated market demand and impact analysis:
• The subject site is seen to be “…an excellent ‘brownfield’ redevelopment
opportunity…” for the City, because it has sat vacant since the 1994 closure of
the former Lafarge operation, and because the subject proposal reflects a
redevelopment opportunity which is consistent with Guelph’s planning objectives.
• The site is well-located to serve both Guelph residents and those beyond, given
the following factors:
o
its central location in the City (about 2 kms west of C.B.D.);
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