updated planning report updated planning report - City of Guelph

Updated Planning Report September 2008
Proposed Lafarge/Silvercreek Development
strengthen and diversify Guelph’s economic base, most notably through the introduction
of a new regional retail operation (warehouse membership club) not currently in the
Guelph market. Based on the findings of the updated market study, the proposal can be
accommodated without detriment to the overall function or economic vitality of Guelph’s
downtown. In addition, the subject property is a vacant brownfield site, now remediated
and proposed for productive redevelopment and re-use.
The PPS also addresses the issue of employment land conversion. For a number of
reasons which are also discussed in detail in Section 6.2.1 of this report, it is our view
that the subject proposal does not represent “conversion” of employment lands to nonemployment
uses, and thus does not require a comprehensive review as a prerequisite
to its development.
The City’s Official Plan contains a number of goals, principles, objectives and policies
which are relevant to the subject site and proposal. These are canvassed at length in
Sections 3.2 and 6.2.2 of this report. It is our overall conclusion that the revised
Silvercreek proposal, together with the updated technical studies which support the
requested re-designation and rezoning for the mixed commercial development concept
described in this report, is consistent with the general principles and specific policy
requirements of the City of Guelph Official Plan.
In particular, it meets the Plan’s notable major goals of protecting and enhancing the
natural environment, directing development where municipal infrastructure is most
readily available, and maintains the downtown’s primary role within the City’s urban
structure. Furthermore, it represents compatible intensification and redevelopment of a
large, existing, under-utilized industrial parcel, and will facilitate the remediation of an
existing contaminated brownfield parcel which is among those particularly targeted by
the City for community improvement. Natural heritage and environmental impact
considerations have been exhaustively documented and addressed. The geography
and setting of the site will minimize potential land use conflicts, and serve to facilitate a
distinct identity.
Commercial policy requirements applicable to the requested “Mixed Use Node”
designation have been addressed, both in this planning report and in the associated
updated technical studies on market impact, urban design, traffic impact, stormwater
management and environmental impact. In particular, the range of impact studies
required to support the designation of a new (or expanded) Mixed Use Node has been
appropriately addressed, in our view, and any related conditions or requirements have
been identified in those studies or will be supplemented by the completion of ongoing
technical agency review, as well as subsequent site plan approval requirements.
In addition, substantial discussion is contained in Section 6.2.2 of this report on the
Plan’s general criteria to be addressed for Official Plan amendments, and it is our overall
conclusion that they are appropriately addressed. These criteria cover a range of
planning considerations, including: conformity to the Plan’s goals and objectives; site
suitability and use compatibility; market feasibility of and need for the proposed use;
availability of other designated areas; impacts on infrastructure and the natural
environment; and, financial implications.
Sections 4 of this report contains a summary of the remaining concerns held by City staff
and interested agencies, and our detailed responses to those are found in Section 6.3, in
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