Planning Justification Report for Reid's Heritage ... - City of Guelph

Planning Justification Report forReid’s Heritage Homes at VictoriaRoad Guelph, OntarioPrepared for:The City of Guelph on behalf of Reid’sHeritage Homes6783 Wellington Road 34R.R. #22 Cambridge ONPrepared by:Stantec Consulting Ltd.49 Frederick StreetKitchener ONApril 26, 2013

Sign-off SheetThis document entitled Planning Justification Report for Reid’s Heritage Homes atVictoria Road Guelph, Ontario was prepared by Stantec Consulting Ltd. for the accountof Reid’s Heritage Homes. The material in it reflects Stantec’s best judgment in light ofthe information available to it at the time of preparation. Any use which a third partymakes of this report, or any reliance on or decisions made based on it, are theresponsibilities of such third parties. Stantec Consulting Ltd. accepts no responsibilityfor damages, if any, suffered by any third party as a result of decisions made or actionsbased on this report.Prepared by(signature)Jennifer Mondell, PlannerReviewed by(signature)Krista Walkey, MCIP, RPP, Senior Planner

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOTable of ContentsEXECUTIVE SUMMARY ......................................................................................................... 1.11.0 INTRODUCTION .............................................................................................................. 1.42.0 SITE DESCRIPTION AND SURROUND LANDS USES ................................................... 2.52.1 SUBJECT LANDS ............................................................................................................. 2.53.0 DEVELOPMENT PROPOSAL .......................................................................................... 3.13.1 OVERVIEW....................................................................................................................... 3.13.2 EXISTING PLANNING CONTROLS ................................................................................. 3.13.3 PROPOSED APPLICATION ............................................................................................. 3.34.0 LAND USE POLICY FRAMEWORK OVERVIEW ............................................................. 4.14.1 PROVINICALLY POLICY STATEMENT, 2005 .................................................................. 4.14.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE, 2006 ............................ 4.24.3 CITY OF GUELPH OFFICAL PLAN (2001), CONSOLODATED 2012 ............................... 4.44.4 CITY OF GUELPH DRAFT OFFICIAL PLAN (2010) ......................................................... 4.84.5 CITY OF GUELPH URBAN DESIGN ACTION PLAN (2009) ............................................. 4.94.6 ZONING BY-LAW 1995-14864........................................................................................ 4.105.0 STATEMENT OF PLANNING POLICY CONFORMITY AND COMPLIANCE ................. 5.125.1 COMMUNITY ENERGY INITIATIVE AND SUSTAINABILITY ......................................... 5.126.0 DEVELOPMENT PROPOSAL ........................................................................................ 6.146.1 OFFICIAL PLAN AMENDMENT ...................................................................................... 6.146.1.1 Proposed Official Plan Amendment .................................................................. 6.146.2 ZONING BY-LAW AMENDMENT AND ZONING BY-LAW COMPARISON ..................... 6.156.2.1 Proposed Draft Zoning By-law .......................................................................... 6.167.0 OTHER SUPPORTING STUDIES/REPORTS ................................................................. 7.177.1 MUNICIPAL SERVICING BRIEF ..................................................................................... 7.177.2 STORMWATER MANAGEMENT BRIEF ........................................................................ 7.177.3 NOISE IMPACT ASSESSMENT ..................................................................................... 7.187.4 ENVIRONMENTAL IMPACT STUDY .............................................................................. 7.197.5 ARCHAEOLOGICAL IMPACT STUDY ............................................................................ 7.207.6 GEOTECHNICAL REPORT ............................................................................................ 7.217.7 STREETSCAPE ELEVATIONS ....................................................................................... 7.228.0 CONCLUSION ................................................................................................................ 8.23jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docxi

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLIST OF TABLESTABLE 1: PLANNING POLICY FRAMEWORKTABLE 2: OFFICIAL PLAN DENSITY PROVISIONSTABLE 3: ZONING BY-LAW COMPARISONLIST OF FIGURESFIGURE 1: LOCATION MAPFIGURE 2: SUBJECT LANDS AND SURROUNDING AREAFIGURE 3: EXISTING OFFICIAL PLANFIGURE 4: EXISTING ZONING BY-LAWFIGURE 5: PROPOSED OFFICIAL PLANFIGURE 6: PROPOSED ZONING BY-LAWiijam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOIntroductionApril 26, 2013Executive SummaryOn behalf of our client, Reid’s Heritage Homes, Stantec has prepared this Planning JustificationReport in support of their applications to amend the City of Guelph Official Plan and ZoningBylaw for a portion of the University of Guelph lands fronting Victoria Street in Guelph, Ontario.Reid’s is proposing to develop 19 single detached dwelling units with frontage along the westside of Victoria Road, south of Stone Road. The developable area is approximately 1.42hectares as setbacks and buffers have been maximized to respect and protect the surroundingenvironmental features.The applications submitted for this development proposes to:1. Amend to the Official Plan from Major Institutional to General Residential2. Amend the Zoning By-law from Institutional 2 to Residential Single Detached R.1B withSite Specific provisions for:a. minimum front yard of 4.5 metres to the front wall of the habitable floor space ofthe first floor;b. Minimum exterior side yard of 3.0 metres to the internal private streetsc. 5 metre rear yard setback or 20% of the lot depth whichever is less; andd. That the Front Yard be considered the Exterior Side Yard for the purposes ofsection 4.20.10 in order to implement the recommendations of the Noise ImpactAssessment.The development proposal conforms to the existing Official Plan policies for residential and theDraft Official Plan polices are not in effect. Although the subject site falls short of the draftdensity targets, this was in effort to ensure the enhancement and protection of theenvironmental features adjacent to the site.The following supporting studies were completed as part of a ‘complete’ application as outlinedduring the pre-consultation meeting held of January 18, 2013 with City and Agency Staff:Environmental Impact StatementArcheological Resource AssessmentPreliminary Noise and Vibration StudyPreliminary Site Servicing ReportGeotechnical Studyjam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 1.1

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOIntroductionApril 26, 2013The following conclusions were made:The subject property can be adequately serviced by municipal storm, sanitary and waterservices.Noise levels from road sources at residential receivers at Lots 4-11 in the proposeddevelopment do not exceed applicable criteria with the proposed noise barriers in place.Outdoor noise levels at Lots 1-3 and 12-19 are expected to exceed criteria, but by lessthan 5 dBA and therefore warning clauses should be included in pertinent Offers ofPurchase/Lease/Rent.Indoor noise levels at Lots 1-3 and 12-19 are expected to exceed criteria, but by 10 dBAor less and therefore warning clauses, including a requirement for forced-air ventilationsystems, should be included in pertinent offers of Purchase/Lease/Rent.Therefore, noise migration fencing and a noise warning clause in the agreement ofpurchase and sale for select dwellings will be required.The archaeological assessment conducted has resulted in the identification of noarchaeological finds in the study areas. No further archaeological studies arerecommended in the study area prior to development.The proposed Stormwater Management measures and Stormwater Management Facilitybe implemented for the proposed development.The Erosion and Sediment Control Plan be implemented to ensure protection of theTorrence Creek PSW and downstream environments.The Monitoring and Maintenance Program be undertaken to provide additionalinformation on the performance of this SWM strategy.Subsurface conditions encountered in the investigation generally consisted of grass andTopsoil surface cover, Native silt with sand; underlain by native silty sand with gravel till.Bedrock was not encountered to the termination depths of the boreholes. Groundwaterwas measured in the standpipes installed at the Site at depths of 3.3m and 1.5 m belowgrade, equivalent to elevations of 327.6m and 332.9m respectively.The rezoning for the lands should only apply to the residential portion and not includethe buffers and SWM facilityThe natural features to be protected as part of this development should be properlyfenced and maintained prior to construction and site grading activities. A qualifiedecologist should continue to review the grading plans as they evolve;1.2 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOIntroductionApril 26, 2013The development envelope, woodland and wetland areas and buffers should bemaintained;Consideration should be given to encouraging the naturalization of the buffers andrecognizing the importance of minimizing the establishment of the opportunistic invasivespecies;jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 1.3

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOIntroductionApril 26, 20131.0 IntroductionOn behalf of our client, Reid’s Heritage Homes, Stantec has prepared this Planning JustificationReport in support of their applications to amend the City of Guelph Official Plan and ZoningBylaw for a portion of the University of Guelph lands fronting Victoria Street in Guelph, Ontario.See Figure 1: Location Map.The report has been prepared as outlined at the Pre-consultation meeting held on January 18,2013 at the City of Guelph.This report outlined the specific development proposal, a review and analysis of pertinentplanning policies and provides a recommendation.This Planning Justification Report is part of a comprehensive Application Package including thefollowing reports/plans and fees submitted concurrently with this application:Environmental Impact StatementArcheological Resource AssessmentPreliminary Noise and Vibration StudyPreliminary Site Servicing ReportGeotechnical StudyConceptual Site PlanCompleted Applications Forms and applicable fees.Collectively these reports demonstrate a “Complete Application” as outlined at the PreconsultationMeeting and should be circulated to the planning review agencies, and madeavailable to Council and the public.1.4 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOSite Description and Surround Lands UsesApril 26, 20132.0 Site Description and Surround Lands Uses2.1 SUBJECT LANDSThe property is located on lands owned by the University of Guelph and has developmentpotential of up to 1.42 hectares. The site is part of the larger University of Guelph property. It isanticipated that this parcel would be subject of a consent application to separate the parcel fromthe University’s main campus. It is located along the west side of Victoria Road South, south ofthe intersection of Stone Road. The property borders the University of Guelph’s Arboretumlands to the southeast and has convenient links to shopping, nature, bicycle paths andpedestrian trails and Village by the Arboretum which is an award winning, Master Planned adultlifestyle community designed and built by Reid’s Heritage Homes on lands leased by theUniversity of Guelph. To the north of the site is Torrence Creek Swamp. See Figure 2: SubjectLands and Surrounding Area.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 2.5

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIODevelopment ProposalApril 26, 20133.0 Development Proposal3.1 OVERVIEWReid’s Heritage Homes is proposing to develop19 residential single detached dwellings througha Plan of Condominium along Victoria Road South. Reid’s is an experienced developer ofresidential communities in the City of Guelph with projects such as Village by the Arboretum andWestminster Woods subdivision.3.2 EXISTING PLANNING CONTROLSTABLE 1: PLANNING POLICY FRAMEWORKCity of GuelphOfficial Plan (2001):Land Use:Built-Up AreaMajor InstitutionalStage Three – Staging of DevelopmentEnvironmental:Non-Core Greenlands OverlayNote: adjacent to Core Greenlands, Torrance Creek & WetlandComplex, Other Natural Heritage Feature/Provincial SignificantWetlandArchaeological:Area of Archaeological PotentialTransportation:Victoria Road – 2 Lane Existing Road Network & Proposed On-RoadBike LanesCity of GuelphEnvision GuelphOfficial Plan Update(2012):Land Use:Built-Up AreaMajor InstitutionalEnvironmental:Significant Natural Area (currently under appeal – OP Amendment No.42)Natural Area (currently under appeal – OP Amendment No. 42)City of Guelph Recommended Natural Heritage System (currentlyunder appeal – OP Amendment No. 42)Potential habitat for Locally Significant Species (currently under appealjam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 3.1

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIODevelopment ProposalApril 26, 2013– OP Amendment No. 42)Note: adjacent to Locally Significant Wetland (minimum 15 metrebuffer) to the west, Significant Woodlands to the west and north(currently under appeal – OP Amendment No. 42)Transportation:Victoria Road - Arterial Road Network & Proposed City TrailZoning By-law 1995-14864:Institutional 2 “I2” ZoneLands adjacent to Provincially Significant Wetlands and Lands withone of the following: Significant Woodlots, Natural Corridor, or Linkage.The subject land is adjacent to a Significant Woodlot.See Figure 3 and 4: Existing Official Plan and Existing Zoning By-law.3.2 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIODevelopment ProposalApril 26, 20133.3 PROPOSED APPLICATIONThe applications submitted for this development proposes to:3. Amend to the Official Plan from Major Institutional to General Residential4. Amend the Zoning By-law from Institutional 2 to Residential Single Detached R.1B withSite Specific provisions for:a. minimum front yard of 4.5 metres to the front wall of the habitable floor space ofthe first floor;b. Minimum exterior side yard of 3.0 metres to the internal private streetsc. 5 metre rear yard setback or 20% of the lot depth whichever is less; andd. That the Front Yard be considered the Exterior Side Yard for the purposes ofsection 4.20.10 in order to implement the recommendations of the Noise ImpactAssessment.See Figure 5 and 6: Proposed Official Plan and Proposed Zoning By-law.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 3.3

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013Direct and accommodate expected growth in a manner that promotes the efficient use ofexisting municipal sewage services and municipal water services; andEnsure that these systems are provided in a manner that can be sustained by the waterresources upon which such services rely, is financially viable and complies with allregulatory requirements and protects human health and the natural environment.Section 2.0 of the PPS provides policies on Wise Use and Management of Resources, the PPSstates that the long term prosperity, environmental health, and social well-being in Ontariodepends on protecting natural heritage, water, and mineral heritage/resources.Section 2.1 Natural Heritage provides policies which protect natural features and areas for thelong term.Policy 2.1.2 indicates that the diversity and connectivity of natural features in an area, and thelong-term ecological function and biodiversity of natural heritage systems, should bemaintained, restored or, where possible, improved, recognizing linkages between and amongnatural heritage features and areas, surface water features and ground water features.Policy 2.1.3 outlines that Development and site alteration shall not be permitted in:Significant habitat of endangered species and threatened species;Significant wetlands in Ecoregions;Significant coastal wetlands;Fish habitat except in accordance with provincial and federal requirements; andAdjacent lands to the natural heritage features and areas unless the ecological functionof the adjacent lands has been evaluated and it has been demonstrated that there willbe no negative impacts on the natural features or on their ecological functions.The development supports the polices of the Provincial Policy Statement by utilizing existingservices that are available to the site, it allows for the protection of natural features and allowsfor development on a parcel within the urban area identified by the City of Guelph.4.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE, 2006The Growth Plan was prepared under the Places to Grow Act, 2005 and implements Provincialinterest for building stronger, prosperous communities by managing growth of the GreaterGolden Horseshoe to the planning horizon of 2031. Some of the guiding principles of theGrowth Plan are as follows:Build compact, vibrant and complete communities;4.2 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013Plan and manage growth to support a strong and competitive economy;Protect, conserve, enhance and wisely use the valuable natural resources of land, airand water for current and future generations; andOptimize the use of existing and new infrastructure to support growth in a compact,efficient form.Section 2.2.2 Managing Growth, of the Plan outlines that Population and employment will beaccommodated by:Directing a significant portion of new growth to the built-up areas of the communitythrough intensificationReducing dependence of the automobile through the development of mixed use, transitsupportive, pedestrian – friendly urban environmentsEnsuring the availability of sufficient land for employment to accommodate forecastedgrowth to support the Greater Golden Horseshoe’s economic competitivenessPlanning and investing for a balance of jobs and housing in communities across theGreater Golden Horseshoe to reduce the need for long distance commuting and toincrease the modal share for transit, walking and cyclingEncouraging cities and towns to develop as complete communities with a diverse mix ofland uses, a range and mix of employment and housing types, high quality public openspace and easy access to local stores and servicesDirecting development to settlement areasSection 3.2.5 indicates that the construction of new, or expansion of existing municipal waterand wastewater systems should only be considered where the following conditions are:Strategies for water conservation and other water demand management initiatives arebeing implemented in the existing service area;Plans for expansion or for new services are to serve growth in a manner that supportsachievement of the intensification target and density targets.The development proposal is in keeping with the polices of the growth plan as it protects theadjacent natural features and provides enhanced buffers while allowing for development tomake use of existing infrastructure.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 4.3

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 20134.3 CITY OF GUELPH OFFICAL PLAN (2001), CONSOLODATED 2012MAJOR INSTITUTIONALThe subject property is designated as Major Institutional and within the Non-core GreenlandsOverlay in the current Official Plan on Schedule 1 and within the Built-Up Area as per Schedule1B. The predominant use of land should be public buildings, universities, colleges, social andcultural facilities, correctional and detention centres, hospitals, residential care and health carefacilities.Complementary uses may be permitted which include convenience and personal services uses,residences, day care facilities, parks, recreation facilities and non-livestock based agriculturaluses.For residential uses, these activities will be designated for and used by those persons directlyassociated with the “Major Institutional” uses.The applicant will be requesting an amendment to designate the lands Residential as outlined inthe Official Plan. Objectives of the Residential designation are as follows:To ensure an adequate amount of residential land to accommodate the anticipatedpopulation growth over the planning period.To ensure proper location and suitable distribution for the various housing typesnecessary to accommodate a diversity of lifestyles and housing needs.To encourage residential development in those areas where the necessary municipalservices and related physical infrastructure are currently available.To maximize accessibility between residential neighbourhoods and the major areas ofemployment, shopping, education and recreation.GENERAL RESIDENTIALGeneral Residential Policies indicates that all forms of residential development are permitted inconformity with the policies of this designation. The general character of development will below-rise housing forms. The net density of development shall not exceed 100 units per hectare(40 units/acre).The application from Major institutional to General Residential conforms to the policies of theOfficial Plan.GREENLANDS SYSTEMThe Greenlands System in the Official Plan recognizes natural heritage features and theirlandscapes which need to be considered in a holistic manner to provide for a conservation andenhancement of these features. Non-Core Greenlands overlay may contain:Natural heritage features;4.4 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013Natural feature adjacent lands; andNatural hazard lands that should be afforded protection from development.The following natural features and their associated adjacent lands are found within the Non-Core Greenlands area:fish habitat;locally significant wetlands;significant woodlands;significant environmental corridors and ecological linkages; andsignificant wildlife habitat.The subject property is adjacent to provincially significant wetland area and other naturalheritage features as per Schedule 2 of the Official Plan. The City encourages the retention of allwetlands located within Guelph and new development will be designed to minimize impacts onthis natural heritage feature and its associated ecological functions. Development may occur asper policy 7.13.6 where an Environmental Impact Study has been completed. An EIS wascompleted as per policies 6.3 and submitted as part of the Official Plan Amendment and ZoningBy-law amendment applications. In accordance with the Official Plan policies the EIS ensuresthat the development on the adjacent lands to natural features does not negatively impact orresult in a loss of the wetland’s ecological function, conflict with existing site-specific wetlandmanagement practices, and/or result in loss of contiguous wetland.The proposal respects the natural features and has provided buffers that exceed currentpolicies.ARCHEOLOGICAL RESOURCESThe subject property is also within an area of potential archeological resources as per Schedule3. An archaeological assessment has been prepared by archaeologists licensed under theOntario Heritage Act and submitted along with this report as part of a ‘complete’ application foran Official Plan and Zoning By-law Amendment.No archeological resources were identified during the assessment.The subject property is designated as Stage 3 in the City of Guelph Staging of in the OfficialPlan as per Schedule 4. The implementing Zoning by-law, and its associated amendmentprocess, may be used as a regulatory mechanism to prevent the pre-mature zoning of lands foractivities that do not have adequate municipal services. Generally, the implementing Zoning Bylawto this Plan will recognize existing legal uses only.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 4.5

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013GROWTH MANAGEMENTSection 2.4 of the Official Plan Amendment 39 outlines policies for Growth Management in theCity. The policies in the section are intended to reflect the City of Guelph’s commitment to theGrowth Plan framework. Objectives of the section include:Provide for an adequate supply of land within the City’s settlement area boundary toaccommodate projected growth to the year 2031.Maintain a healthy mix of residential and employment land uses at approximately 57 jobsper 100 residents;Ensures sustainable energy, water and wastewater services are available to supportexisting development and future growth.Promotes protection and enhancement of the City’s identified natural heritage system.Supports the protection and/or conservation of water, energy, air quality and culturalheritage resources, as well as innovative approaches to waste management.Supports transit, walking and cycling for everyday activities.Section 2.4.5 within Official Plan Amendment 39 outlines that in order to achieve the GrowthPlan intensification targets, significant portions of new residential and employment growth willbe accommodated within the built-up areas through intensification. Within the built-up area thefollowing general intensification policies apply:By 2015 and for each year thereafter, a minimum of 40% of the City’s annual residentialdevelopment will occur within the City’s built-up area.The City will plan and provide for a diverse and compatible mix of land uses,The City will plan for high quality public open space with site design and urban designstandards that create attractive and vibrant spaces.Vacant or underutilized lots, greyfield, and brownfield sites will be revitalized through thepromotion of infill development, redevelopment and expansions or conversion of existingbuildings.Development will support transit, walking, cycling for everyday activities.Section 3.8 of the plan outlines polices for Energy Conservation and Climate ChangeProtection. The objectives are to:To promote a compact urban form and develop an energy efficient pattern and mix ofland usesTo maximize opportunities for the use of energy efficient modes of travel and reduceenergy consumption for motor vehicles within the City.4.6 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013To encourage energy efficient building design and construction techniques thatminimizes space heating and cooling energy consumption.URBAN DESIGNSection 3.6 of the Official Plan outlines policies for the Urban Design in the City of Guelph. TheUrban Design Objectives are as follows, but not limited to:To practice environmentally sustainable urban development by adhering to urban designprinciples that respect the natural features, reinforce natural processes and conservenatural resources.To ensure that the design of the built environment strengthens and enhances thecharacter of the existing distinctive landmarks, areas and neighbourhoods of the City.To ensure that the design of the built environment in new growth areas integrates withthe natural setting and uses built-form elements from the older, established areas ofGuelph.To create new diverse communities that are well served by all forms of transportation.To encourage compatibility and quality in the built environment while allowing for adiverse expression of site design by establishing design principles and guidelines toencourage excellence in design.To develop an attractive, safe and functional network of open spaces by ensuringmutually supportive relationships between public and private open spaces, between thebuilt forms that enclose them and with the links that connect them.To design space that is accessible to all, regardless of personal limitations.Section 6.0 Natural Heritage Features of the Official Plan provides policy for the protection offeatures and ecological functions of Guelph’s natural environment. The Objectives of thissection are to:To recognize and identify existing natural features and their associated ecologicalfunctions in the City that should be preserved and/or enhanced.To protect, preserve and enhance land with unique or environmentally significant naturalfeatures and ecological functions.To promote the continued integrity and enhancement of natural features byinterconnecting these features with environmental corridors and ecological linkages,where possible.To establish a comprehensive systems approach to the protection and enhancement ofnatural heritage features.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 4.7

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013To ensure development activities on lands adjacent to natural heritage features do notdetrimentally impair the function and ecological viability of the abutting heritage feature.To provide a clear and reasonable mechanism for assessing the impact of applicationsfor land use change on natural features and functions.4.4 CITY OF GUELPH DRAFT OFFICIAL PLAN (2010)The City of Guelph Draft Official Plan continues to designate the subject property as within theBuilt-Up Area on Schedule 1 and as Major Institutional on Schedule 2 of the draft Official Plan. Itis also designated to be within a Natural Heritage System, specifically a Natural Area onSchedule 2 and 4.Permitted uses in the Major Institutional are public buildings, universities, colleges, social andcultural facilities, correctional and detention facilities, hospitals, special needs housing,residential care, etc. Complementary uses include residence but they must be used by thosepersons directly associated with the Major Institutional use.General policies for the Built-Up Area include:By 2015 and for each year thereafter, a minimum of 40% of the City’s annual residentialdevelopment will occur within the City’s built-up area. Provision may be made for thefulfillment of this target sooner than 2015;The City will plan and provide for a diverse and compatible mix of land uses, includingresidential and employment uses to support vibrant communities;A range and mix of housing will be planned, taking into account affordable housingneeds and encouraging the creation of accessory apartments throughout the built-uparea;Intensification of areas will be encouraged to generally achieve higher densities than thesurrounding areas while achieving an appropriate transition of built form to adjacentareas;The City will plan for high quality public open space with site design and urban designstandards that create attractive and vibrant spaces;Development will support transit, walking and cycling for everyday activities; andThe City will identify the appropriate type and scale of development within intensificationareas and facilitate infill development where appropriate.The subject property as a Natural Area and is classified as a Cultural Meadow in the EcologicalLand Classifications Appendix 1. Development or site alteration may be permitted within all orparts of identified Natural Areas and adjacent lands provide an EIS or EA has been completedto demonstrate that there will be no negative impacts on the protected natural heritage feature.Connectivity between developments and the natural areas would be maintained.4.8 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013The subject property is designed on Schedule 4A as City of Guelph Recommended NaturalHeritage System and adjacent to a locally significant wetland which requires a 15 metre buffer.Schedule 4E designates the lands to have potential habitat for locally significant species. Thesedesignations are currently under appeal as part of OP Amendment – 42.The subject property still remains within an area of potential archeological resources; anArchaeological Assessment has been prepared by a licensed archaeologist.It is also now designated at Stage 1 in the City Staging of Development Schedule 6; StagingArea 1 corresponds to the Built-up Area boundary for the City, and this area reflects that portionof the City where the majority of serviced development is already situated. To meet theminimum intensification target within the Built-up Area, this area will continue to be subject todevelopment over the planning period.The new polices for Low Rise Residential outline that the maximum building height shall bethree storeys and the maximum net density 35 units per hectare and not less than a minimumnet density of 15 units per hectare.Although these policies are not in effect we have considered them and reviewed theenvironmental features and policies during the preparation of the Environmental ImpactStatement. The development has conformed to these policies where possible, respecting thesurrounding and adjacent environmental features. The development respects the 15m bufferand in several areas increases the buffer.4.5 CITY OF GUELPH URBAN DESIGN ACTION PLAN (2009)The Draft Community Urban Design Action Plan was based on 10 principles and a range ofopportunity areas. The 10 principals are as follows:1. Create communities where there are diverse opportunities for living, working, learningand playing.2. Build compact communities that use land, energy, water and infrastructure efficiently andencourage walking.3. Showcase natural attributes as defining features of the city’s character by making themhighly visible and accessible.4. Focus on “place-making” developing infrastructure, spaces and building that arepermanent and enduring, memorable and beautiful, adaptable and flexible, andultimately valued.5. Conserve and celebrate the city’s cultural and architectural heritage and reuse heritageassets.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 4.9

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 20136. Create a diversity of inviting accessible gathering places that promote civic engagementand a full range of social, cultural and economic interaction.7. Provide and balance choices for mobility – walking, driving, cycling and taking transit.8. Establish a pattern of interconnected streets and pedestrian networks in which buildingsframe and address public spaces.9. Allow for a range of architectural styles and expressions that bring interest and diversitywhile responding appropriately to the scale and materiality of the local context.10. Provide a setting for a variety of lifestyles and rich experiences.The proposed development will conform to the principles of the Urban Design Action Plan.4.6 ZONING BY-LAW 1995-14864The subject property is currently designated as Institutional Two Zone under Zoning Bylaw(1995) - 14864. Permitted uses under this zone include:Guelph Correctional Centre and its directly related operations,the University of Guelph and its directly related operations,Day Care Centre in accordance with section 4.26 of the Zoning By-lawGroup Home and in accordance with section 4.25 of the Zoning By-lawAccessory Uses in accordance with section 4.23 of the Zoning By-law are permitted butthe must be located in the same building or structure as the permitted use to which it isdevoted and shall not occupy more than 25% of the Gross Floor Area of the building orstructure.The property is also zoned as being adjacent to Provincially Significant Wetlands and as Landswith one of the following: Locally Significant Wetlands, Significant Woodlot, Natural Corridor orLinkage. In the case of the Subject Property is it adjacent to a Significant Woodlot.Section 13.3 and 13.4 indicates that lands adjacent to Provincially Significant Wetlands, and/orlands with Locally Significant Wetlands, significant woodlots, Natural Corridors and Linkagesshall be required to complete an Environmental Impact Study when a Development proposal,requiring an Official Plan amendment, a Zoning By-law amendment, a plan of subdivision(excluding a plan of condominium), or a consent is submitted for the portion of the property withAdjacent Lands shading. Plans of condominium will be exempted from having to complete anEnvironmental Impact Study only if the lands to which the plan of condominium applies havehad a required Environmental Impact Study approved through a plan of subdivision, OfficialPlan amendment, Zoning By-law amendment, or consent.An Environmental Impact Study has been completed as per the Official Plan policies, the ZoningBy-law provisions, and in consultation with GRCA and City Staff. It has been submitted alongwith the Zoning By-law and Official Plan Amendment applications as part of a ‘complete’application.4.10 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOLand Use Policy Framework OverviewApril 26, 2013The proposed zoning for the subject lands would be Residential Single Detached R.1B zonewhich permits:Single Detached DwellingAccessory Apartment in accordance with Section 4.15.1 of the Zoning By-lawBed and Breakfast establishment in accordance with Section 4.27 of the Zoning By-lawDay Care Centre in accordance with Section 4.26 of the Zoning By-lawGroup Home in accordance with Section 4.25 of the Zoning By-lawHome Occupation in accordance with Section 4.19 of the Zoning By-lawLodging House Type 1 in accordance with Section 4.25 of the Zoning By-lawThe proposed townhouse units would be considered cluster townhouses which is defined as atownhouse situated on a Lot in such a way that at least 1 Dwelling Unit does not have legalfrontage on a public Street.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 4.11

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOStatement of Planning Policy Conformity and ComplianceApril 26, 20135.0 Statement of Planning Policy Conformity and ComplianceThe proposed development will contribute to meeting density targets in the south end of Guelph.Transit currently exists along Victoria Street and this development would be able to provideeasy connection for its residents to this system. Energy conservation and alternative methodswill be considered during the detailed design of the development.The net density for the subject property has been calculated using the developable area of 1.42hectares. This would yield 13 units per hectare for the subject property. The developable area ofthe site has been determined by the buffers and setbacks required to ensure that there is noimpacts to the surrounding and adjacent environmental features in the area. The surroundingdevelopments of Westminster Woods and Village by the Arboretum, designed and developed byReid’s Heritage Homes, both exceed the required density targets and therefore we wouldconclude that as a whole Reid’s has significantly contributed to meeting the density targets setout by the Province and the City of Guelph.The low density residential development will balance the availability of developable land whileprotecting the environmental features to the west of the property. Increased buffers have beenprovided for in order to respect the environmental features.5.1 COMMUNITY ENERGY INITIATIVE AND SUSTAINABILITYReid’s Heritage Homes remains committed to and a leader in sustainable design and in greendevelopment. This development will continue their commitment to sustainability. In 2012, Reid’sHeritage Homes was named a finalist for the EnerQuality 2012 Awards of Excellence OntarioGreen Builder of the Year award. Reid’s Heritage homes was also honoured in 2012 by thefederal Ministry of Natural Resources Canada (NRCan), and arm of the Federal Government,with the inaugural Energy Star Builder of the Year Award. This is the first-ever national levelaward of its kind presented to any homebuilder across Canada. In addition to their nationalawards, Reid’s also had the first Blue Built home in Guelph and continues to support theprogram.The development will include features which support the City’s Community Energy Initiativewhich was approved in 2007, by:Construction to the Energy Star standard that promotes energy efficiency to comply withthe community energy plan.Using low VOC emitting and recycled material where possibleAutomated controls on street lights (i.e. will turn off when natural lighting in sufficient)Street trees will be planted to enhance tree canopy and eventually providing cooling tothe surrounding homes as well as contribute to the overall urban forest canopy.5.12 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOStatement of Planning Policy Conformity and ComplianceApril 26, 2013Private garbage pickup will be provided and will comply with the City of Guelph’s threestream system.A comprehensive erosion and sedimentation control plan which is in effect for theduration of the construction phaseDrought resistant landscape material as much as possibleLow flow faucets and showerheads and low volume flush toiletsLow E windows that reduce heat loss and heat gainIn addition, during construction, a construction waste management plan will be implementedand local materials will be sourced in order to reduce the environmental impact on thetransportation system. Transit currently is running along Victoria Road, therefore residents willbe able to easily access public transit as well as easily connect to the surrounding trails andpedestrian networks available contributing to the City’s target to reduce transportation energyuse by 25%.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 5.13

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIODevelopment ProposalApril 26, 20136.0 Development Proposal6.1 OFFICIAL PLAN AMENDMENTThe proposal requires an Official Plan Amendment from Major Institutional to GeneralResidential which permits single detached dwellings and the net density proposed for this site.TABLE 2: OFFICIAL PLAN DENSITY PROVISIONSOfficial Plan (2001) Draft Official Plan ProposalGeneral Residential –maximum of 100 units perhectareLow Rise Residential –minimum 15 units per hectareto a maximum of 35 units perhectare13 units per hectare6.1.1 Proposed Official Plan AmendmentAmend the Official Plan for the property municipally known as 50 Stone Road East, withfrontage along the west side of Victoria Road South, south of Stone Road intersection fromMajor Institutional to General Residential designation.The development proposal conforms to the existing Official Plan policies for residential and theDraft Official Plan polices are not in effect. Although the subject site falls short of the draftdensity targets, this was in effort to ensure the enhancement and protection of theenvironmental features adjacent to the site.6.14 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIODevelopment ProposalApril 26, 20136.2 ZONING BY-LAW AMENDMENT AND ZONING BY-LAW COMPARISONThe proposal requires a Zoning By-law Amendment from the Institutional 2 Zone to theResidential Single Detached R.1B zone.TABLE 3: ZONING BY-LAW COMPARISONProvisions R.1B Zone Subject Proposal Site Specific RequestMinimum Lot Area 460m 2 460m 2Minimum LotFrontage15 metres 15.2 metresMinimum Front Yard 6 metres 6 metres to the garageand 4.5 metres tohabitable space of thefirst floor6 metres to the garageand 4.5 metres tohabitable space of thefirst floorMinimum ExteriorSide Yard4.5 metres 3 metres 3 metresMinimum Side Yard 1 to 2 storeys - 1.5metres, Over 2storeys - 2.4 metresMinimum Rear Yard 7.5 metres or 20%of the Lot Depth,whichever is less1.5 metres5 metres or 20% ofthe lot depth,whichever is less5 metres or 20% of thelot depth, whichever islessMaximum BuildingHeight3 storeys 2 StoreyMinimum LandscapeOpen SpaceThe Front Yard onany lot, exceptingthe Driveway shallbe landscaped andno parking shall bepermitted within thisLandscaped OpenSpace. Thedriveway will notconstitute more than40% of the FrontYard.6 metre drivewaysacross 15 metrefrontage, therefore40% of front yard.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 6.15

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIODevelopment ProposalApril 26, 2013Provisions R.1B Zone Subject Proposal Site Specific RequestMinimum LandscapeOpen SpaceA minimum area of0.5 metres betweenthe driveway andthe nearest lot linemust be maintainedas landscapedspace in the form ofgrass, flowers,trees, shrubbery,natural vegetationand indigenousspecies.ProvidedFencesIn accordance withSection 4.20 of thezoning by-law.2.1 metre noise fenceas per Noise ImpactAssessmentThat the Front Yard beconsidered the ExteriorYard for the purposedof policy 4.20.10Off- Street Parking1 per unit, everyrequired ParkingSpace shall belocated a minimumdistance of 6 metresfrom the Street Lineand to the rear ofthe front wall of themain Building.6.2.1 Proposed Draft Zoning By-lawThat Zoning By-law 1995-14864 hereby is amended by changing the zoning of the SubjectLands referred to as “Lands to be rezoned from Institutional 2 Zone to Single DetachedResidential R.1B Zone with site-specific provisions” subject the following:a. minimum front yard of 4.5 metres to the front wall of the habitable floor space of the firstfloor;b. minimum exterior side yard Adjacent to private streets be 3.0 metresc. 5 metre rear yard setback of 20% of the lot depth whichever is less; andd. That the Front Yard be considered the Exterior Side Yard for the purposes of section4.20.10 in order to implement the recommendations of the Noise Impact Assessment.6.16 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOOther Supporting Studies/ReportsApril 26, 20137.0 Other Supporting Studies/Reports7.1 MUNICIPAL SERVICING BRIEFThis brief was prepared to provide assurance regarding municipal serviceability of the subjectproperty. Grading and servicing design is presented in the attached brief and show that thesubject property can be adequately serviced. Grading generally meets the criteria such asmatching proposed road grades at the curb lines for Victoria Road, matching existing boundarygrades at perimeter of the 15 metre buffer surrounding the site, ensuring adequate cover overmunicipal services, complying with municipal standards for minimum and maximum site grades,ensuring foundations are above the perched water table.An onsite Stormwater Management facility will be provided and storm sewers will be providedfor road drainage, the City has confirmed available capacity and agreed to provide a 200mmdiameter sanitary connection for the subject property for sanitary servicing and water servicingis proposed to be provided by two 150 mm diameter services being extended into the propertywhich will feed a 150 mm diameter loop system. There should be adequate water pressure forthe development.7.2 STORMWATER MANAGEMENT BRIEFThe object of the Stormwater Management plan is to ensure that the proposed developmentincludes the necessary controls to protect the hydrology and water quality of the receiving watersystems. The design criteria has been established through consultation with appropriate reviewagencies including the Grand River Conservation Authority (GRCA), the City, and the OntarioMinistry of the Environment (MOE) through recent correspondence or industry relateddocumentation.Stormwater runoff from the site will be provided with water quality and quantity control.Roadway and front yard drainage will be directed to an onsite Oil Grit Separator (STC 2000) toprovide quality control, which will be directed to a dry pond facility providing quantity control(Figure 4.0). Rooftop and rear yard runoff from lots bordering the Torrence Creek PSW do notrequire quality control. The dry pond facility will provide water quality control for the 2-, 5- and100-year storm events.Based on the design brief submitted as part of this application, the following conclusions can bedrawn: Enhanced water quality control for the majority of runoff on the site (1.15 ha) will beprovided by an Oil Grit Separator (STC 2000). Rooftop and rear yard runoff fromapproximately 0.24 ha will discharge directly to the Torrence Creek PSW Water quantity control will be provided such that total post-development peak flows arecontrolled to less than existing levels for the 1:2-, 5-, and 100-year storms Existing surface water runoff to the PSW and groundwater infiltration rates will bematchedjam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 7.17

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOOther Supporting Studies/ReportsApril 26, 2013Based on the findings of this brief and associated studies the following recommendations areprovided: The proposed Stormwater Management measures and Stormwater Management Facilitybe implemented for the proposed development. The Erosion and Sediment Control Plan be implemented to ensure protection of theTorrence Creek PSW and downstream environments. The Monitoring and Maintenance Program be undertaken to provide additionalinformation on the performance of this SWM strategy.7.3 NOISE IMPACT ASSESSMENTThis report assesses the effects of future noise levels due to road traffic from Victoria Road onthe proposed development and recommends any necessary noise abatement measures to meetMinistry of the Environment requirements with respect to road traffic noise. In compliance withMinistry guidelines, future (10-year, year 2024) noise levels from road traffic have beencalculated using the M.O.E.’s Stamson 5.0 computer model, with site-specific parameters andtraffic data. Generally, noise levels exceed specified criteria on the units closest to the majornoise source along Victoria Road. Lots 1-3 and 12-19 will require noise warning clauses andprovision for forced-air ventilation as noise levels exceed the specified criteria during daytime(07:00 to 23:00 hours) and/or night-time hours (23:00 to 07:00 hours).In order to provide the required noise attenuation in the OLA for Lots 1-3 and 12-19, 2.1 m highnoise barriers are required along the property lines of Lots 1, 14, 15 and 19. These barriers areto extend from the rear face of the units (abutting tight to the unit with no gaps) to the rearproperty lines. The additional setbacks required to avoid noise warning clauses would causethis development to be setback an unreasonable distance from the Victoria Road, and therefore,they are not practically feasible.Based on the Noise Assessment the following conclusions were made:Noise levels from road sources at residential receivers at Lots 4-11 in the proposeddevelopment do not exceed applicable criteria with the proposed noise barriers in placeOutdoor noise levels at Lots 1-3 and 12-19 are expected to exceed criteria, but by less than5 dBA and therefore warning clauses should be included in pertinent Offers ofPurchase/Lease/RentIndoor noise levels at Lots 1-3 and 12-19 are expected to exceed criteria, but by 10 dBA orless and therefore warning clauses, including a requirement for forced-air ventilationsystems, should be included in pertinent offers of Purchase/Lease/RentThe following recommendations are therefore made:7.18 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOOther Supporting Studies/ReportsApril 26, 2013That the City of Guelph approve of this Noise Impact Assessment as it pertains to clearingthe applicable conditions of approval, and that the following clauses be contained in theregistered Subdivision Agreement:1) The owner agrees to implement the report entitled, “Reid’s Heritage Homes – VictoriaRoad, Guelph, Noise Impact Assessment dated April 2013”, and further agrees:(i)For Lots 1-3 and 12-19 the following clause be included in the Offers of Purchaseand/or Rental Agreements:“Due to the proximity to Victoria Road, projected noise levels on this propertyexceed the Noise Level Objectives approved by the City of Guelph and maycause concern to some individuals. Moreover, the dwelling must be/have beenfitted with a forced-air ducted heating system suitably sized and designed topermit the future installation of a central air conditioning system by theoccupants”.7.4 ENVIRONMENTAL IMPACT STUDYA variety of background documents and sources of information were consulted during thepreparation of this report. These information sources were reviewed to provide anunderstanding of the Subject Property in the context of the surrounding area. In 2008, StantecConsulting Ltd. was retained by the University of Guelph to complete an EnvironmentalConstraints Assessment for the Subject Property. As part of that assessment, several fieldsurveys were undertaken to confirm conditions on the Subject Property. Initial fieldinvestigations were undertaken in 2008 and 2009, which included a wetland boundarydelineation exercise, inventory of the vascular plants, classification of the vegetationcommunities according to the Ecological Lands Classification (ELC) system for SouthernOntario (Lee et al., 1998), amphibian surveys, and breeding bird surveys. Wildlife speciesencountered, as well as a description of wildlife habitats present were recorded during all fieldvisits. This information has been updated with additional site-specific field investigations. Fieldstudies and natural environment inventories were completed within the study area to confirmand refine the boundaries, characteristics and significance of the natural features that may beaffected by the proposed development.The following recommendations should be implemented during the planning, design andconstruction of the proposed development:The rezoning for the lands should only apply to the residential portion and not includethe buffers and SWM facilityThe natural features to be protected as part of this development should be properlyfenced and maintained prior to construction and site grading activities. A qualifiedecologist should continue to review the grading plans as they evolve;jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 7.19

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOOther Supporting Studies/ReportsApril 26, 2013The development envelope, woodland and wetland areas and buffers should bemaintained;Consideration should be given to encouraging the naturalization of the buffers andrecognizing the importance of minimizing the establishment of the opportunistic invasivespecies;The principles and general approach discussed in the stormwater management designrecommended in the Stormwater Management Design Brief (Stantec, 2013) be adheredto;The correct construction and maintenance of all stormwater management facilities;Effectiveness and compliance monitoring be undertaken according to therecommendations of this report and SWM brief (Stantec 2013);Construction monitoring be undertaken on the subject property according to this reportand performance monitoring be undertaken according to the Stormwater ManagementDesign Brief.7.5 ARCHAEOLOGICAL IMPACT STUDYThe subject property was archaeologically assessed by Braun Consulting Engineers Ltd. fromApril 27 to 29, 2009. The stage 1-2 archaeological assessment was conducted to determine thepresence of any heritage resources that might be present on the property and what steps needto be taken for their management. The assessment was conducted in accordance with theMinistry of Culture guidelines. The archaeological potential of the property was assessed usingits soils, hydrology, and landforms as considerations. The subject property was predicted tohave a high probability of having prehistoric sites and the potential for historic sites wasmoderate to high in the study area.The study area was surveyed during mild weather conditions and some portions of the studyarea were seasonally wet but were still assessed by test pitting. No archaeological resourceswere identified during the assessment. The archaeological assessment conducted has resultedin the identification of no archaeological finds in the study areas. No further archaeologicalstudies are recommended in the study area prior to development. If during future developmentconstruction, the Ministry of Culture and/or Ministry of Consumer and Commercial RelationsCemeteries Branch should be contacted immediately if any unforeseen deeply buried culturalremains are encountered.7.20 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOOther Supporting Studies/ReportsApril 26, 20137.6 GEOTECHNICAL REPORTThe drilling program for the Geotechnical Investigation began on March 8, 2013. Four boreholeswere drilled for this investigation. The subsurface conditions encountered in the investigationgenerally consisted of the following:Grass and Topsoil surface cover;Native silt with sand; underlain byNative silty sand with gravel till.Bedrock was not encountered to the termination depths of the boreholes. Groundwater wasmeasured in the standpipes installed at the Site at depths of 3.3m and 1.5 m below grade,equivalent to elevations of 327.6m and 332.9m respectively.The following comments are provided with respect to the conditions encountered and theintended scope of development:The surficial vegetation and topsoil must be stripped and removed from areas of plannedinfrastructureA cut to the existing grades in not anticipatedA grade raise may be considered. If this is the case, the proof rolled and compactedsurface of the existing native soils will provide a satisfactory base for the placement andcompaction of the engineering fill.The native soils encounter in the investigation or engineering fill placed and compactedin accordance with the recommendations provided herein, will provide a suitablecondition on which to construct the single family homes, with due consideration for thepresence of groundwater and preparation of the exposed subgrade, as further discussedherein.Conventional spread and strip footing foundation place on native soils or on engineeringfill, will provide a suitable foundation for the planned single family homes, with dueconsideration for the presence of groundwater and preparation of the exposed subgrade,as further discussed herein.The groundwater was recorded in at depths in the order of 1.5m to 3.3m below grade.Dewatering must be anticipated for excavations that penetrate below the level of thegroundwater table.The presence of groundwater will require that basements of the homes be designed andconstructed to prevent flooding.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 7.21

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOOther Supporting Studies/ReportsApril 26, 2013See the Geotechnical Investigation Report for comprehensive recommendations for the subjectproperty.7.7 STREETSCAPE ELEVATIONSStreetscape Elevations along Victoria Road are attached as Appendix A to this report. As perthe noise impact assessment a noise wall will be required along Victoria Road, the elevationsshowcase the noise wall and the proposed landscape treatment along Victoria Road acting asbuffer between the street and noise wall. This will create a more attractive and visuallyappealing streetscape along Victoria Road for the public realm. Materials used to construct thenoise wall will be keeping with the surrounding developments (e.g. Village by the Arboretum) tomaintain a sense to complete community. The elevations also showcase the entrance featureinto the proposed development from Victoria Road; this will enhance the gateway into thesubject site by providing an attractive landscape feature.7.22 jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMES AT VICTORIAROAD GUELPH, ONTARIOConclusionApril 26, 20138.0 ConclusionIn conclusion, this report has been completed to support the Zoning By-law and Official Planamendment application for the subject property as proposed within this report. The proposeddevelopment and amendment conform the Provincial and municipal policies and regulatoryframework.Additional supporting studies and reports were also completed to support the applications andhave been outlined in this report along with their recommendations. For more details and morethe comprehensive recommendations these reports should be reviewed in conjunction with thePlanning Repot and development request.We trust the enclosed is in order and ask that this report be made available to City Staff, Counciland the Public.jam v:\01603\active\160311339\planning\reports\drafts\editsdraft_rpt_planningjustification_uofglands_complete_c05-13_.docx 8.23

PLANNING JUSTIFICATION REPORT FOR REID’S HERITAGE HOMESAT VICTORIA ROAD GUELPH, ONTARIOAPPENDIX AProposed Streetscape Elevations

LANDSCAPE TREATMENT - ELEVATIONVICTORIA ROAD STREETSCAPE PLANELEVATION A-AELEVATION B-BELEVATION A-AMATCH LINE - SEE BELOWMATCH LINE - SEE ABOVEELEVATION B-BClient: Reid’s Heritage HomesLocation: Victoria Road, Guelph, ONProject Number: 160311339Date: April 201349 Frederick StreetKitchener, ON N2H 6M7Tel: 519.579.4410Fax: 519.579.8664

LANDSCAPE CONCEPT PLANClient: Reid’s Heritage HomesLocation: Victoria Road, Guelph, ONProject Number: 160311339Date: April 201349 Frederick StreetKitchener, ON N2H 6M7Tel: 519.579.4410Fax: 519.579.8664