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

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