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

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

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