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, 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