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

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