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Planning Justification Report
120-122 Huron Street
120 Huron GP Inc.
City of Guelph
Zoning By-law Amendment
November 2017
Planning Justification Report | 120 Huron GP Inc. 120 Huron St, Guelph ii
GSP Group | November 2017
Planning Justification Report
120-122 Huron Street
Zoning By-law Amendment
City of Guelph
November 2017
Prepared for:
120 Huron GP Inc.
c/o Zehr Group
607 King Street West
Kitchener, ON
N2G 1C7
Prepared by:
GSP Group Inc.
72 Victoria Street South, Suite 201
Kitchener, ON
N2G 4Y9
Planning Justification Report | 120 Huron GP Inc. 120 Huron St, Guelph iii
GSP Group | November 2017
Contents
1. Introduction ......................................................................................................................... 1
1.1 Background ............................................................................................................... 1
1.2 Supporting Studies .................................................................................................... 1
2. Site Description .................................................................................................................. 5
2.1 Site Location and Description .................................................................................... 5
3. Proposed Development ...................................................................................................... 6
3.1 Integration of Proposed Development with Surrounding Land Uses .......................... 8
4. Planning Policy Framework ................................................................................................ 9
4.1 Provincial Policy Statement ....................................................................................... 9
4.2 Places to Grow Growth Plan for the Greater Golden Horseshoe (2017) .................. 10
4.3 City of Guelph Official Plan (OPA 48) ...................................................................... 12
4.4 City of Guelph Zoning By-law (1995) - 14864 .......................................................... 17
5. Planning Analysis ............................................................................................................. 20
6.1 Provincial Policy Statement ..................................................................................... 20
6.2 Places to Grow Growth Plan for the Greater Golden Horseshoe ............................. 21
6.3 City of Guelph Official Plan (2017) ........................................................................... 21
6.5 City of Guelph Zoning By-law (1995) - 14864 .......................................................... 27
7. Conclusions ...................................................................................................................... 28
Appendix: Draft Proposed Zoning By-law .................................................................................. 29
Planning Justification Report | 120 Huron GP Inc. 120 Huron St, Guelph iv
GSP Group | November 2017
Figures
Figure 1 – Site Location ……………………………………………………………………… 2
Figure 2 – Site Plan …………………………………………………………………………... 3
Figure 3 – Building Elevations ………………………………………………………………. 4
Figure 4 – Growth Plan Elements ………………………………………………………..... 13
Figure 5 – Existing Official Plan ………………………………………………….………… 15
Figure 6 – Existing Zoning ………………………………………………………………..… 18
Planning Justification Report | 120-122 Huron Street 1
GSP Group | November 2017
1. Introduction
1.1 Background
GSP Group has been retained by 120 Huron GP Inc. (the “Owners”) to coordinate the
preparation and submission of a Zoning By-law Amendment for the property municipally known
as 120-122 Huron Road in the City of Guelph (the “Subject Property / Site”). The Owners also
own a vacant lot, located on the west side of Huron Street at the northwest corner of Huron and
Oliver Streets. A location plan is shown as Figure 1.
A Zoning By-law Amendment (“ZBA”) is necessary to permit the adaptive reuse of an existing
industrial heritage building into a residential apartment building containing 86 dwelling units, and
to develop the remainder of the Site with 3 stacked townhouse buildings containing 54 units and
6 cluster townhouse buildings containing 42 units (the “Proposed Development” see Figure 2
and 3). The total number of residential dwellings proposed is 182 units with 228 parking spaces.
A Pre-Consultation Meeting was held with all City Departments and Agencies that will comment
on this application on July 12, 2017 to discuss the requirements for a complete application.
Several supporting technical reports were identified for the ZBA to be deemed complete,
including a Planning Justification Report. This Planning Justification Report should be read in
conjunction with the other associated studies prepared in support of the ZBA.
The purpose of this Planning Justification Report is to provide:
• A description of the Site, its existing physical condition, and its context within the
surrounding community;
• An outline of the Zoning By-law Amendment Application;
• An overview of the relevant planning policy and regulations that affect the Proposed
Application, including Provincial and City policies, regulations and guidelines;
• A summary of each of the technical studies; and
• A planning opinion and justification for the Proposed Application.
1.2 Supporting Studies
The following studies were identified to be provided by the City and commenting Agencies and
have been prepared in support of the ZBA:
• Urban Design Brief, prepared by GSP Group;
• Cultural Heritage Resource Impact Assessment, prepared by CHC Limited;
• Functional Servicing and Stormwater Management Report, prepared by GM BluePlan;
GRCA
Grand RiverConservation Authority
Date: Nov 13, 2017
Copyright Grand River Conservation Authority, 2017.
0 75 150 22537.5Metres ±NAD 1983 UTM Zone 17N Scale: 6,183This map is not to be used for navigation | 2015 Ortho (ON)Map Centre (UTM NAD83 z17): 561,828.18 4,821,882.32
Disclaimer: This map is for il lustrative purposes only. Informationcontained herein is not a substitute for professional review or a sitesurvey and is subject to change without notice. The Grand RiverConservation Authority takes no responsibil ity for, nor guarantees,the accuracy of the information contained on this map. Anyinterpretations or conclusions drawn from this map are the soleresponsibili ty of the user.The source for each data layer is shown in parentheses in the maplegend. For a complete listing of sources and citations go to:https://maps.grandriver.ca/Sources-and-Citations.pdf
Floodplain (GRCA)
Slope Valley (GRCA)
Slope Erosion (GRCA)
Legend
Regulation Limit (GRCA)
Wetland (GRCA)
EngineeredEstimatedApproximateSpecial Policy Area
SteepOversteepSteep
OversteepToe
Lake Erie Flood (GRCA)Lake Erie Shoreline Reach (GRCA)Lake Erie Dynamic Beach (GRCA)Lake Erie Erosion (GRCA)Parcel - Assessment (MPAC/MNRF)
This legend is static and may not fully reflect thelayers shown on the map. The text of OntarioRegulation 150/06 supercedes the mapping asrepresented by these layers.
Regulated Watercourse (GRCA)Regulated Waterbody (GRCA)
Site
Corning Canada
York
Rd
Toronto St
Ontario St
Elizab
eth S
t
Neeve St
Richardson St
Manito
ba St
Alice St
Huron St Morris St
Harris St
Johnston St
Stevenson St
Fergus
on St
Beverl
ey St
Waterworks Pl
Hooper St
Wheeler Ave
Fergus
on St
Hooper St Park
Royal Recreation
Trail
Corning Canada
EmployeeParking Lot
GuelphLittle
Theatre
CN Rail
Spur Line
Other LandsOwned byApplicant:
104 Oliver St
Oliver S
t
SacredHeart
Church
Sacred HeartCatholicSchool
Site LocationSource: GRCA (2015)
Planning Justification Report | 120-122 Huron StreetGSP Group | November 2017
Figure
1
SITE STATISTICS
ZONING R.4A-__ LOT AREA 2.5 haUNITS 182 Apartment 86 Townhouses 96DENSITY 72.8 UPH Apartment 98.8 UPH Townhouses 60.0 UPHLOT FRONTAGE 117.5 mBUILDING HEIGHT (max.) Apartment (4 Storeys) 15.7 m Townhouses (3.5 Storeys) 11.4 mFRONT YARD Apartment 0.3 m Townhouses 82.2 mEXTERIOR SIDE YARD Apartment 10.6 m Townhouses 4.5 mSIDE YARD Apartment 26.1 m Townhouses 15.0 mREAR YARD Aparment 164.5 m Townhouses 5.2 mDISTANCE BETWEEN BUILDINGS 3.0mCOMMON AMENITY AREA Exterior 1,7935.5 m² Interior 126.2 m²LANDSCAPED OPEN SPACE 1.02 ha (41%)FLOOR SPACE INDEX Apartment 0.8 Townhouses 0.7PARKING 228 Aparment (Surface) 113 Townhouses (Surface) 73 Townhouses (Garage) 42BARRIER FREE PARKING 7 Type A 3 Type B 4BICYCLE PARKING 174 Apartment 96 Townhouses 78
Site PlanSource: ABA Architects Inc (October 5, 2017)
Planning Justification Report | 120-122 Huron StreetGSP Group | November 2017
Figure
2
LEVEL 1100.00
LEVEL 2103.33
LEVEL 3106.67
LEVEL 4109.99
TOP OF PARAPET114.63
BASEMENT97.25
ROOF113.49
PARKING ALICE ST.
RESTORED PAINTED CONCRETE, WHITE
RESTORED BRICK, RED
NEW WINDOW
RECESSED BALCONY
1135
3500
3322
3339
3331
2748
1562
7
LEVEL 1100.00
LEVEL 2103.33
LEVEL 3106.67
LEVEL 4109.99
TOP OF PARAPET114.63
BASEMENT97.25
ROOF113.49
RESTORED PAINTED CONCRETE, WHITE
RESTORED BRICK, RED
NEW WINDOW
RECESSED BALCONY
1562
7
2748
3331
3339
3322
3500
1135
HURON ST.
LEVEL 1100.00
LEVEL 2103.33
LEVEL 3106.67
LEVEL 4109.99
TOP OF PARAPET114.63
BASEMENT97.25
ROOF113.49
RESTORED PAINTED CONCRETE, WHITE
RESTORED BRICK, RED
STEEL ENTRANCE CANOPY
METAL GUARDRAIL, BLACK
NEW WINDOW
RECESSED BALCONY
1135
3500
3322
3339
3331
2748
1562
7
HURON ST.
LEVEL 1100.00
LEVEL 2103.33
LEVEL 3106.67
LEVEL 4109.99
TOP OF PARAPET114.63
BASEMENT97.25
ROOF113.49
ALICE ST. PARKING
RESTORED PAINTED CONCRETE, WHITE
RESTORED BRICK, RED
STEEL ENTRANCE CANOPY
NEW WINDOW
RECESSED BALCONY
1135
3500
3322
3339
3331
2748
1562
7
THIS DRAWING IS AN INSTRUMENT OF SERVICE & IS THE PROPERTY OF ABA ARCHITECTS INC. & CANNOT BE MODIFIED AND/OR REPRODUCED WITHOUT THE PERMISSION OF ABA ARCHITECTS INC.
THE CONTRACTOR MUST VERIFY ALL DIMENSIONS ON SITE AND REPORT ANY DISCREPANCIES TO THE ARCHITECT, BEFORE PROCEEDING WITH THE WORK.
DRAWINGS ARE NOT TO BE SCALED.
CHRONOLOGY DATE
SCALE
SHEET SIZE
PROJECT NUMBER
24X36
DRAWING NUMBER
DRAWING TITLE
PROJECT NAME
CLIENT
607 KING ST. W. SUITE 205A, KITCHENER, ON120 HURON ST. LP
1 : 200
14/1
1/20
17 2
:33:
56 P
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EP-1
ELEVATIONS
120 HURON ST
2017-112
120 HURON ST, GUELPH, ON
EP-1 1 : 200
APARTMENT BUILDING - EAST ELEVATION4
EP-1 1 : 200
APARTMENT BUILDING - NORTH ELEVATION1
EP-1 1 : 200
APARTMENT BUILDING - SOUTH ELEVATION2
EP-1 1 : 200
APARTMENT BUILDING - WEST ELEVATION3
BUILDING A
BUILDING A
BUILDING A BUILDING A
No. REVISIONS DATE1 ISSUED FOR ZONE CHANGE
COORDINATION2017.11.14
LEVEL 1100.00
LEVEL 2103.20
LEVEL 3106.40
BASEMENT96.80
ROOF109.31
600
2908
3200
3200
3200
1140
0
LEVEL 1100.00
LEVEL 2103.20
LEVEL 3106.40
BASEMENT96.80
ROOF109.31
3200
3200
3200
2908
600
1140
0
LEVEL 1100.00
LEVEL 2103.20
LEVEL 3106.40
BASEMENT96.80
ROOF109.31
600
2908
3200
3200
3200
1140
0
LEVEL 1100.00
LEVEL 2103.20
LEVEL 3106.40
BASEMENT96.80
ROOF109.31
600
2908
3200
3200
3200
1140
0
LEVEL 1100.00
LEVEL 2103.05
LEVEL 3106.10
ROOF109.15
600
3050
3050
3050
9750
LEVEL 1100.00
LEVEL 2103.05
LEVEL 3106.10
ROOF109.15
3050
3050
3050
600
9750
LEVEL 1100.00
LEVEL 2103.05
LEVEL 3106.10
ROOF109.15
600
3050
3050
3050
9750
LEVEL 1100.00
LEVEL 2103.05
LEVEL 3106.10
ROOF109.15
600
3050
3050
3050
9750
THIS DRAWING IS AN INSTRUMENT OF SERVICE & IS THE PROPERTY OF ABA ARCHITECTS INC. & CANNOT BE MODIFIED AND/OR REPRODUCED WITHOUT THE PERMISSION OF ABA ARCHITECTS INC.
THE CONTRACTOR MUST VERIFY ALL DIMENSIONS ON SITE AND REPORT ANY DISCREPANCIES TO THE ARCHITECT, BEFORE PROCEEDING WITH THE WORK.
DRAWINGS ARE NOT TO BE SCALED.
CHRONOLOGY DATE
SCALE
SHEET SIZE
PROJECT NUMBER
24X36
DRAWING NUMBER
DRAWING TITLE
PROJECT NAME
CLIENT
607 KING ST. W. SUITE 205A, KITCHENER, ON120 HURON ST. LP
1 : 200
14/1
1/20
17 2
:34:
06 P
MC
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EP-2
CONCEPT ELEVATIONS
120 HURON ST
2017-112
120 HURON ST, GUELPH, ON
EP-2 1 : 200
STACKED TOWNHOUSE - EAST ELEVATION1
EP-2 1 : 200
STACKED TOWNHOUSE - NORTH ELEVATION2
EP-2 1 : 200
STACKED TOWNHOUSE - SOUTH ELEVATION4
EP-2 1 : 200
STACKED TOWNHOUSE - WEST ELEVATION3
EP-2 1 : 200
TOWNHOUSE - EAST ELEVATION6
EP-2 1 : 200
TOWNHOUSE - NORTH ELEVATION5
EP-2 1 : 200
TOWNHOUSE - SOUTH ELEVATION7
EP-2 1 : 200
TOWNHOUSE - WEST ELEVATION8
BUILDING H
BUILDING H BUILDING H
BUILDING H
BUILDING E BUILDING E
BUILDING E BUILDING E
No. REVISIONS DATE1 ISSUED FOR ZONE CHANGE
COORDINATION2017.11.14
Building ElevationsSource: ABA Architects Inc (November 14, 2017)
Planning Justification Report | 120-122 Huron StreetGSP Group | November 2017
Figure
3
Planning Justification Report | 120-122 Huron Street 5
GSP Group | November 2017
• Technical Memorandum for Private Tree Preservation By-law Exemption, prepared by
Natural Resource Solutions Inc.;
• Environmental Noise (Rail and Stationary) Impact Study, prepared by GHD Engineering;
• Traffic Impact Study, prepared by Paradigm Transportation Solutions Limited; and,
• Stage 1-2 Archaeological Assessment, prepared by Detritus Consulting Ltd.
2. Site Description
2.1 Site Location and Description
The Site is located in the southeast corner of Huron Street and Alice Street in the City of
Guelph, in the St. Patrick’s Ward neighbourhood. It is legally described as Part of Lots 1
and 2, Range 2, Division F and Part 1 of 61R-4274 and is known municipally as 120-122
Huron Street. The Site has approximately 117.5 metres of frontage on Alice Street and 204
metres of frontage on Huron Street.
The Subject Property is approximately 2.5 hectares in area and was historically used as a
chemical manufacturing company and quarry owned by Northern Rubber / Northern-
Woodstock Rubber / Dominion Rubber/ Uniroyal / Crompton / Chemtura chemical company.
There are four existing buildings on the Site including a four-storey reinforced concrete
building with brick spandrels, a former daylight factory (circa 1919-1920). That building is
on the City of Guelph’s Heritage Register and is proposed to be preserved and adaptively
reused for residential purposes. The other buildings include a brick powerhouse set back
from Alice Street, a metal-sided single-storey shed, and a brick office/laboratory building
fronting on Huron Street.
The southern portion of the Site is currently treed. It was previously the location of a quarry
and, subsequently a shallow pond used for chemical waste disposal associated with the
research laboratory. The pond was subsequently filled and now is covered by an immature
woodlot.
The Subject Property is a known brownfield site as a result of past industrial chemical
operations and is proposed to be remediated by the Owners. The Ministry of the
Environment, Energy and Climate Change (“MOECC”) Risk Assessment process has been
on-going for a number of years. Comprehensive discussions and submissions have been
made to the MOECC to provide for rehabilitation of the Site to make it safe for residential
land uses. This environmental clean up work will be initiated concurrently with the ZBA
process.
Planning Justification Report | 120-122 Huron Street 6
GSP Group | November 2017
To make way for this remediation, an application to demolish the brick powerhouse,
office/laboratory and shed has been submitted and approved by the City. In addition, the
City has approved an exemption to the Private Tree Protection By-law to permit the Owners
to remove the trees to provide access to the area of contamination for remediation.
The Site is located within an older neighbourhood west of downtown Guelph, and is
surrounded by inner City residential uses (predominantly single-detached residences) and
supporting community uses. Two small-scale apartment buildings are located opposite the
Site on Huron Street, along with a community garden. Sacred Heart Church and Catholic
School are located at the northwest corner of Huron Street and Alice Street, next to a
repurposed industrial building that is now occupied by St. Joseph’s Outreach Services.
Tytler Public School is within a 5 minute walk southwest of the Site.
A spur line that connects to the CN Railway immediately abuts the Site to the east and
extends southerly across York Road to service the Corning Canada manufacturing plant.
Corning’s employee parking lot is immediately south of the Site. A vacant block currently
being developed into a cluster townhouse development is located to the east across the
spur line on the former Biltmore industrial site.
Two bus transit routes operate within a five minute walk of the Site. Transit Route 4, which
services downtown Guelph runs south of the Site along Ontario Street / York Road. To the
north, Transit Route 14 runs along Elizabeth Street to the downtown and provides access
to the Holy Trinity Catholic School to the east.
3. Proposed Development
The Proposed Development includes the remediation of an historic brownfield site, the
adaptive reuse of a significant historic building and the creation of a mix of multiple
residential dwelling types with associated parking and amenity areas. The development of
the Site will be integrated in terms of vehicular accesses, outdoor amenity areas and
servicing. The combination of reuse of the vacant former industrial building and new
construction of medium density residential uses will provide for additional housing choices
in the St. Patrick’s Ward.
The existing four storey heritage building will be converted into 86 apartment buildings, with
parking accommodated in 113 surface parking spaces in the interior of the Site. Bike racks
will be provided for residents and visitors, and outdoor amenity areas are proposed in the
south and east portions of the Site to be shared by all future residents.
Planning Justification Report | 120-122 Huron Street 7
GSP Group | November 2017
After remediation of the former quarry pond, it is proposed that 3 buildings containing a
total of 54 stacked townhouse dwellings and 6 buildings containing 42 cluster townhouse
dwellings will be constructed. As well, a shallow stormwater management facility less than
0.5 metres deep will be constructed at the south end of the Site adjacent to, and providing
additional outdoor amenity area.
Combined, the stacked and cluster townhouses will provide an additional 96 units, for a Site
total residential unit yield of 182 units. The overall density will be 73 units per hectare
(“UPH”). A total of 115 parking spaces is proposed for the stacked and cluster townhouses,
at a rate of 1.2 spaces per unit, whereby 96 spaces are required. A total of 113 parking
spaces is proposed for the apartment dwellings, at a rate of 1.0 spaces per unit, whereby
113 spaces is required. Overall a total of 228 parking spaces will be provided or 1.25 spaces
per unit.
Access will be provided via two entrances from Huron Street. The northern entrance will
provide the main access to the apartment building and is aligned with Oliver Street at a
cross intersection. The second access is south of Manitoba Street and will provide an
additional ingress and egress for residents and visitors of the stacked and cluster
townhouses. No access driveway is proposed along Alice Street due to the street’s limited
width and close proximity to the rail spur to the east.
A road widening of 3 metres along Alice Street has been requested by the City of Guelph to
accommodate a potential future widening of Alice Street. Given the proximity of the existing
building, however, a reduced road widening across the north façade of the existing building
and 3 metres to the east of the building to the spur line is proposed.
Pedestrian access will be enhanced throughout the neighbourhood by the addition of a
concrete sidewalk along the east side of the Huron Street frontage. This will provide for a
continuation of the existing sidewalk from the neighbourhood to the north, southerly towards
York Road. Pedestrian access throughout the Site will be via concrete sidewalks and
landscaped areas between townhouse buildings that will be owned and maintained by the
condominium board(s).
Principal entrances to the Apartment Building will be at the west façade and south facades
of the existing building, with the west pedestrian entrance typically for residents walking
to/from the Site and the south entrance for residents accessing the parking area.
Waste will be collected by a private contractor. For the apartment building, waste will be
stored in an interior garbage room and brought outside to a concrete pad on the day of
pickup. For the townhouses, waste will be stored in in-ground waste disposal units located
Planning Justification Report | 120-122 Huron Street 8
GSP Group | November 2017
throughout the Site. These waste systems will ensure nuisance smells are limited, and will
reduce opportunities for wildlife to interfere with waste collection.
A dry stormwater management pond is proposed in the south portion of the Site. This pond
will be a shallow depression (less than 0.5m deep) that will service the entire Site retaining
water with a very quick drain down only during significant weather events.
Outdoor amenity space is provided for residents throughout the Site with the largest areas
located along the southerly and easterly areas having areas of 935 and 850 square metres
respectively. These areas will be maintained by condominium boards and will provide
residents with shared outdoor amenity areas. Apartment residents will each have access to
a balcony, while townhouse residents will have private backyards for their own use, with the
stacked townhouses having balconies facing Huron Street and to the interior of the Site.
In addition to 120-122 Huron Street, the owners have acquired 104 Oliver Street, which is
located across Huron Street at the intersection of Huron Street and Oliver Street. This
parcel is approximately 0.081 hectares in area and is currently zoned Residential Single
Detached (R.18-10). Subject to further discussions with the City, it is proposed that this
block may be transferred to the City for parkland purposes for the neighbourhood. This
parcel represents approximately 3 percent of the combined total landholdings of the Owner.
3.1 Integration of Proposed Development with Surrounding Land Uses
The Proposed Development takes into consideration the context of the surrounding
neighbourhood and integrates the proposed development into the community. This is achieved
through building orientation with facades facing the public realm, limited parking area fronting
the streets, architectural details, and landscaping to enhance the aesthetics of the Site.
The Proposed Redevelopment of the existing heritage building is not being increased in height
from its existing four storeys and balconies are proposed to be recessed into the building, not
extending out into the road allowance and/or extending over the sidewalk on Alice Street. The
redevelopment of this building will enhance the neighbourhood by increasing the aesthetic
appeal of the building, reducing vandalism associated with the vacant buildings, and will provide
increased surveillance of the neighbourhood through the introduction of new residents.
The stacked townhouses are proposed to create an attractive streetscape and enhance the
pedestrian realm along Huron Street. Those units are proposed to front onto Huron Street with
principal entrances along the street and with parking located to the east in the interior of the Site.
This building orientation will promote an enhanced streetscape framing Huron Street by having
the buildings oriented forward with a reduced 4.5 metre setback. Building heights will be
compatible with the neighbourhood with a proposed maximum building height of 3.5 storeys,
similar to the three-storey apartment buildings on the west side of Huron Street.
Planning Justification Report | 120-122 Huron Street 9
GSP Group | November 2017
The cluster townhouses are proposed to be interior to the Site. They will be orientated in an
east/west direction which will assist in minimizing noise impacts from the rail spur line and
maximizing solar heating. Only 3 end units will “side” onto the rail spur and the closest unit is
proposed to be over 32 metres from the rail tracks. Each of the buildings will have a rear yard
comprised of outdoor amenity areas with a minimum depth of 7.5 metres. The most southerly
buildings will be separated from the mutual property line of the Corning employee parking area
by the stormwater management depression (<0.5m deep) and one of the outdoor amenity areas
(935 sq.m.), averaging a setback between the building from the property line of approximately
30 metres. A second large outdoor amenity area is proposed at the central east portion of the
Site having an area of 860 square metres.
Interior pedestrian movements will be directed by a network of sidewalks. This network will
provide pedestrians with direct access to the public streets, principal entrances to the dwellings,
parking areas and spaces, and the outdoor amenity areas.
Landscaping is an important element in softening the built form of the Proposed Development
and will be used to provide a buffer to the limited parking areas along Huron and Alice Streets,
between the apartment building and stacked townhouses, along the streets as a part of the
streetscape improvements, in the rear yards of the cluster townhouses, and along the pedestrian
connections throughout the Site.
Combined the design elements of the building configurations, orientation and heights; the intra
and inter-connectivity of the development; amenity area distribution; and the landscaping will
integrate this multiple residential development to enhance the neighbourhood.
4. Planning Policy Framework
The following section sets out the relevant planning policy framework to assess the
appropriateness of the Proposed Zoning By-law Amendment Application in the context of
Provincial and City policies and regulations.
4.1 Provincial Policy Statement
The Provincial Policy Statement (PPS), issued under the Planning Act with the latest version
coming into effect on April 30, 2014, provides direction on matters of provincial significance
related to land use planning. The Planning Act requires that, “decisions affecting planning
matters shall be consistent with” the PPS. The overriding vision of the PPS states that “the long-
term prosperity and social well-being of Ontarians depends on maintaining strong communities,
a clean and healthy environment and a strong economy.” The below PPS policies are relevant
to the Site and the Proposed Applications:
Planning Justification Report | 120-122 Huron Street 10
GSP Group | November 2017
• Policy 1.1.1 b) identifies that “healthy, liveable and safe communities are sustained by
accommodating an appropriate range and mix of residential (including second units,
affordable housing and housing for older persons), employment (including industrial and
commercial), institutional (including places of worship, cemeteries and long-term care
homes), recreation, park and open space, and other uses to meet long-term needs”.
• Policy 1.1.1 e) promotes cost-effective development patterns and standards to minimize
land consumption and servicing costs.
• Policy 1.1.3.2 a) encourages a mix of land uses that efficiently use land and resources
and effectively use transit, infrastructure and public service facilities.
• Policy 1.1.3.3 identifies that planning authorities shall identify appropriate locations and
promote opportunities for intensification and redevelopment where this can be
accommodated taking into account existing building stock or areas, including brownfield
sites, and the availability of suitable existing or planned infrastructure and public service
facilities required to accommodate projected needs.
• Planning authorities Policy 1.1.3.4 promotes appropriate development standards that
facilitate intensification, redevelopment and compact form, while avoiding or mitigating
risks to public health and safety.
• Policy 1.4.3 d) supports planning for an appropriate range and mix of housing types and
densities by, among other elements, promoting “densities for new housing which
efficiently use land, resources, infrastructure and public service facilities, and support
the use of active transportation and transit in areas where it exists”.
• Policy 1.5.1 identifies that healthy, active communities should be promoted, including
ensuring that public streets, spaces and facilities to be safe, meet the needs of
pedestrians, foster social interaction and facilitate active transportation and community
connectivity.
4.2 Places to Grow Growth Plan for the Greater Golden Horseshoe (2017)
The Province announced a new Growth Plan for the Greater Golden Horseshoe which came
into effect on July 1, 2017. The new Growth Plan continues to support the development of
complete communities, provision of a mix of housing types, intensification and efficient use of
land and municipal services, and providing a range of transportation options.
The Growth Plan provides an overall growth strategy for the Greater Golden Horseshoe region
that complements the Provincial Policy Statement and is implemented by municipal planning
documents. At the core of the Growth Plan are guiding principles for building compact, vibrant
Planning Justification Report | 120-122 Huron Street 11
GSP Group | November 2017
and complete communities; planning and managing growth to support a strong, competitive
economy; and optimizing the use of existing or planned infrastructure to support growth in a
compact and efficient form.
Policies for managing growth are contained in Section 2.2 of the Growth Plan. The following
policies, contained in Section 2.2.1 are applicable to the Proposed Application:
4. Applying the policies of this Plan will support the achievement of complete
communities that:
a) Feature a diverse mix of land uses, including residential and employment
uses, and convenient access to local stores, services, and public service
facilities;
b) Improve social equity and overall quality of life, including human health,
for people of all ages, abilities, and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe,
comfortable and convenient use of active transportation;
ii. public service facilities, co-located and integrated in community
hubs;
iii. an appropriate supply of safe, publicly-accessible open spaces,
parks, trails, and other recreational facilities; and
e) ensure the development of high quality compact built form, an attractive
and vibrant public realm, including public open spaces, through site
design and urban design standards.
The Site is identified within the Built-Up Area – conceptual on Schedule 4 – Urban Growth
Centres. The Growth Plan states that by the year 2031 and each year thereafter all residential
development occurring annually within each upper- or single-tier municipality will be within the
Built-Up Area. The Growth Plan states, all municipalities will develop a strategy to achieve the
minimum intensification target and intensification throughout delineated built-up areas, which
will:
a) Encourage intensification generally to achieve the desired urban
structure;
b) Identify the appropriate type and scale of development and transition of
built form to adjacent areas;
d) ensure lands are zoned and development is designed in a manner that
supports the achievement of complete communities;
Planning Justification Report | 120-122 Huron Street 12
GSP Group | November 2017
4.3 City of Guelph Official Plan (OPA 48)
The City of Guelph updated their Official Plan to bring it into conformity with applicable Provincial
plans and policies. OPA 48 (OP) was approved with modifications by the Ministry of Municipal
Affairs and Housing in December 2013. The Decision was appealed to the Ontario Municipal
Board and was recently approved on October 5, 2017.
The Site is within the Built-Up Area of the City of Guelph as is identified on Schedule 1 – Growth
Plan Elements in the OP (see Figure 4). Lands within the Built-Up Area are to be the focus to
accommodate population and employment growth through infill and intensification. The
following policies are applicable to the Proposed Application (Section 3.7 of the OP):
• 3.7.1 To ensure development proceeds in accordance with the objectives of
Section 3.1 and to achieve the intensification targets of this Plan, significant
portions of new residential and employment growth will be accommodated
within the built-up areas through intensification.
• 3.7.3 iii) vacant or underutilized lots, greyfield, and brownfield sites will be
revitalized through the promotion of infill development, redevelopment and
expansions or conversions of existing buildings.
• 3.7.3 iv) the City will plan and provide for a diverse and compatible mix of
land uses, including residential and employment uses to support vibrant
communities.
• 3.7.3 vi) intensification of areas will be encouraged to generally achieve
higher densities than the surrounding areas while achieving an appropriate
transition of built form to adjacent areas.
General criteria for multi-unit residential buildings and intensification within existing residential
neighbourhoods are contained in Policy 9.3.1.1 and are to be used to assess development
proposals for multi-unit residential development. The policies applicable to the Proposed
Applications are as follows:
1. Building form, scale, height, setbacks, massing, appearance and
siting are compatible in design, character and orientation with
buildings in the immediate vicinity.
2. Proposals for residential lot infill will be compatible with the general
frontage of lots in the immediate vicinity.
3. The residential development can be adequately served by local
convenience and neighbourhood shopping facilities, schools, trails,
parks, recreation facilities and public transit.
4. Vehicular traffic generated from the proposed development will not
have an unacceptable impact on the planned function of the adjacent
roads and intersections.
Site
Growth Plan ElementsSource: City of Guelph Official Plan, Schedule 1B (September 2014 Consolidation)
Planning Justification Report | 120-122 Huron StreetGSP Group | November 2017
Figure
4
Planning Justification Report | 120-122 Huron Street 14
GSP Group | November 2017
5. Vehicular access, parking and circulation can be adequately provided
and impacts mitigated.
6. That adequate municipal infrastructure, services and amenity areas
for residents can be provided.
7. Surface parking and driveways shall be minimized.
8. Development shall extend, establish or reinforce a publicly accessible
street grid network to ensure appropriate connectivity for pedestrians,
cyclist and vehicular traffic, where applicable.
9. Impacts on adjacent properties are minimized in relation to grading,
drainage, location of service areas and microclimatic conditions, such
as wind and shadowing.
10. The development addresses public safety, identified public views and
accessibility to open space, parks, trails and the Natural Heritage
System, where applicable.
The Site is designated Mixed Office / Commercial on Schedule 2 – Land Use Plan in the OP
(see Figure 5). This designation permits apartments, townhouses, and a range of commercial
and office uses (Section 9.4.6.6), with policies to limit the size of developments to a maximum
building height of 4 storeys and a maximum density of 100 units per hectare (Section 9.4.6.7
and 9.4.6.8 respectively). The Proposed Development is within the height and density
provisions of the Official Plan and therefore no Official Plan Amendment is required.
The existing building has been identified as a building of interest in the Municipal Register
of Cultural Heritage Properties. As such, the Cultural Heritage Resource Policies of Section
4.8.1 apply to the development. These polices require conservation and maintenance of
built heritage resources (Policy 4.8.1.8) whereby the City will ensure the conservation and
protection of cultural heritage when considering site alteration (Policy 4.8.1.12). In support
of the preservation and adaptive reuse of this significant heritage resource, a “Cultural
Heritage Resource Impact Assessment” has been completed by CHC Limited.
The City OP requires parkland dedication in the development of lands as set out in Section 7.3.2,
which states:
3. It is the policy of the City to maintain a minimum city-wide average
rate of Neighbourhood Parks provision of 0.7 hectares /1000
population.
4. The following criteria will be considered in the provision of
Neighbourhood Parks:
i. that the site is located within a five to ten minute walk from
the residential area served (service radius of about 500
metres) and is unobstructed by major barriers;
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Township of Guelph-Eramosa
Township of PuslinchTownship of
Guelph-Eramosa
Township of Puslinch
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C.N.R.
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Projection: UTM 17N NAD83Produced by the City of GuelphPlanning ServicesSeptember 2017 Consolidation
±
SCHEDULE 2:
CITY OF GUELPHOFFICIAL PLAN
LAND USE PLANI:\gis_staging\Planning\OFFICIAL PLAN MAPPING NEW\Schedule2\OPSchedule2-Landuse.mxd
This Schedule is to be read in conjunction with the other Schedules and the text of The Official Plan
Produced by the City of Guelph with Data supplied under Licence by Members of the Ontario Geospatial Data Exchange.
The City of Guelph, its employees and agents, do notundertake to guarantee the validity of the contents of thedigital or hardcopy map files, and will not be liable for any claims for damages or loss arising from their application orinterpretation, by any party. It is not intended to replace a survey or be used for legal description. This map may notbe re-produced without the permission of the City of Guelph. Please contact the City of Guelph's GIS group foradditional information at 519-822-1260.
Produced using information under License with the Grand River Conservation Authority © Grand River Conservation Authority, 2009 [2009].
Refer to Guelph Innovation District
Secondary Plan
Refer to DowntownSecondary
Plan
Legend
City Street
Future City Street
County Road
Railway
Watercourse
Waterbody
Corporate Boundary
Future Highway Interchange(!
Land Use Designations
Open Space and Park
Major Utility
Mixed Business! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! !
Institutional / Research Park
Corporate Business Park
Industrial
Mixed Office / Commercial
Approved Secondary Plans
High Density Residential
Medium Density Residential
Low Density Greenfield Residential
Service Commercial
Neighbourhood Commercial Centre
Mixed-Use Corridors
Major Institutional
Special Study Area
Low Density Residential
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
Community Mixed-Use Centre
Potential School Siten
Secondary Planning Area
Reserve Lands! ! ! ! !
! ! ! ! !
! ! ! ! !
Significant Natural Areas & Natural Areas
Natural Areas Overlay
Secondary Plans
Note: Official Plan Amendment no. 48 remains under appeal for the lands
indicated, known municipally as0 Niska Road.
Site
Existing Official PlanSource: City of Guelph Official Plan Amendment No. 48,
Schedule 2 Land Use Plan (September 2017 Consolidation)
Planning Justification Report | 120-122 Huron StreetGSP Group | November 2017
Figure
5
Planning Justification Report | 120-122 Huron Street 16
GSP Group | November 2017
ii. that the site, where feasible and desirable, is located
adjacent to school sites;
iii. that the site contains adequate street frontage for visibility
and safety; iv) that the site can be linked, where feasible,
to the trail network;
iv. that the site contains sufficient table land (approximately
80 percent of site) and is well drained, except where the
site takes advantage of a specific natural feature; and
v. that the site has a minimum size of 1.0 hectare so that a
variety of outdoor recreation activities may be
accommodated.
Similarly, parkland dedication policies are contained in Section 7.3.5:
5. Where a parkland dedication is required by this Plan, the City will
ensure that the land is suitable for development as a park.
Generally, the parkland acquired should satisfy the following
criteria:
i. that the site satisfies the development criteria for the type
of park proposed;
ii. that the site is not susceptible to major flooding, poor
drainage, erosion, steep slopes or other environmental or
physical conditions that would interfere with its potential
development or use as an active public recreation area.
Sites subject to these conditions may be integrated, where
possible, into the development of municipal park areas by
serving as pedestrian walkways, as part of a linear trail
system, as passive recreation areas, or as natural areas;
iii. that the site is oriented to take advantage of favourable
topography, vistas and mature stands of trees where
possible and desirable; and
iv. that the lands be dedicated in a condition suitable for
parkland development in accordance with the standards of
the City.
There is a vacant remnant lot located on the west side of Huron Street that is a part of the
lands acquired by the Owners. That lot is approximately 800 square metres in area. It is
proposed that the lot could be transferred to the City for parkland dedication purposes.
Discussions with the City will be on-going as a part of the ZBA application process.
Planning Justification Report | 120-122 Huron Street 17
GSP Group | November 2017
The Proposed Development is a brownfield site that was previously occupied by a chemical
manufacturing, and research and development firm. In the 1940s the southerly portion of
the Site was a quarry and ponds. That area was subsequently filled and has now become
overgrown with immature trees. Through site testing, that area and the area up to the
existing four storey building has been identified as an area of contamination. As such, the
existing trees and the three buildings south of the existing heritage building need to be
removed for remediation of the Site. An Exemption to the Private Tree Preservation By-law
and a Demolition Permit has been approved by the City for the tree and building removals.
Section 8.18 of the OP addresses safety in the built environment. The following policies are
contained within this Section:
1. Sidewalks and community trails should be visible, accessible and
aligned along well-used public spaces.
2. New development should be designed in a manner that:
i. provides opportunity for informal surveillance of outdoor
spaces (“eyes on the street”), including public parks,
streets and parking areas;
ii. clearly marks the transition or boundary between public
and private spaces;
iii. includes materials that allow for the built environment to be
effectively and efficiently maintained;
iv. provides adequate lighting in accordance with Sections
8.14, 8.15 and 8.16 of this Plan; and
v. provides for multiple walking routes, where appropriate.
Finally, the City OP contains policies with regard to the use of land in proximity to rail lines
and industrial operations. Section 4.4.5 Noise and Vibration indicates that the City may
require a Noise Impact Study or Vibration Study for development applications that propose
to establish or expand sensitive land uses in proximity to existing or planned sources of
noise or vibration including transportation corridors, certain industrial facilities or aggregate
operations. As a result, the Owners have completed a Noise Study, prepared by GHD
Group – Engineering Company. That report concludes that there are no noise impacts from
the adjacent industrial operations, and noise from the intermittent use of the spur line can
be properly mitigated to meet MOECC requirements.
4.4 City of Guelph Zoning By-law (1995) - 14864
The Site is currently zoned Specialized Industrial (B4-1) in the City of Guelph Zoning By-law
(1995) – 14864 (see Figure 6). A Laboratory and Research Establishment is the only permitted
use within the Specialized B4-1 Zone.
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Eramosa River
I.2
B.4
B.4 B.4
B.4
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B.4
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B.4-1 B.4
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Lyon Park
Eramosa River Park
Mico Valeriote Park
100 0 10050M
DEFINED AREAMAP NO.
Surrounding DAMs
46
LANDS WITHIN THE SPECIAL POLICY AREA (See Section 12.4)
LANDS WITH ONE OF THE FOLLOWING: LOCALLY SIGNIFICANT WETLANDS, SIGNIFICANT WOODLOTS, NATURAL CORRIDOR, OR LINKAGE (See Section 13.4)
LANDS ADJACENT TO PROVINCIALLY SIGNIFICANT WETLANDS (See Section 13.3)
LANDS WITHIN THE FLOOD FRINGE (See Section 12.3)
Produced by the City of GuelphPlanning Services
39 4753
45
38
51
52
3536
54
5737
56
2658
24 34
25
27 59
±
As last amended by By-law (2016) - 20009CITY OF GUELPH BY-LAW (1995) - 14864
SCHEDULE 'A'
Site
Existing ZoningSource: City of Guelph Zoning By-law 1995-14864, Map No. 46 (2016 Consolidation)
Planning Justification Report | 120-122 Huron StreetGSP Group | November 2017
Figure
6
Planning Justification Report | 120-122 Huron Street 19
GSP Group | November 2017
The Proposed Zoning By-law Amendment would rezone the Site to General Apartment (R.4A)
with site specific exemptions to permit the Proposed Development, as follows:
Permitted uses:
• Apartment Building
• Stacked Townhouses
• Cluster Townhouses
Regulations: In accordance with Section 5.4.2 and Table 5.4.2 of By-law Number (1995)-
14864, as follows:
Regulation Required Provided Compliance
Minimum Lot Area 650 sq.m. 24700 sq.m. ✓
Minimum Lot Frontage 15m 117.46m ✓
Maximum Density 100 UPH 74 UPH ✓
Minimum Front Yard 6m 2m - Apt X
Minimum Exterior Side Yard 6m 10.6m - Apt
4.5m - St.Ths
N/A – Ths
✓
X
N/A
Minimum Side Yard ½ building height
or 3m
26m – Apt
N/A – St.Ths
15m - Ths
✓
N/A
✓
Minimum Rear Yard 20% of Lot Depth
or ½ building
height or 7.5m
N/A - Apt
13m - St. Ths
5m -Ths
N/A
✓
X
Maximum Building Height 8 storeys 4 storeys - Apt
3.5 storeys–St.Ths
3 storeys-Ths
✓
✓
✓
Minimum Distance Between
Buildings
15 m 18 m ✓
Minimum Common Amenity Area 3840 sq.m.
(182 units)
1807 sq.m. X
Minimum Landscaped Open
Space
20% of Lot Area
= 4940 sq.m.
10166 sq.m ✓
Off-street Parking 113 spaces -Apt
96 spaces -
St.Ths.& Ths
113 spaces – Apt
115 spaces – St.
Ths & Ths
✓
✓
Floor Space Index 1.0 0.83 ✓
Planning Justification Report | 120-122 Huron Street 20
GSP Group | November 2017
Justification for the proposed site-specific regulations is provided in the following Section of this
Report.
5. Planning Analysis
The following section of this Report provides an analysis of the proposed Zoning By-law
Amendment application to permit the Proposed Development with respect to the applicable
policy and regulatory framework detailed in Section 4 of this Report.
6.1 Provincial Policy Statement
The proposed ZBA application is consistent with the policies of the PPS.
The Proposed Development will provide for the intensification of the Site. The Subject Property
is vacant and the buildings have not been occupied for several years. The redevelopment will
provide for an infilling of the vacant portion of the Site and adaptive reuse of an obsolete former
industrial building with cultural heritage attributes. The Proposed Development will provide 182
residential units or a population or approximately 350 persons on the Site. This equates to a
density of 73 units per hectare and a population of approximately 141 persons per hectare. This
intensification meets the targets of the PPS and the reuse of the Site will contribute to the quality
of life in the neighbourhood.
The Proposed Development will contribute to the mix of residential uses and is compatible with
the neighbourhood that is predominantly single-detached dwellings. The existing heritage
industrial building is four storeys in height and is not proposed to be increased in height. The
stacked townhouse units will front onto Huron Street and will be a maximum building height of
3.5 storeys similar to the two apartment buildings located on the west side of Huron Street. The
Cluster Townhouses are interior to the Site and will have an east/west orientation limiting only 3
end units to the impacts of the rail spur line, and taking advantage of solar heating. The Noise
Study completed by GHD Engineering confirms that rail noise can be properly mitigated for those
three units, and the proposal is compatible with the surrounding neighbourhood.
The Proposed Development will provide for the efficient use of public services. The Functional
Servicing Report prepared by GM BluePlan Engineering, confirms that there is capacity in the
existing sanitary sewer and watermains to accommodate the residential uses. As well, the
proposed uses are transit supportive with good accessibility to the existing two transit routes
(Nos. 4 and 14) to the north and south on Elizabeth and York. In addition, the Proposed
Development will promote cycling as an alternative mode of transportation, providing for
healthier lifestyles. A total of 174 bike parking spaces is proposed for the 182 units, provided in
a number of convenient bike storage locations throughout the Site. This equates to a bike
parking ratio of 0.95 spaces per unit.
Planning Justification Report | 120-122 Huron Street 21
GSP Group | November 2017
The Proposed Development will contribute to the institutional and commercial uses in the
neighbourhood, including schools, places of worship, and places of business.
The proposed ZBA application will facilitate a desirable reuse of lands that will contribute to the
vibrancy of the St. Patrick’s Ward.
6.2 Places to Grow Growth Plan for the Greater Golden Horseshoe
The proposed ZBA application conforms with the Growth Plan. The Proposed Development will
provide for the intensification and redevelopment of the Site within the Built-Up Area. The
intensification of the Site will support population growth, contribute to higher residential densities
and efficient use of land, and support existing and future public transit services. The proposed
ZBA application will permit greater density that will contribute to the Growth Plan’s targets for
residential development occurring annually within the Built-Up Area. The proposed application
will facilitate an efficient use of the Site and contribute to the housing supply and choice within
the City of Guelph. The Proposed Development will provide housing near public transportation,
public service facilities, and publicly-accessible open spaces.
In addition, the proposed application will facilitate development that will contribute to a vibrant
and active public realm along Huron Street through appropriate site and urban design measures.
The guiding principles of the Growth Plan speak to the achievement of complete communities
that meet the needs of residents for daily living. The proposed ZBA application will facilitate
development that provides housing within proximity to commercial, recreational and institutional
amenities, consistent with the Growth Plan to provide for the basic needs of all residents in a
community.
6.3 City of Guelph Official Plan (2017)
The proposed ZBA application is in conformity with the intent of the OP policies for lands within
the Built-Up Area and Mixed Office / Commercial designation, as well as policies related to the
preservation of heritage resources, safety, and brownfield remediation.
Criteria for multi-unit residential buildings and intensification within existing residential
neighbourhoods are contained in Policy 9.3.1.1 and are to be used to assess development
proposals for multi-unit residential development. Justification for each of the criteria are provided
below:
1. Building form, scale, height, setbacks, massing, appearance and
siting are compatible in design, character and orientation with
buildings in the immediate vicinity.
The Proposed Development includes the rehabilitation and adaptive
reuse of an existing heritage building that has been an establishing
feature of the neighbourhood since 1919- 1920. The remainder of
Planning Justification Report | 120-122 Huron Street 22
GSP Group | November 2017
the Proposed Development consists of 3.5 storey stacked
townhouses, which are east of residential dwellings that are generally
2 to 3 storeys in height. Townhome units along Huron Street will be
oriented to the street, and will be similar in scale and character to the
small-scale apartments across the street. A reduction in the exterior
side yard setback (facing Huron Street) from 6.0 to 4.5 metres is
appropriate to frame the street, particularly with no vehicular
driveways accessing the west façade of the units. In addition, a
sidewalk along Huron Street will improve the connectivity and
integration of the development for pedestrians along Huron Street.
2. Proposals for residential lot infill will be compatible with the general
frontage of lots in the immediate vicinity.
The frontages of the proposed stacked townhouses will be in keeping
with modest scale of housing in the neighbourhood. Units oriented
towards Huron Street will have landscaping and architectural
elements that will reduce the visual impact of the horizonal and
vertical massing of the buildings.
3. The residential development can be adequately served by local
convenience and neighbourhood shopping facilities, schools, trails,
parks, recreation facilities and public transit.
The Proposed Development is within a mixed-use neighbourhood,
with a church, two schools, a theatre, a gym, and industrial
employment within a 5 to 10 minute walk. Transit routes and
sidewalks provide convenient access to commercial areas for
shopping and employment. Many parks are within a 5 to 10 minute
walk of the Site, including Hooper Street Park, York Road Park and
Lyon Park. In addition, the Royal Recreation Trail is approximately
750 metres from the Proposed Development, providing active
transportation that links to downtown. The Owners propose to enter
into discussions with the City about the possibility of creating a
parkette at 104 Oliver Street, across the street from the Site.
4. Vehicular traffic generated from the proposed development will not
have an unacceptable impact on the planned function of the adjacent
roads and intersections.
As demonstrated by the Traffic Impact Study prepared by Paradigm
Transportation Solutions Limited, the surrounding road system has
Planning Justification Report | 120-122 Huron Street 23
GSP Group | November 2017
adequate capacity to service the Proposed Development. No road
improvements are required, and no negative impacts are expected.
5. Vehicular access, parking and circulation can be adequately provided
and impacts mitigated.
Two accesses are provided from Huron Street, with the main access
aligned with Oliver Street. No accesses are proposed from Alice
Street due to the setback distance to the rail spur line and the narrow
road allowance width.
The Proposed Development requires 209 parking spaces in the
Zoning By-law. A total of 232 spaces are proposed, resulting in an
additional 23 parking spaces. Additional parking will ensure resident
and visitor parking is limited to the Site and will not spill over into the
surrounding neighbourhood. As well, the Owners are proposing to
“unbundle” the parking, whereby the parking is unassigned or not
reserved for particular residents. They are also willing to consider
“carshare” programs.
Circulation is provided on the Site via a connected paved
condominium road system. Fire routes are provided throughout the
Site, with heavy duty asphalt to ensure road integrity is maintained.
Pedestrians will be accommodated throughout and around the Site
using a network of sidewalks and landscaped pathways.
6. That adequate municipal infrastructure, services and amenity areas
for residents can be provided.
As demonstrated by the Functional Servicing Report, adequate water
and sewage capacity and infrastructure is in place to service the
Proposed Development.
Outdoor amenity space is provided in the form of two amenity areas
combined having a total area of 1807 square metres. This outdoor
amenity area will be augmented by recessed balconies on the
apartment building, and decks/patios for the townhouse dwellings, as
well as some indoor amenity area in the apartment building.
7. Surface parking and driveways shall be minimized.
The Proposed Development is comprised primarily of surface
parking. As the heritage structure is nearing 100 years of age, it is
Planning Justification Report | 120-122 Huron Street 24
GSP Group | November 2017
not structurally compatible with an underground parking garage. The
townhomes that comprise the remainder of the development are not
suitable for a parking structure. To reduce the visual impact of the
surface parking, parking has been kept to the interior of the Site with
buildings oriented to the streets. Any gaps between buildings where
surface parking could be visible will be buffered by landscaped
boulevards. All of the townhouses will have garages.
8. Development shall extend, establish or reinforce a publicly accessible
street grid network to ensure appropriate connectivity for pedestrians,
cyclist and vehicular traffic, where applicable.
The Proposed Development will result in the installation of a sidewalk
along Huron Street, which will provide pedestrians with a connection
to the sidewalks immediately north and south of the property. This
will enhance the connectivity of the neighbourhood to access
community facilities such as schools, parks and trails. A total of 174
bike parking spaces are proposed in numerous locations throughout
the Proposed Development, including secure indoor storage to
encourage a heathy lifestyle through alternative modes of
transportation.
9. Impacts on adjacent properties are minimized in relation to grading,
drainage, location of service areas and microclimatic conditions, such
as wind and shadowing.
The Site will be graded post-remediation to match the grade of
surrounding properties. Drainage will be directed to the on-site dry
stormwater management pond, that will have a limited depth of less
than 0.5 metres. No microclimate impacts are anticipated given the
maximum height of the buildings to be between 3 and 4 storeys.
10. The development addresses public safety, identified public views and
accessibility to open space, parks, trails and the Natural Heritage
System, where applicable.
Public safety will be increased by the redevelopment of the Site,
which currently features abandoned industrial buildings. The
redevelopment of the Site will increase safety by displacing buildings
that have been susceptible to vandalism, and by increasing public
activity and surveillance of the Site and adjacent neighbourhood
through the addition of new residents.
Planning Justification Report | 120-122 Huron Street 25
GSP Group | November 2017
104 Oliver Street, located at the northwest corner of Huron and Oliver
Streets, is a surplus property that are a part of the Owners’
landholdings. It is proposed that this lot become a parkette, subject
to discussions with the City.
Policies pertaining to neighbourhood parks are contained in Section
7.3.2, which states:
5. It is the policy of the City to maintain a minimum city-wide average
rate of Neighbourhood Parks provision of 0.7 hectares /1000
population.
The proposed park on 104 Oliver Street is 0.8 hectares in size.
With 182 units, the Proposed Development is expected to provide
homes for approximately 350 new residents. As such, the new
park would meet the parkland provision for the Proposed
Development as well as approximately 800 residents in the
surrounding neighbourhood.
The lot at 104 Oliver Street is located directly across the street
from the Community Gardens at the southwest intersection of
Huron and Oliver. A parkette in this location would compliment
the neighbourhood.
It is considered that the Official Plan criteria for multiple residential
uses in an existing neighbourhood are met by the Proposed
Development.
Section 8.18 of the OP sets out policies regarding safety in the built environment. The following
policies are contained within this Section:
3. Sidewalks and community trails should be visible, accessible and
aligned along well-used public spaces.
Sidewalks will be installed along Huron Street, and internal
sidewalks will be lit and within view of surrounding residences.
4. New development should be designed in a manner that:
Planning Justification Report | 120-122 Huron Street 26
GSP Group | November 2017
vi. provides opportunity for informal surveillance of outdoor
spaces (“eyes on the street”), including public parks,
streets and parking areas;
vii. clearly marks the transition or boundary between public
and private spaces;
viii. includes materials that allow for the built environment to be
effectively and efficiently maintained;
ix. provides adequate lighting in accordance with Sections
8.14, 8.15 and 8.16 of this Plan; and
x. provides for multiple walking routes, where appropriate.
The redevelopment of the Site will allow for surveillance of the
neighbourhood through the addition of residents in the
neighbourhood. The height of the apartment building and layout of
the internal vehicular and pedestrian routes will ensure adequate
surveillance of the Proposed Development. The potential for a
parkette on 104 Oliver Street would also benefit from the surveillance
of the new residents. The outdoor amenity spaces are located in two
areas of the Site with good accessibility and visibility to the residents.
Street lighting will be provided over internal roads and parking lots
with down lighting to ensure no light bleeds off of the Site, and
pedestrian paths will be lit.
It is our opinion that the proposed ZBA application will provide for a multiple residential
development that is in keeping with the City of Guelph Official Plan. The Proposed Development
is a permitted use in the Mixed Office / Commercial designation of the Official Plan and is within
the height and density provisions of that designation. The massing, setbacks, and access routes
also meet the policies of the Official Plan to create intensive infill projects that are compatible
and contribute to the vibrancy of the surrounding residential neighbourhood.
The Proposed Development meets the intent of the Official Plan for lands within the Built-Up
Area and represents an ideal location for intensification of a Site that is vacant and underutilized.
The proposed ZBA application will facilitate redevelopment that will provide additional housing
availability and choice within the existing neighbourhood on existing municipal services. In
addition, the cultural heritage policies of the Official Plan will be met through the adaptive reuse
of the heritage building on Site, and the policies for remediation of a brownfield site.
The location of the Site will support sustainable modes of transportation such as active
transportation and transit, as it is within walking distance of various destinations, high frequency
transit and cycling corridors. The addition of a sidewalk along Huron Street will increase
connectivity and active transportation options throughout the neighbourhood.
Planning Justification Report | 120-122 Huron Street 27
GSP Group | November 2017
6.5 City of Guelph Zoning By-law (1995) - 14864
The Site is zoned Specialized Industrial (B4-1) in the City of Guelph Zoning By-law (1995) –
14864. A Laboratory and Research Establishment is the only permitted use within the
Specialized B4-1 Zone.
The proposed Zoning By-law Amendment would rezone the Site to General Apartment (R.4A),
with site specific exemptions to permit the Proposed Development. A draft copy of the Zoning
By-law is appended to this report. The exemptions would include allowing Apartments, Stacked
Townhouses and Cluster Townhouses as permitted uses, and the following variances to the
regulations:
• a reduction in the Minimum Front Yard for the Apartment building from 6.0 to 2.0 metres;
• a reduction in the Exterior Side Yard for the Stacked Townhouses from 6.0 to 4.5 metres;
• a reduction in the Minimum Rear Yard for the Cluster Townhouses from 7.5 to 5.0
metres; and,
• a reduction in the Minimum Common Amenity Area from 3840 sq.m. to 1807 sq.m.
The proposed ZBA application is appropriate.
The reduced front yard is proposed simply to legalize the existing building. The existing
building has a setback of 4.1 metres, wherein the required setback is 6.0 metres. A road
widening is required across the Alice Street Frontage and it is proposed that a 2.0 metre
setback with a 2.1 metre widening will provide for the proper access to the exterior of the
building for maintenance purposes of the Apartment building.
The Stacked Townhouses are proposed with no driveway or garage accesses fronting Huron
Street. As a result, it is proposed that the buildings be located 4.5 metres from the street line.
Typically, an exterior side yard requirement of 6.0 metres is required to provide for parking in
front of a garage.
The Cluster Townhouse units are proposed to be located facing the south. The rear property
line is not perpendicular to the Huron Street and angles northeasterly across the southern
boundary of the Site. As a result, the rear yard to the Cluster Townhouses ranges from 45 to
5 metres. Only one corner of the southeasterly unit requires the reduced setback and there is
sufficient area to provide for a private amenity area of 41.25 sq.m. (5.5 by 7.5m).
The common outdoor amenity area is proposed in two locations having areas of 935 and 858
square metres to the south and east portions of the Site. These two areas (approximately
0.25 acres in area) will provide sufficient land for playground structures for residents. This will
be augmented by private, recessed balconies and indoor amenity areas in the apartment
building for those residents, and the stormwater management area that will be a sodded
depression less than 0.5 metres deep.
Planning Justification Report | 120-122 Huron Street 28
GSP Group | November 2017
7. Conclusions
GSP Group has been retained by 120 Huron GP Inc. to coordinate the preparation and
submission of a Zoning By-law Amendment application for the property municipally known as
120-122 Huron Street in the City of Guelph.
The proposed ZBA application is necessary to permit the redevelopment of the Site into a
residential complex consisting of an adaptively reused former industrial building into an
apartment building and nine buildings containing stacked and cluster townhouses. The total unit
yield is for 182 residential dwelling units, with a density of 73 units per hectare, and with a total
of 232 surface parking spaces.
This Planning Justification Report concludes that the proposed ZBA application is appropriate
and represents good planning for the following reasons:
• Consistent with the policies of the Provincial Policy Statement (2014);
• Conforms with the Growth Plan for the Greater Golden Horseshoe (2017);
• Conforms with the policies of the City of Guelph Official Plan including the criteria for
multiple residential infill in an existing neighbourhood;
• Conforms with the policies of the Mixed Office / Commercial designation in the OP;
• The requested R.4A Zone and each of the requested site-specific provisions are
appropriate and justified for the reasons set out in Section 6.5 of this Report;
• The Development Proposal addresses applicable sections of the City’s Urban Design
policies and many details of the design can and will be further developed at the Site Plan
approval stage;
• The Site can be serviced through proposed service connections to the existing sanitary,
water and stormwater networks and appropriate measures for stormwater management
quality control can be implemented; and
• It is appropriate in this urban context.
Planning Justification Report | 120-122 Huron Street 29
GSP Group | November 2017
Appendix: Draft Proposed Zoning By-law
THE CORPORATION OF THE CITY OF GUELPH
By-law Number (2017)-XXXXX
A by-law to amend By-law Number (1995)-
14864, as amended, known as the Zoning
By-law for the City of Guelph as it affects
property known municipally as 120-122
Huron Road and legally described as Part of
Lots 1 and 2, Range 2, Division “F” and Part
1 of 61R-4274, City of Guelph (File ____).
WHEREAS Section 34(1) of The Planning Act, R.S.O. 1990, c.P.13 authorizes the
Council of a Municipality to enact Zoning By-laws;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY
OF GUELPH ENACTS AS FOLLOWS:
1. By-law Number (1995)-14864, as amended, is hereby further amended by transferring
property described as Part of Lots 1 and 2, Range 2, Division F and Part 1 of 61R-4274,
City of Guelph, from the B.4-1 (Specialized Industrial) Zone to the R.4A-__ (Specialized
Residential Apartment) Zone to implement a residential development.
2. Section 5.4.3.1 of By-law Number (1995)-14864, is hereby further amended by adding new
subsection 5.4.3.1.50 as follows:
5.4.3.1.50 R.4A-__
120-122 Huron Street
As shown on Defined Area Map Number 46 of Schedule “A” of this By-law.
5.4.3.1.__.1 Permitted Uses
In accordance with Section 5.4.1.1 of By-law Number (1995)-14864
as amended, plus:
• Stacked Townhouse
• Cluster Townhouse
5.4.3.1.__.2 Minimum Front Yard
2.0 metres to Apartment Building
5.4.3.1.__.3 Minimum Exterior Side Yard
4.5 metres to Stacked Townhouses
5.4.3.1.__.4 Minimum Side Yard
5.0 metres to Cluster Townhouses
5.4.3.1.__.6 Minimum Common Amenity Area
1,807 m2
3. Schedule “A” of By-law Number (1995)-14864, as amended, is hereby further amended
by deleting Defined Area Map 46 and substituting therefore new Defined Area Map 46
attached hereto as Schedule “A”.
4. Where notice of this by-law is given in accordance with the Planning Act, and where no
notice of objection has been filed within the time prescribed by the regulations, this by-law
shall come into effect. Notwithstanding the above, where notice of objection has been filed
within the time prescribed by the regulations, no part of this by-law shall come into effect
until all of such appeals have been finally disposed of by the Ontario Municipal Board.
PASSED this ______ day of _________, 20__
____________________________________
CAM GUTHRIE – MAYOR
____________________________________
STEPHEN O’BRIEN – CITY CLERK
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R.1C-3
R.1B-10
R.4D-6
R.1C-3
B.4R.
1B-1
0
R.1
C-3R.1C-3
R.1B-10
B.4
R.1B
R.1B-10
R.1C-3
R.1C-3R.1B-10
R.1B-10
R.1
B
SC.1
-5
R.1C-3
SC.2-10
R.1C-3
R.1C-3
R.1
C-3
R.1
C-3
R.1B
R.1B
R.4A-2
R.1B-10
R.1B
-10R.1B-10
B.4
R.1B-10
B.4
R.1
B
R.2
R.1B
-10
R.1
C-3
SC.2-2
R.1C-3
R.1
C-3
R.1B-10
R.1B-10
R.1B-10
R.1B
-10
R.1B-10
CR
R.1
C-3
R.1B-1
0
R.1B-10
B.4-
1
R.1
C-3
R.1B-10
SC.2-12
B.4-
6
SC.2-10
B.4-1
R.1
C-3
R.1B-10
R.1
C-3
R.1B
-10
R.1
B-1
0
I.1
R.1
C-3
R.1B-10
R.1B-10
R.4D
-9(H)
R.1
C-3
SC.1-25
B.4-
1
SC.2-2
R.1B-10
R.1B-10
CR
R.1C-3
R.1C-22
C.1-3
R.1
C-3
R.1B-10
B.4-5
R.1B-10
C.1-14
R.1
B-1
0
B.4-1
R.1B
-10
R.1
B-1
0
C.1-7
R.1B
-10
R.1B-10
P.2(H3)
R.1
C-3
R.3A(H4)
NC-6
B.4-
1
SC.1-22
C.1-5
R.1B-10(H5)
R.1
B-3
R.1B-10
R.3A(H3)
B.4-1
OR
-49
R.1B-10
R.1B
-10
R.1
B-1
0
SC.2-12
SC.1
-31
R.1B-10
R.1B-10
R.1
B-2
2
R.1D-10
B.4-18
R.1B-10
R.2
R.1C-3
R.1
C-3
C.1
R.1B-10
R.1C-3
C.1
-10
R.1C-22
SC.1-31
R.1B-10
R.4D(H3)
R.1B-10
C.1
-12
R.1B-10
R.1B-10
R.1B-10
SC.1-31
R.2-18
R.1B-10
R.1
C-3
R.1B-10
C.1-15
R.1
B
SC.2-10
OR-25
R.2-17
B.4-13
P.3
P.3P.3
P.3 P.3
P.3P.3
I.1
P.5
P.3
B.4
P.3-1FL
FL
FL
FL
FL FL
R.1B-10
R.3A-20
P.5
R.4B-15
R.1D
-46R.1B-10
R.3B
-22(H)
Lyon Park
Eramosa River Park
Mico Valeriote Park
100 0 10050M
DEFINED AREAMAP NO.
Surrounding DAMs
46
LANDS WITHIN THE SPECIAL POLICY AREA (See Section 12.4)
LANDS WITH ONE OF THE FOLLOWING: LOCALLY SIGNIFICANT WETLANDS, SIGNIFICANT WOODLOTS, NATURAL CORRIDOR, OR LINKAGE (See Section 13.4)
LANDS ADJACENT TO PROVINCIALLY SIGNIFICANT WETLANDS (See Section 13.3)
LANDS WITHIN THE FLOOD FRINGE (See Section 12.3)
Produced by the City of GuelphPlanning Services
39 4753
45
38
51
52
3536
54
5737
56
2658
24 34
25
27 59
±
As last amended by By-law (2016) - 20009CITY OF GUELPH BY-LAW (1995) - 14864
SCHEDULE 'A'
B.4-1
R.4A-__
BY-LAW 201_ - ____SCHEDULE ‘A’