City Council - Planning - City of Guelph · 2019-01-24 · Jovanka Smiljanic-Jazic Sean McCutcheon...

City Council - Planning Meeting Agenda March 19, 2018 – 6:30 p.m. Council Chambers, Guelph City Hall, 1 Carden Street Please turn off or place on non-audible all electronic devices during the meeting. Please note that an electronic version of this agenda is available on guelph.ca/agendas. Open Meeting – 6:30 p.m. O Canada Silent Reflection First Nations Acknowledgment Disclosure of Pecuniary Interest and General Nature Thereof Council Consent Agenda: The following resolutions have been prepared to facilitate Council’s consideration of various matters and are suggested for consideration. If Council wishes to address a specific report in isolation of the Consent Agenda, please identify the item. It will be extracted and dealt with separately as part of the Items for Discussion. IDE-2018.29 7 and 9 Eden Street Proposed Zoning By-law

Amendment (File: ZC1618) - Ward 4 Recommendation:

1. That the application by Van Harten Surveying Inc. on behalf of Juzef and Stanislawa Kuzyk, the owners of the of the property municipally known as 7 Eden Street, and legally described as Part of Lot 16, East of Galt and Guelph Railway, Registered Plan 52; Part of Lots 8 and 9, Registered Plan 206 , City of Guelph and the owners of the property municipally known as 9 Eden Street and legally described as Part of Lot 16, East of Galt and Guelph Railway, Registered Plan 52; Part of Lot 9, Registered Plan 206 for approval of a Zoning By-law Amendment application to change the zoning from “Residential Single Detached” (R.1B), to a “Specialized Residential Single Detached with Holding Provisions” (R.1B-49(H)) Zone, to permit the development of a coach house in addition to the existing single detached residential dwelling and accessory apartment on the subject lands be approved in accordance with the zoning regulations and conditions in ATT-3 of the Infrastructure, Development and Enterprise Report 2018-29 dated March 19, 2018.

Monday, March 19, 2018 City of Guelph Council Agenda of 3

2. That in accordance with Section 34(17) of the Planning Act, City Council has determined that no further public notice is required related to the minor modifications to the proposed Zoning By-law Amendment affecting 7 and 9 Eden Street.

Public Meeting to Hear Applications Under Sections 17, 34 and 51 of The Planning Act (delegations permitted a maximum of 10 minutes) IDE-2018-15 1533-1557 Gordon Street and 34 Lowes Road West Proposed Zoning By-law Amendment File: ZC1710

Ward 6 Staff Presentation: Michael Witmer, Development Planner II Delegations: Hugh Handy, GSP Group Inc., on behalf of applicant Peter Kastner George Cherry Correspondence: Peter Kastner Staff Summary (if required) Recommendation:

That Report IDE 2018-15 from Infrastructure, Development and Enterprise dated March 19, 2018 regarding a proposed Zoning By-law Amendment application (ZC1710) from GSP Group Inc. on behalf of Reid’s Heritage Homes, RHH Property Management Ltd. and 883928 Ontario Ltd. to permit a 102-unit, six (6) storey apartment building on the properties municipally known as 1533-1557 Gordon Street and 34 Lowes Road West, and legally described as Part of Lots 7 and 8, Registered Plan 74, Lot 1, Registered Plan 467, be received.

IDE-2018-25 98 Farley Drive Proposed Zoning By-law

Amendment File: ZC1711 - Ward 6 Staff Presentation: Katie Nasswetter, Senior Development Planner Delegations: Hugh Handy, GSP Group Inc., on behalf of applicant


Correspondence: Jovanka Smiljanic-Jazic Sean McCutcheon Greg de Vos Staff Summary (if required) Recommendation:

That Report IDE 2018-25 regarding a proposed Zoning By-law Amendment application (ZC1711) from GSP Group Inc. on behalf of Reid’s Heritage Homes to permit a residential development on the property municipally known as 98 Farley Drive and legally described as Block 64, Registered Plan 61M-65, City of Guelph be received.

Special Resolutions By-laws Resolution to adopt the By-laws (Councillor Piper).

By-law Number (2018)-20252 A by-law to remove Part Lot Control from Block 19, Plan 61M-206 designated as Parts 1 to 8 inclusive, Reference Plan 61R-21281 in the City of Guelph and Blocks 14, 15, 16, 17, 20, 21, and 22, Plan 61M-206 designated as parts 1 to 70 inclusive, Reference Plan 61R-21282 in the City of Guelph.

Mayor’s Announcements Please provide any announcements, to the Mayor in writing, by 12 noon on the day of the Council meeting. Notice of Motion Adjournment


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Staff

Report

To City Council Service Area Infrastructure, Development and Enterprise Services

Date Monday, March 19, 2018 Subject Decision Report

7 and 9 Eden Street

Proposed Zoning By-law Amendment (File: ZC1618)

Ward 4 Report Number IDE 2018-29

Recommendation

1. That the application by Van Harten Surveying Inc. on behalf of Juzef and

Stanislawa Kuzyk, the owners of the of the property municipally known as 7 Eden

Street, and legally described as Part of Lot 16, East of Galt and Guelph Railway,

Registered Plan 52; Part of Lots 8 and 9, Registered Plan 206 , City of Guelph

and the owners of the property municipally known as 9 Eden Street and legally

described as Part of Lot 16, East of Galt and Guelph Railway, Registered Plan 52;

Part of Lot 9, Registered Plan 206 for approval of a Zoning By-law Amendment

application to change the zoning from “Residential Single Detached” (R.1B), to a

“Specialized Residential Single Detached with Holding Provisions” (R.1B-49(H))

Zone, to permit the development of a coach house in addition to the existing

single detached residential dwelling and accessory apartment on the subject

lands be approved in accordance with the zoning regulations and conditions in

ATT-3 of the Infrastructure, Development and Enterprise Report 2018-29 dated

March 19, 2018.

2. That in accordance with Section 34(17) of the Planning Act, City Council has

determined that no further public notice is required related to the minor

modifications to the proposed Zoning By-law Amendment affecting 7 and 9 Eden

Street.

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Executive Summary

Purpose of Report

This report provides a staff recommendation to approve a Zoning By-law

Amendment application to permit a coach house in the existing detached building

which was formerly used as a garage.

Key Findings

Planning staff support the proposed Zoning By-law Amendment subject to the

zoning regulations and recommended conditions in ATT-3.

Financial Implications

Estimated Development Charges: $19,361 for the coach house based on rates in

effect at the time of writing this report.

Estimated Annual Taxes: based on assumptions and information available at this

time approximately $5,000 for the existing residential dwelling and coach house

(this number may differ significantly from the final assessment).

Report

Background

An application to amend the Zoning By-law was received for the lands municipally

known as 7 and 9 Eden Street from Van Harten Surveying Inc. on behalf of Juzef

and Stanislawa Kuzyk on December 20, 2016 and deemed to be complete on

January 19, 2017. 7 and 9 Eden Street have a common ownership and were

originally one property. Consent application B-5/03 was approved by the

Committee of Adjustment on March 11, 2003 to create a new residential lot (9 Eden

Street).

Location

The subject lands are located on the north side of Eden Street, east of the Hanlon

Expressway and west of Silvercreek Parkway South (see ATT-1 - Location Map and

ATT-2 - Orthophoto). 7 Eden Street has an area of approximately 1,323 square

metres and a lot frontage of 26 metres along Eden Street. The property is

currently developed with a one-storey single detached dwelling with an accessory

apartment that the applicant wishes to register, two accessory buildings and a two-

storey garage which is proposed to be converted into a coach house. The portion of

9 Eden Street subject to this application has an area of approximately 360 square

metres and a frontage of approximately 5 metres along Eden Street and is currently

vacant.

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Surrounding land uses include:

To the north: Canadian National Railway line, beyond which are lands zoned

Urban Reserve; To the south: Eden Street, beyond which are lands zoned for and developed

with a residential apartment building;

To the east: lands zoned for residential uses, beyond which is Silvercreek Parkway South;

To the west: lands zoned for residential uses, beyond which is the Hanlon Expressway.

Official Plan Land Use Designation and Policies

The Official Plan land use designation that applies to the subject property is

“General Residential” which permits a range of housing types including: single,

semi-detached residential dwellings and multiple unit residential buildings.

The relevant policies for the applicable land use designation are included in ATT-4.

Policy 7.2.22 of the Official Plan states that coach houses and garden suites are

permitted as alternative forms of housing in all land use designations of the Official

Plan allowing lower density forms of housing and will be regulated by the provisions

of the implementing Zoning By-law. The relevant Official Plan policies for Coach

Houses and Garden Suites are included in ATT–4.

An analysis of how this proposal conforms to Official Plan policies can be found in

the Staff Review and Planning Analysis in ATT-9.

Official Plan Amendment 48 Land Use Designation and Policies

Official Plan Amendment #48 (OPA 48), a comprehensive update to the City’s

Official Plan, designates the subject lands as “Low Density Residential”. A Decision

and Order from the Ontario Municipal Board on October 5, 2017 has brought OPA

48 into full force and effect. Although the application was received prior to OPA 48

coming into full force and effect and is being processed under the 2001 Official

Plan, staff must have regard to the policies and designations of OPA 48. The land

use designation and related policies contained in OPA 48 are included in ATT-5.

Existing Zoning

The subject lands are currently zoned “Residential Single Detached” (R.1B),

according to Zoning By-law (1995)-14864, as amended.

Details of the existing zoning are included in ATT-6.

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Description of Proposed Zoning By-law Amendment

The applicant is requesting that the Zoning By-law be amended to permit a two-

storey coach house in the “Residential Single Detached” (R.1B) Zone, whereas a

coach house is not a permitted use.

In addition to the regulations set out in Section 5.1 – Residential Single Detached

(R.1B) Zone of Zoning By-law (1995)-14864, as amended, the following

specialized regulations will apply to this proposal:

In addition to the uses permitted under Section 5.1.1, the following use shall

also be permitted: a coach house;

A coach house located in the R.1B-49 Zone shall not be occupied by a home

occupation or accessory apartment;

The following definition shall apply in the R.1B-49 Zone:

Coach House shall mean a one unit detached residence containing bathroom

and kitchen facilities that is located on the same lot, but is subordinate to an

existing residential dwelling unit, and is designed to be a permanent unit;

The maximum gross floor area of the coach house shall not exceed 65 square

metres;

The maximum number of bedrooms in the coach house is 2 bedrooms;

The maximum height of the coach house is 2 storeys for the existing coach

house. If the coach house is ever demolished and rebuilt, the maximum

height shall be one storey;

Despite Section 4.5.1.4, the total ground floor area of all accessory buildings

or structures shall be a maximum of 105 square metres;

Despite Section 4.13.2.1, the legal parking space for the coach house shall

be located in front of the coach house and within 6 metres of the street line;

Despite Section 4.13.7.2, two driveways shall be permitted; and,

The driveway located in front of the coach house shall be a maximum width

of 3.0 metres.

In addition to the above, staff are recommending that a Holding Provision (‘H’) be

included in the zoning to ensure that the development of the lands does not

proceed until the owner has completed certain conditions to the satisfaction of the

City of Guelph. Rationale for the specialized regulations and Holding Provision is

provided in the Staff Review and Planning Analysis in ATT-9.

Proposed Development

The purpose of the proposed Zoning By-law Amendment is to change the zoning

from “Residential Single Detached” (R.1B) to a “Specialized Residential Single

Detached” (R.1B-49) Zone to permit a coach house in the existing detached

building (formerly used as a garage). The portion of 9 Eden Street subject to this

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Zoning By-law amendment is required for parking for the existing one-storey single

detached residential dwelling which contains an accessory apartment that the

owners want to register. A future Consent application will be submitted to sever

this portion of 9 Eden Street and add it as a lot addition to 7 Eden Street so that

parking can be accommodated.

The applicant’s concept plan is shown in ATT-7.

Supporting Documents

The following information was submitted in support of the application:

• Zoning By-law Amendment Sketch, prepared by Van Harten Surveying Inc.,

dated December 19, 2016; and,

• Planning Report, prepared by Van Harten Surveying Inc., dated December 19,

2016.

Staff Review/Planning Analysis

The staff review and planning analysis for this application is provided in ATT-9. The

analysis addresses all relevant planning considerations, including the issues that

were raised by Council at the statutory Public Meeting held on March 20, 2017. The

staff review includes:

Evaluation of the proposal against the 2014 Provincial Policy Statement and

Places to Grow: Growth Plan for the Greater Golden Horseshoe (2017);

Evaluate how the application conforms to the applicable Official Plan land use

designations and policies including any related amendments;

Consideration of the Planning Justification Report;

Review of the proposed zoning, including the need for any specialized

regulations; and,

Address all comments and issues raised during the review of the application.

Staff Recommendation

Planning staff are satisfied that the recommended Zoning By-law Amendment is

consistent with the Provincial Policy Statement and conforms to the 2017 Places to

Grow Plan. In addition, the Zoning By-law Amendment conforms to the objectives

and policies of the Official Plan. Additional specialized zoning regulations are

recommended that were not identified at the Statutory Public meeting, however,

the addition of these specialized regulations are considered to be minor and

therefore staff recommend that no further public notice is required in accordance

with Section 34(17) of the Planning Act. Planning staff are recommending that

Council approve the Zoning By-law Amendment subject to the zoning regulations

and conditions outlined in ATT-3.

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Financial Implications Estimated Development Charges: $19,361 for the coach house based on rates in

effect at the time of writing this report.

Estimated Annual Taxes: based on assumptions and information available at this

time approximately $5,000 for the existing residential dwelling and coach house

(this number may differ significantly from the final assessment).

Consultations The ‘Notice of Complete Application’ was circulated on February 3, 2017 to local

boards and agencies, City service areas and property owners within 120 metres of

the subject lands. The ‘Notice of Public Meeting’ was circulated on February 23,

2017 to local boards and agencies, City service areas and property owners within

120 metres of the subject lands. The ‘Notice of Public Meeting’ was also advertised

in the Guelph Tribune on February 23, 2017. Notice of the Zoning By-law

Amendment application has also been provided by signage on the property. The

Notice of Decision meeting was sent on March 5, 2018 to those who requested to

be notified. A ‘Notice of Passing’ will be sent to all interested parties and advertised

in the Guelph Tribune within 15 days of Council’s decision on the application.

Corporate Administrative Plan

This report supports the following goals and work plans of the Corporate

Administrative Plan (2016-2018):

Overarching Goals

Service Excellence

Service Area Operational Work Plans

Our People- Building a great community together

Our Resources - A solid foundation for a growing city

Attachments

ATT- 1 Location Map and 120m Circulation ATT- 2 Orthophoto

ATT- 3 Proposed Zoning Regulations and Recommended Site Plan/Consent Conditions

ATT- 4 Official Plan Land Use Designations and Policies ATT- 5 Official Plan Amendment No. 48 Land Use Designations and Policies ATT- 6 Existing Zoning and Details

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ATT- 7 Concept Plan ATT- 8 Conceptual Front Elevation

ATT- 9 Staff Review and Planning Analysis ATT-10 Circulation Comments Summary

ATT-11 Public Notification Summary

Departmental Approval

Not applicable

Report Author Approved By Lindsay Sulatycki Chris DeVriendt Senior Development Planner Manager of Development Planning

_____________________ ______________________

Approved By Recommended By

Todd Salter Scott Stewart, C.E.T. General Manager Deputy CAO

Planning, Urban Design and Infrastructure, Development and Enterprise Building Services 519.822.1260, ext. 3445 519.822.1260, ext. 2395 [email protected]

[email protected]

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ATT–1 Location Map and 120m Circulation

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ATT-2 Orthophoto

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ATT-3 Proposed Zoning Regulations and Recommended Site Plan/Consent

Conditions

Part A:

The following zoning is proposed:

“Specialized Residential Single Detached with Holding Provisions” (R.1B-49(H))

Zone, with the following additional specialized regulations:

In addition to the regulations set out in Section 5.1 – Residential Single Detached

(R.1B) Zone of Zoning By-law (1995)-14864, as amended, the following

specialized regulations will apply to this proposal:

In addition to the uses permitted under Section 5.1.1, the following use shall

also be permitted: a coach house;

A coach house located in the R.1B-49 Zone shall not be occupied by a home

occupation or accessory apartment;


Coach House shall mean a one unit detached residence containing bathroom

and kitchen facilities that is located on the same lot, but is subordinate to an

existing residential dwelling unit, and is designed to be a permanent unit;

The maximum gross floor area of the coach house shall not exceed 65 square

metres;

The maximum number of bedrooms in the coach house is 2 bedrooms;

The maximum height of the coach house is 2 storeys for the existing coach

house. If the coach house is ever demolished and rebuilt, the maximum

height shall be one storey;

Despite Section 4.5.1.4, the total ground floor area of all accessory buildings

or structures shall be a maximum of 105 square metres;

Despite Section 4.13.2.1, the legal parking space for the coach house shall

be located in front of the coach house and within 6 metres of the street line;

Despite Section 4.13.7.2, two driveways shall be permitted; and,

The driveway located in front of the coach house shall be a maximum width

of 3.0 metres.

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Holding Provision

Purpose

To ensure that the development of the lands does not proceed until the owner has

completed certain conditions to the satisfaction of the City of Guelph.

Holding Provision Conditions:

Prior to the removal of the Holding (‘H’) Symbol, the owner shall complete the

following conditions to the satisfaction of the City:

1. The Owner shall submit to the City, a site plan for the coach house in accordance

with Section 41 of the Planning Act. The site plan shall include: elevations, landscaping, parking, grading, drainage and servicing information for the coach house to the satisfaction of the General Manager of Planning, Urban Design and

Building Services and the City Engineer.

2. The Consent application (lot line adjustment with 9 Eden Street) shall be submitted and finalized (Certificate of Official issued) to ensure that parking for the main dwelling unit and accessory apartment can be accommodated on the

subject property.

Part B:

Recommended Site Plan/Consent Conditions

The following conditions are provided as information to Council and will be imposed

through a future Site Plan application and/or future Consent application:

1. That the Owner shall submit to the City, a site plan for the coach house in

accordance with Section 41 of the Planning Act. The site plan shall include:

elevations, landscaping, parking, grading, drainage and servicing information for

the coach house to the satisfaction of the General Manager of Planning, Urban

Design and Building Services and the City Engineer.

2. That the Owner shall be required to provide separate services to the coach house

and shall provide details of the proposed connection through a site plan

application.

3. That a Tree Inventory and Preservation Plan (TIPP) shall be submitted and

approved for any regulated trees that may be impacted by changes to the

property.

4. That the Owner shall pay to the City, as determined applicable by the Chief

Financial Officer/City Treasurer, Development Charges and Education

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Development Charges, in accordance with the City of Guelph Development

Charges By-law (2014)-19692, as amended from time to time, or any successor

thereof, and in accordance with the Education Development Charges By-laws of

the Upper Grand District School Board (Wellington County) and the Wellington

Catholic District School Board, as amended from time to time, or any successor

by-laws thereof, prior to this issuance of any building permits, at the rate in

effect at the time of the issuance of a building permit.

5. That the Owner shall make satisfactory arrangements with Guelph Hydro and

phone and cable providers for the servicing of the coach house.

6. That the Owner shall pay cash-in-lieu of Parkland Dedication for this application

as per City of Guelph By-law (1989)-13410, as amended by By-law (1990)-

13545 and By-law (2007)-18225 or any successor thereof.

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ATT-4 Official Plan Land Use Designations and Policies

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ATT-4 (continued) Official Plan Land Use Designations and Policies

'General Residential' Land Use Designation

7.2.31 The predominant use of land in areas designated, as 'General Residential'

on Schedule 1 shall be residential. All forms of residential development

shall be permitted in conformity with the policies of this designation. The general character of development will be low-rise housing forms. Multiple

unit residential buildings will be permitted without amendment to this Plan, subject to the satisfaction of specific development criteria as noted by the provisions of policy 7.2.7. Residential care facilities, lodging

houses, coach houses and garden suites will be permitted, subject to the development criteria as outlined in the earlier text of this subsection.

7.2.32 Within the 'General Residential' designation, the net density of

development shall not exceed 100 units per hectare (40 units/acre).

1. In spite of the density provisions of policy 7.2.32 the net density of

development on lands known municipally as 40 Northumberland Street, shall not exceed 152.5 units per hectare (62 units per acre).

7.2.33 The physical character of existing established low density residential

neighbourhoods will be respected wherever possible.

7.2.34 Residential lot infill, comprising the creation of new low density

residential lots within the older established areas of the City will be encouraged, provided that the proposed development is compatible with the surrounding residential environment. To assess compatibility, the City

will give consideration to the existing predominant zoning of the particular area as well as the general design parametres outlined in

subsection 3.6 of this Plan. More specifically, residential lot infill shall be compatible with adjacent residential environments with respect to the following:

a) The form and scale of existing residential development;

b) Existing building design and height; c) Setbacks; d) Landscaping and amenity areas;

e) Vehicular access, circulation and parking; and f) Heritage considerations.

7.2.35 Apartment or townhouse infill proposals shall be subject to the

development criteria contained in policy 7.2.7

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Coach House / Garden Suites

7.2.22 Coach houses and garden suites may be permitted as alternative forms of

housing in all land use designations of the Plan allowing lower density forms of

housing.

1. Coach houses and garden suites will be regulated by the provisions of the

implementing Zoning By-law and shall be subject to site plan control.

2. The following criteria will be used as the basis for permitting coach houses and

garden suites by amendment to the implementing Zoning By-law:

a) The use is subordinate in scale and function to the main dwelling on the lot;

b) The use can be integrated into its surroundings with negligible visual impact to

the streetscape;

c) The use is situated on an appropriately-sized housing lot;

d) The use is compatible in design and scale with the built form of the main

dwelling unit;

e) The orientation of the use will allow for optimum privacy for both the occupants

of the new coach house or garden suite and the main dwelling on the lot; and

f) Any other siting requirements related to matters such as servicing, parking and

access requirements, storm water management and tree preservation can be

satisfied.

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ATT-5 Official Plan No. 48 Land Use Designations and Policies

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ATT-5 (continued) Official Plan No. 48 Land Use Designations and Policies

9.3.2 Low Density Residential

This designation applies to residential areas within the built-up area of the City which are currently predominantly low-density in character. The predominant land

use in this designation shall be residential. Permitted Uses

1. The following uses may be permitted subject to the applicable provisions of this

Plan: i) detached, semi-detached and duplex dwellings; and ii) multiple unit residential buildings, such as townhouses and apartments.

Height and Density

The built-up area is intended to provide for development that is compatible with existing neighbourhoods while also accommodating appropriate intensification to

meet the overall intensification target for the built-up area as set out in Chapter 3.

The following height and density policies apply within this designation:

2. The maximum height shall be three (3) storeys.

3. The maximum net density is 35 units per hectare and not less than a minimum

net density of 15 units per hectare.

4. Notwithstanding policies 9.3.2.2 and 9.3.2.3, increased height and density may

be permitted for development proposals on arterial and collector roads without

an amendment to this Plan up to a maximum height of six (6) storeys and a

maximum net density of 100 units per hectare in accordance with the Height

and Density Bonus policies of this Plan.

9.2.5 Coach Houses and Garden Suites

1. Coach houses and garden suites may be permitted within land use designation

permitted residential uses as alternative forms of housing in conjunction with

detached, semi-detached and townhouse all land use designations of the Plan

allowing lower density forms of housing.

2. Coach houses and garden suites will be regulated by the provisions of the

implementing Zoning By-law and shall be subject to site plan control.

3. The following criteria will be used as the basis for permitting coach houses and

garden suites by amendment to the implementing Zoning By-law:

i) the use is subordinate in scale and function to the main dwelling on the lot;

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ii) the use can be integrated into its surroundings with negligible visual impact to

the streetscape;

iii) the use is situated on an appropriately-sized housing lot;

iv) the use is compatible in design and scale with the built form of the main

dwelling unit;

v) the orientation of the use will allow for optimum privacy for both the occupants

of the new coach house or garden suite and the main dwelling on the lot; and

any other siting requirements related to matters such as servicing, parking and

access requirements, storm water management and tree preservation can be

satisfied.

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ATT-6 Existing Zoning and Details

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ATT-6 (continued) Existing Zoning and Details

5.1 RESIDENTIAL SINGLE DETACHED (R.1) ZONES

5.1.1 PERMITTED USES

The following are permitted Uses within the R.1A, R.1B, R.1C, and R.1D Zones:

Single Detached Dwelling Accessory Apartment in accordance with Section 4.15.1 Bed and Breakfast establishment in accordance with Section 4.27

Day Care Centre in accordance with Section 4.26 Group Home in accordance with Section 4.25

Home Occupation in accordance with Section 4.19 Lodging House Type 1 in accordance with Section 4.25

5.1.2 REGULATIONS Within the Residential 1 (R.1) Zones, no land shall be Used and no

Building or Structure shall be erected or Used except in conformity with the applicable regulations contained in Section 4 - General Provisions, the regulations listed in Table 5.1.2, and the following:

5.1.2.1

Despite Row 7 of Table 5.1.2, where a Garage, Carport or Parking

Space is not provided in accordance with Section 4.13.2.1, one Side Yard shall have a minimum dimension of 3 metres.

5.1.2.2 Despite any required Side Yard on a residential Lot, Carports shall

be permitted provided that no part of such Carport is located closer

than 0.6 metres to any Side Lot Line.

5.1.2.3 In the event that there is a transformer easement on a particular Lot, portions of the Single Detached Dwelling may be required to be Setback further than specified in Row 6 of Table 5.1.2 in order that a

minimum separation of 4.5 metres may be maintained between the transformer easement and any part of the dwelling.

5.1.2.4 Despite Rows 6 and 8 of Table 5.1.2, Buildings or Structures

located on Through Lots shall have a Setback the same as the

nearest adjacent Main Building and in accordance with Section 4.24.

5.1.2.5 Despite Row 4 of Table 5.1.2, the minimum Lot Frontage for a

Corner Lot in a R.1D Zone shall be 12 metres.

5.1.2.6 Despite Row 4 of Table 5.1.2, the Lots located within Defined Area Map Number 66 of Schedule "A" of this By-law shall have a minimum Lot Frontage of the average Lot Frontage established by the existing Lots within the same City Block Face, but in no

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case less than 9 metres. Nothing in this section shall require the minimum Lot Frontage to be greater than the minimum Lot Frontage established in Table 5.1.2. Where the average Lot Frontage of the existing Lots on the Block Face cannot be determined, the minimum Lot Frontage shall be as indicated in Table 5.1.2.

5.1.2.7 Despite Row 6 of Table 5.1.2, the minimum Front or Exterior Side Yard for dwellings located within Defined Area Map Number 66 of Schedule "A" of this By-law, shall be:

i) The minimum Front Yard or Exterior Side Yard shall be 6 metres

or the average of the Setbacks of the adjacent properties. Where the off-street Parking Space is located within a Garage or Carport, the Setback for the Garage or Carport shall be a minimum of 6 metres from the Street Line.

ii) In accordance with Section 4.6 and 5.1.2.3; and iii) In accordance with the Ontario Building Code, as amended from

time to time or any successor thereof, regulations for above ground electrical conductor clearances to Buildings.

Where a road widening is required in accordance with Section 4.24, the calculation of the required Front or Exterior Side Yard shall be as set out in Section 5.1.2.7, provided that the required Front or Exterior Side Yard is not less than the new Street Line established by the required road widening.

5.1.2.8 Despite Row 7 of Table 5.1.2, properties Zoned R.1B or R.1C with Buildings over 2 Storeys located within Defined Area Map

Number 66 of Schedule "A" of this By-law shall have a minimum Side Yard requirement of 1.5 metres.

5.1.2.9

Deleted.

5.1.2.10 Despite Row 7 of Table 5.1.2 in the R.1A Zone, where a Building has a one Storey portion and a 1.5 to 2 Storey portion, the required Side Yard shall be 1.5m from the Side Lot Line to the foundation wall of the 1 Storey portion and 2.4m from the Side Lot Line to the wall of the 1.5 to 2 Storey portion.

5.1.2.11 Where Lots have less than 12 metres of Frontage, the Garage is limited to a maximum of 55% of the Lot width (as measured at the Front Yard Setback).

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EXCERPT FROM TABLE 5.1.2 - REGULATIONS GOVERNING R.1B ZONES

1 Residential Type Single Detached Dwellings

2 Zone R.1B

3 Minimum Lot Area 460 m2

4 Minimum Lot Frontage 15 metres and in accordance with Section 5.1.2.6.

5 Maximum Building

Height

3 Storeys and in accordance with Section 4.18.

6 Minimum Front Yard 6 metres and in accordance with Sections 4.6, 4.24,

5.1.2.3, 5.1.2.4 and 5.1.2.7.

6a Minimum Exterior Side

Yard

4.5 metres and in accordance with Sections 4.6,

4.24, 4.28, 5.1.2.3, 5.1.2.4 and 5.1.2.7.

7 Minimum Side Yard

1 to 2 Storeys Over 2 Storeys

1.5 metres 2.4 metres and in accordance with Sections 5.1.2.8, 5.1.2.1 and

5.1.2.2.

8 Minimum Rear Yard 7.5 metres or 20% of the Lot Depth, whichever is

less and in accordance with Section 5.1.2.4.

9 Accessory Buildings or

Structures

In accordance with Section 4.5

10 Fences In accordance with Section 4.20.

11 Off-Street Parking In accordance with Section 4.13.

12 Minimum Landscaped

Open Space

The Front Yard on any Lot, excepting the Driveway

(Residential) shall be landscaped and no parking shall be permitted within this Landscaped Open Space.

Despite the definition of Landscaped Open Space, a minimum area of 0.5 metres between the Driveway

(Residential) and nearest Lot Line must be maintained as landscaped space in the form of grass, flowers, trees, shrubbery, natural vegetation and

indigenous species.

13 Garbage, Refuse and

Storage

In accordance with Section 4.9.

14 Garages For those Lots located within the boundaries

indicated on Defined Area Map Number 66, attached Garages shall not project beyond the main front wall

of the Building. Where a roofed porch is provided, the Garage may be located ahead of the front wall of the dwelling (enclosing Habitable Floor Space on the first

floor) equal to the projection of the porch to a maximum of 2 metres.

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ATT-7 Concept Plan

4 o

f 3

5

ATT

-8

Co

ncep

tual Fron

t Ele

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on

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ATT-9 Staff Review and Planning Analysis

2014 Provincial Policy Statement

The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of

provincial interest related to land use planning and development. Key objectives of

the PPS include: building strong communities; wise use and management of

resources; and protecting public health and safety. The PPS promotes efficient land

use and development patterns that support strong, liveable and healthy

communities, protect the environment and public health and safety, and facilitate

economic growth. Section 3 of the Planning Act requires that decisions affecting

planning matters “shall be consistent with” the policy statement.

PPS policies direct that settlement areas are to be the focus of growth and

development. PPS policies also encourage and direct Planning authorities to

provide for an appropriate range and mix of housing types and densities, including

second units and affordable housing. In addition, the PPS indicates that Planning

authorities shall identify and promote opportunities for intensification and

redevelopment where this can be accommodated, taking into account existing

building stock or areas and the availability of suitable existing or planned

infrastructure and public service facilities required to accommodate projected

needs. The proposed development is within the City’s settlement area and will allow

efficient use of existing infrastructure and provide for an additional residential unit

on the property.

The proposed Zoning By-law Amendment is consistent with the 2014 Provincial

Policy Statement.

Provincial Growth Plan for the Greater Golden Horseshoe (2017)

The Growth Plan for the Greater Golden Horseshoe (Growth Plan) provides a

framework for managing growth in the Greater Golden Horseshoe, including:

• directing growth to built-up areas where capacity exists to best accommodate

population and employment growth;

• promoting transit supportive densities and a healthy mix of residential and

employment uses; and,

supporting a range and mix of housing options, including second units and

affordable housing, to serve all sizes, incomes, and ages of households.

The Growth Plan provides an overall general target for intensification. In addition,

the Growth Plan encourages the development of compact, vibrant and complete

communities with a mix of land uses and a range and mix of employment and

housing types.

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The proposed Zoning By-law Amendment allows for an alternate form of residential

development within the City’s Built-Up Area. The proposed Zoning By-law conforms

to the Growth Plan for the Greater Golden Horseshoe.

Official Plan Land Use Designation and Policies

The subject lands are designated “General Residential” in the Official Plan. All

forms of residential development are permitted in conformity with the policies of

this designation. The general character of development is low-rise housing forms.

The Official Plan also contains policies specific to coach houses/garden suites.

Policy 7.2.22 permits coach houses and garden suites as alternative forms of

housing in all land use designations of the Official Plan that allow for lower density

forms of housing, which includes the “General Residential” land use designation.

The Official Plan further directs that coach houses and garden suites will be

regulated by the provisions of the implementing Zoning By-law and are subject to

site plan control.

Below is an evaluation of the criteria outlined in Policy 7.2.22(2) used as the basis

for permitting coach houses and garden suites:

a) The use is subordinate in scale and function to the main dwelling on the

lot.

The existing detached garage was converted without the benefit of a building

permit and although it is two-storeys in height compared to the one-storey main

dwelling, it is subordinate in size and scale to the main dwelling. The coach

house has a gross floor area of 65 square metres and the main dwelling has a

gross floor area of 184 square metres.

b) The use can be integrated into its surroundings with negligible visual

impact to the streetscape.

The coach house is existing and prior to the issuance of a building permit, a site

plan application is required. Through the review of the site plan application for

the coach house, the visual impact on the streetscape will be reduced. Included

in ATT-8 is a conceptual front elevation of what can be done to the coach house

to reduce its visual impact on the streetscape.

c) The use is situated on an appropriately-sized housing lot.

The subject property is of a sufficient size to accommodate the coach house,

subject to the future Consent application to sever a portion of 9 Eden Street and

add it as a lot addition to 7 Eden Street to accommodate parking for the existing

residential dwelling and accessory apartment.

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d) The use is compatible in design and scale with the built form of the main

dwelling unit.

Improvements will be made to the coach house through the site plan approval

process. The driveway in front of the coach house will be reduced in width and

allowed to be a maximum of 3 metres wide. The removal of excess asphalt in

front of the coach house will allow landscaping in front of the coach house which

will reduce its impact on the streetscape. Additionally, the front façade of the

coach house will be improved through the site plan approval process.

e) The orientation of the use will allow for optimum privacy for both the

occupants of the new coach house or garden suite and the main dwelling

on the lot.

The existing entrance to the coach house is through a side door and the main

entrance to the main dwelling is the front door. There is approximately a 2

metre separation between the side of the coach house and side of the main

dwelling.

f) Any other siting requirements related to matters such as servicing,

parking and access requirements, storm water management and tree

preservation can be satisfied.

These items will all be addressed through the site plan approval process.

In terms of design, integration and specific siting requirements for the coach house,

this criteria will be adequately addressed through a site plan application for the

coach house. Any issues that may arise at the site plan review stage are

anticipated to be minimal, as the location of the structure itself will not change. The

process will ensure the coach house and property are appropriately upgraded to

accommodate the use on the property.

Adding a Coach House as a permitted use on the subject property provides an

opportunity to add affordable housing stock. Not only does the addition of a coach

house provide an alternative form of affordable housing, it also has the potential to

lower housing costs for the existing single detached dwelling on the property by

providing a potential source of rental income.

The proposed Zoning By-law Amendment is considered to be consistent with Official

Plan policies.

Official Plan Amendment 48 Land Use Designation and Policies

Official Plan Amendment #48 (OPA 48), a comprehensive update to the City’s

Official Plan, designates the subject property as “Low Density Residential. A

Decision and Order from the Ontario Municipal Board on October 5, 2017 has

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brought OPA 48 into full force and effect. Although the application which was

received prior to OPA 48 coming into full force and effect is being processed under

the 2001 Official Plan, staff must have regard to the policies and designations of

OPA 48.

The “Low Density Residential” land use designation and policies pertaining to coach

houses in Official Plan Amendment #48 do not differ from the policies in the 2001

Official Plan. The proposed development therefore conforms to the policies and

designations of OPA 48.

Proposed Zoning By-law Amendment

The purpose of the application is to permit a coach house on the property. Through

the review of the application a number of specialized regulations have been

recommended by staff. Below is an evaluation of the specialized regulations that

will be included in the amending By-law:

In addition to the uses permitted under Section 5.1.1, the following

use shall also be permitted: a coach house.

This regulation allows the use.

A coach house located in the R.1B-49 Zone shall not be occupied by a

home occupation or accessory apartment.

The regulation will ensure the coach house is used as planned.


Coach House shall mean a one unit detached residence containing

bathroom and kitchen facilities that is located on the same lot, but is

subordinate to an existing residential dwelling unit, and is designed

to be a permanent unit.

This regulation is providing a definition for clarity.

The maximum gross floor area of the coach house shall not exceed

65 square metres.

This will ensure the coach house remains subordinate and is not increased in

size beyond what exists today, in accordance with Official Plan policies.

The maximum number of bedrooms in the coach house is 2

bedrooms.

This regulation is recommended to ensure the coach house is subordinate to

the main dwelling, in accordance with Official Plan policies.

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The maximum height of the coach house is 2 storeys for the existing

coach house. If the coach house is ever demolished and rebuilt, the

maximum height shall be one storey.

This regulation is recommended to recognize what is existing and to ensure a

new coach house would have minimal impact on the streetscape, in

accordance with Official Plan policies.

Despite Section 4.5.1.4, the total ground floor area of all accessory

buildings or structures shall be a maximum of 105 square metres.

This regulation is recommended to recognize the existing floor areas of the

coach house and two accessory buildings.

Despite Section 4.13.2.1, the legal parking space for the coach house

shall be located in front of the coach house and within 6 metres of

the street line.

This regulation is required to allow for parking in front of the coach house.

Despite Section 4.13.7.2, two driveways shall be permitted.

This regulation is required to accommodate parking for the single detached

dwelling, accessory apartment and coach house.

The driveway located in front of the coach house shall be a maximum

width of 3.0 metres.

This is recommended to improve the streetscape. The existing driveway is 6

metres and the removal of 3 metres of asphalt will allow additional

landscaping plantings which will in turn reduce the visual impact of the coach

house on the streetscape.

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Holding Provision

Staff are also recommending that a Holding Provision be included in the amending

By-law. The Holding Provision will ensure that the owner submits a site plan

application. The Holding Provision is also required to ensure that the necessary lot

line adjustment be completed. Through this application, a portion of 9 Eden Street

is being zoned in the same specialized zone that would allow for all of the uses in

the R.1B zone and also a coach house. The Holding Provision will ensure that the

property is consolidated as planned and will ensure that parking can be

accommodated for the existing single detached dwelling and accessory apartment

that the owner wants to register.

Prior to the removal of the Holding (‘H’) Symbol, the owner will need to complete

the following conditions to the satisfaction of the City:

1. The Owner shall submit to the City, a site plan for the coach house in accordance with Section 41 of the Planning Act. The site plan shall include: elevations, landscaping, parking, grading, drainage and servicing information for the coach

house to the satisfaction of the General Manager of Planning, Urban Design and Building Services and the City Engineer.

2. The Consent application (lot line adjustment with 9 Eden Street) shall be

submitted and finalized (Certificate of Official issued) to ensure that parking for

the main dwelling unit and accessory apartment can be accommodated on the subject property.

Department Comments

The Circulation Comments Summary is included in ATT-10. Comments from

Engineering have been included in ATT-10 and any recommended conditions to be

imposed through the Site Plan/Consent process have been included in ATT-3.

Summary

The existing detached garage was converted into a coach house without the proper

approvals in place. This application will allow the owners to take the next steps to

obtain a building permit and improve the appearance of the coach house. The

proposed Zoning By-law Amendment is consistent with the 2014 Provincial Policy

Statement, conforms to the 2017 Growth Plan, conforms to the policies of the

Official Plan and will include appropriate specialized zoning regulations and Holding

provisions to ensure the coach house is developed as planned. Staff recommend

approval of the Zoning By-law Amendment application.

Statutory Public Meeting Comments

The Statutory Public Meeting was held on March 20, 2017. Issues raised by Council

at the public meeting are summarized and addressed below. No members of the

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public spoke at the public meeting or signed-in at the public meeting. Written

correspondence was received from residents on Eden Street and their comments

are addressed below.

Why not sever off the coach house from the main dwelling unit? This was initially discussed prior to the submission of a formal Zoning By-law

Amendment application and staff indicated that they would not support this severance. There are minimum standards in the “Residential Single Detached” (R.1B) zone for lot area and frontage that a severance of this nature would not

meet.

What fines will be imposed on the owners for construction without a permit? There is an administration fee applied and collected at the time of building permit

submission for construction without a permit. Additional fines may be imposed through the Court prosecution process.

Is it usual for zoning applications to come after construction has been

completed?

It is not typical for Zoning By-law Amendments to be submitted after construction;

however, it does sometimes occur. The property owner was issued an ‘Order to

Comply’ which requires they submit an application and obtain necessary building

permits, however, building permits can not be issued until what they are proposing

is in compliance with the Zoning By-law.

Are there size restrictions on what can be called a coach house?

The Zoning By-law does not currently contain a maximum size restriction on a

coach house, however, the Official Plan has certain criteria to evaluate when

permitting coach houses in the implementing Zoning By-law. The coach house has

to be subordinate in scale and function to the main dwelling amongst other

requirements. Specialized regulations are recommended to be included in the

amending By-law which will limit the size of the coach house.

Has this building been altered in accordance with existing by-laws/permits

etc.? Were they obtained before building?

Building permits were not obtained for the coach house and the use is currently not

permitted in the Zoning By-law.

How many houses/ apartments are currently in use and how many will

there be in the future?

There is currently one single detached dwelling with an accessory apartment and a

two-storey detached coach house (three residential units in total). Staff are

recommending approval of the application, which will allow for the existing single

detached dwelling, an accessory apartment within the dwelling and a coach house.

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ATT-10 Circulation Comments Summary

Respondent

No

Objection or

Comment

Conditional Support

Issues /Concerns

Planning √

Subject to conditions in

Attachment 3.

Engineering*

√


Attachment 3.

Parks Planning √


Attachment 3.

Guelph Hydro

√


Attachment 3.

Upper Grand District School Board

√

Subject to conditions in Attachment 3.

Heritage Planning √

Grand River Conservation Authority

√

Robert Fischer and Oshea Davidson (resident of Eden

Street)

Concerns with number of units on property, number of residents, and whether or not

building permits were obtained.

*Comments Attached

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ATT-10 Circulation Comments Summary (continued)

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ATT-11 Public Notification Summary

December 20, 2016 Application received by the City of Guelph

January 19, 2017 Application deemed “complete”

February 3, 2017 Notice of Complete Application mailed to prescribed Agencies and property owners within 120 metres

February 23, 2017 Notice of Public Meeting mailed to prescribed Agencies

and property owners within 120 metres

February 23, 2017 Public Meeting Notice advertised in the Guelph Tribune

March 20, 2017 Statutory Public Meeting of City Council

March 5, 2018 Notice of Decision meeting sent to persons who requested to be notified

March 19, 2018 City Council Meeting to consider staff recommendation

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Staff Report

To City Council

Service Area Infrastructure, Development and Enterprise Services

Date Monday, March 19, 2018

Subject Statutory Public Meeting Report 1533-1557 Gordon Street and 34 Lowes Road West

Proposed Zoning By-law Amendment File: ZC1710

Ward 6

Report Number IDE 2018-15

Recommendation

That Report IDE 2018-15 from Infrastructure, Development and Enterprise dated

March 19, 2018 regarding a proposed Zoning By-law Amendment application

(ZC1710) from GSP Group Inc. on behalf of Reid’s Heritage Homes, RHH Property

Management Ltd. and 883928 Ontario Ltd. to permit a 102-unit, six (6) storey

apartment building on the properties municipally known as 1533-1557 Gordon

Street and 34 Lowes Road West, and legally described as Part of Lots 7 and 8,

Registered Plan 74, Lot 1, Registered Plan 467, be received.

Executive Summary

Purpose of Report

To provide planning information on an application requesting approval of a Zoning

By-law amendment to permit the development of a 102-unit, six (6) storey

apartment building. This report has been prepared in conjunction with the statutory

public meeting for this application.

Key Findings

Key findings will be reported in the future Infrastructure, Development and

Enterprise recommendation report to Council.


Financial implications will be reported in the future Infrastructure, Development and

Enterprise recommendation report to Council.

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Report

Background

An application for a Zoning By-law Amendment has been received for the properties

municipally known as 1533, 1541, 1549 and 1557 Gordon Street as well as 34

Lowes Road West. The applicant has proposed to change the zoning from the

current “Residential Single Detached” (R.1B) Zone to a “Specialized General

Apartment” (R.4A-?) Zone to permit the development of a 102-unit, six (6) storey

apartment building. The net density of the proposed apartment building is 119 units

per hectare. The proposed apartment building would have 123 off-street parking

spaces.

Each of the five (5) existing single detached dwellings and associated accessory

structures currently located on the properties are proposed to be demolished to

accommodate the apartment development.

The Zoning By-law Amendment application was received November 22, 2017 and

deemed to be complete on December 21, 2017.

Location

The subject site is approximately 0.86 hectares in size and is located on the

southwest corner of the intersection of Gordon Street and Lowes Road West (see

ATT-1 and ATT-2). Surrounding land uses include:

To the north, a new two (2) storey commercial office building at 1515 Gordon

Street and six (6) single detached dwellings along the north side of Lowes

Road West, five (5) of which are subject to an active Zoning By-law

Amendment and Vacant Land Condominium applications to permit thirty-six

single detached dwellings on a private road;

To the east, across Gordon Street, cluster townhouses;

To the south of the site are single detached dwellings on Gordon Street and

Dawn Avenue; and

To the west, there are single detached dwellings on Lowes Road West and

Dawn Avenue.

Official Plan Land Use Designations and Policies

The Official Plan land use designation that applies to the subject site is “Medium

Density Residential” (See ATT-3). The Medium Density Residential designation is

intended to accommodate multiple unit residential buildings, such as townhouses

and apartments. Residential developments within the Medium Density Residential

land use designation are to be a minimum of two (2) storeys in height and a

maximum of six (6) storeys in height. The maximum net density of residential

developments within the Medium Density Residential designation is 100 units per

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hectare, and not less than a minimum net density of 35 units per hectare. An

increase in height and density may be considered in accordance with the Height and

Density Bonus policies in the Official Plan (Section 10.7). Further details of the

Medium Density Residential designation are included in ATT-3.

Existing Zoning

The subject site is currently zoned “R.1B” (Residential Single Detached) Zone in the

City of Guelph’s Zoning By-Law (1995)-14865, as amended. Details of the existing

zoning are included in ATT-4.


The applicant is requesting to rezone the subject lands from the “R.1B” (Residential

Single Detached) Zone to a R.4A-? (Specialized General Apartment) Zone with site

specific regulations to permit the development of a 102-unit, six (6) storey

apartment building.

The following site specific, specialized zoning regulations are being requested

through the proposed Zoning By-law amendment application:

To permit a maximum density of 119 units per hectare, whereas the R.4A

zone limits the maximum density to 100 units per hectare;

To permit a minimum exterior side yard (to Gordon Street) of 4 metres,

whereas 6 metres is required;

To permit a minimum rear yard setback of 9.7 metres, whereas 20.2 metres

is required;

To permit a minimum common amenity area of 1630 square metres, whereas

2240 square metres is required;

To permit a minimum landscaped open space of 2950 square metres (34% of

site area), whereas 2969 square metres (40% of site area) is required;

To permit a minimum of 123 off-street parking spaces (1.2 parking spaces

per unit), whereas a minimum 133 off-street parking spaces (1.3 parking

spaces per unit) are required;

To permit a maximum Floor Space Index (FSI) of 1.24, whereas the R.4A

zone limits the maximum FSI to 1.0;

To permit a maximum angular plane of 46° to Gordon Street, whereas the

R.4A zone limits the maximum angular plane to 45°; and

To permit a maximum angular plane of 50° to Lowes Road West, whereas the

R.4A zone limits the maximum angular plane to 45°.

The proposed zoning details are further provided in ATT-5.

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The proposed development involves the redevelopment of the subject site to

accommodate a 102-unit, six (6) storey apartment building. The five (5) individual

properties on would be consolidated, and each of the existing single detached

dwellings along with any accessory structures on the properties would be

demolished to accommodate the proposed redevelopment. In total, 123 off-street

parking spaces are proposed for the apartment building in a surface parking lot

accessed off Lowes Road West.

The applicant’s conceptual development plan and proposed building renderings are

shown in ATT-6.

As enabled by Section 37 of the Planning Act, Section 10.7 of the City’s Official Plan

allows the City to consider height and density beyond what would otherwise be

permitted without an amendment to the Official Plan in exchange for community

benefits. The applicant is proposing to utilize Section 10.7 of the Official Plan to

exceed the maximum permitted net density of 100 units per hectare within the

Medium Density Residential land use designation. Specifically, the applicant has

requested a maximum net density of 119 units per hectare for the proposed

apartment building.

The review of this density bonus request will be considered by staff through the

review of the Zoning By-law Amendment application.


The following reports and material have been submitted in support of this

application:

Planning Justification Report, prepared by GSP Group, dated November,

2017;

Site Plan and Building Perspective Drawings, prepared by Martin Simmons

Architects, dated October 3, 2017;

Urban Design Brief, prepared by GSP Group and Martin Simmons Architects,

dated November, 2017;

Functional Servicing Report (including Sanitary Servicing, Water Distribution,

Drainage, Stormwater Management, Grading and Erosion and Sediment

Control), prepared by Stantec Consulting Ltd., dated October 2017;

Tree Preservation Plan, prepared by Aboud & Associates Inc., dated

September 2017;

Transportation Impact Study, prepared by Paradigm Transportation Solutions

Ltd., dated September 2017;

Scoped Hydrogeology Study, prepared by Englobe Corporation, dated

November 15, 2017;

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Geotechnical Investigation Report, prepared by Englobe Corporation, dated

September 30, 2016;

Stage 1 and 2 Archaeological Property Assessment, prepared by Amick

Consultants Limited, dated October 2017;

Phase 1 and 2 Environmental Site Assessments, prepared by MTE

Consultants Inc., dated July 16, 2016 (Phase 1) and September 29, 2016

(Phase 2);

Environmental Site Screening Questionnaire, prepared by Reid’s Heritage

Homes Ltd., dated November 17, 2017; and

Topographic Survey, prepared by Van Harten Surveying, dated January 23,

2017.

Staff Review

The review of this application will address but not be limited to the following issues:

• Evaluation of the proposal against the 2014 Provincial Policy Statement and

Places to Grow: Growth Plan for the Greater Golden Horseshoe;

• Evaluation of how the application conforms to the applicable Official Plan

“Medium Density Residential” land use designation and all associated policies;

• Review of the request for increased density in exchange for community

benefits as per Section 10.7 of the Official Plan;

• Review of the proposed zoning, including the requested site specific

regulations and the need for any further specialized regulations;

• Review of the proposal’s built form and design, including shadow impacts of

the apartment building on adjacent properties, the building’s massing and

interface with Gordon Street;

• Review of the proposal’s land use and built form compatibility with adjacent

and established land uses;

• Review of the proposed tree removals in the applicant’s Tree Preservation

Plan and associated tree compensation in accordance with the City’s Private

Tree By-law;

• Review of traffic, parking and servicing; and

• Address all comments and issues raised during the review of the application.

Once the application is reviewed and all issues are addressed, a report from

Infrastructure, Development and Enterprise with a recommendation will be

considered at a future meeting of Council.


Financial implications will be reported in the future staff recommendation report to

Council.

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Consultations

The Notice of Complete Application and Public Meeting was mailed on January 5,

2018 to local boards and agencies, City service areas and property owners within

120 metres of the subject lands and was also advertised in the Guelph Tribune on

February 22, 2018. Notice of the application has also been provided by signage on

the property.


This report supports the following goals and work plans of the Corporate

Administrative Plan (2016-2018):

Overarching Goals Service Excellence

Service Area Operational Work Plans Our People- Building a great community together

Attachments

ATT-1 Location Map and 120 m Circulation

ATT-2 Orthophoto ATT-3 Official Plan Land Use Designations and Policies

ATT-4 Existing Zoning ATT-5 Proposed Zoning and Details ATT-6 Conceptual Site Plan and Building Renderings


Not applicable.

Report Author Approved By Michael Witmer Chris DeVriendt Development Planner II Manager of Development Planning

_____________________ ______________________


Todd Salter Scott Stewart, C.E.T. General Manager Deputy CAO

Planning, Urban Design and Infrastructure, Development and Enterprise Building Services 519.822.1260, ext. 3445

519.822.1260, ext. 2395 [email protected] [email protected]

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ATT-1 Location Map and 120 m Circulation

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ATT-2 Orthophoto

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ATT-3


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ATT-3 (continued)

Official Plan Land Use Policies

9.2 Residential Uses

9.2.1 General Policies for Residential Uses

1. Affordable housing is encouraged wherever residential uses are

permitted.

2. Notwithstanding the maximum residential densities that are

specified for various land use designations of this Plan,

development designed exclusively for occupancy by senior citizens

may be permitted to exceed the maximum unit density allowed

without bonusing provided that the applicable residential policies

are met.

9.3 Residential Designations

The following objectives and policies apply to the Residential designations identified

on Schedule 2:

Low Density Residential

Low Density Greenfield Residential

Medium Density Residential

High Density Residential.

Objectives

a) To ensure that an adequate amount of residential land is available to

accommodate the anticipated population growth over the planning horizon.

b) To facilitate the development of a full range of housing types, affordability,

densities and tenure to meet a diversity of lifestyles and the social needs,

health and well-being of current and future residents, throughout the city.

c) To encourage and support special needs housing throughout the city.

d) To provide for higher densities of residential development in appropriate

locations to ensure that transit-supportive densities, compact urban form,

walkable communities and energy efficiencies are achieved.

e) To ensure compatibility between various housing forms and between

residential and non-residential uses.

f) To maintain the general character of built form in existing established

residential neighbourhoods while accommodating compatible residential

infill and intensification.

g) To direct new residential development to areas where municipal services

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ATT-3 (continued)


and infrastructure are available or can be provided in an efficient and cost

effective manner.

h) To encourage the distribution of local convenience commercial uses and

institutional uses in appropriate locations within residential areas.

i) To ensure new development is compatible with the surrounding land uses

and the general character of neighbourhoods.

j) To promote innovative housing types and forms in order to ensure

accessible, affordable, adequate and appropriate housing for all socio-

economic groups.

k) To ensure that existing and new residential development is located and

designed to facilitate and encourage convenient access to employment,

shopping, institutions and recreation by walking, cycling or the use of

transit.

l) To support home occupations throughout the city where residential uses

are permitted.

m) To encourage conservation and rehabilitation of older housing to maintain

housing stock and the character of the established residential

neighbourhoods.

9.3.1 General Policies

9.3.1.1 Development Criteria for Multi-Unit Residential Buildings

and Intensification Proposals

The following criteria will be used to assess development proposals

for multi-unit residential development within all residential

designations and for intensification proposals within existing

residential neighbourhoods. These criteria are to be applied in

conjunction with the applicable Urban Design policies of this Plan.

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.

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ATT-3 (continued)


4. Vehicular traffic generated from the proposed

development will not have an unacceptable impact on the

planned function of the adjacent roads and intersections.

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.

11. The conservation and integration of cultural heritage

resources, including identified key public views can be

achieved subject to the provisions of the Cultural Heritage

Resources Section of this Plan.

9.3.4 Medium Density Residential

The use of land within the Medium Density Residential Designation will be

medium density housing forms.

Permitted Uses

1. The following uses may be permitted subject to the applicable

provisions of this Plan:

i) multiple unit residential buildings, such as townhouses and

apartments.

Height and Density

2. The minimum height is two (2) storeys and the maximum height is

six (6) storeys.

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ATT-3 (continued)


3. The maximum net density is 100 units per hectare and not less

than a minimum net density of 35 units per hectare.

4. Increased height and density may be permitted in accordance with

the Height and Density Bonus policies of this Plan.

10.7 Height and Density Bonus Provisions

1. The Planning Act allows the City to consider increases in the height and

density of development otherwise permitted on a specific site in exchange

for community benefits as set out in the Zoning By-law.

2. The City will consider authorizing increases in height and density provided

that the development proposal:

i) is consistent with the goals, objectives and policies of this Plan;

ii) is compatible with the surrounding area;

iii) provides community benefits above and beyond those that would

otherwise be provided under the provisions of this Plan, the Planning

Act, Development Charges Act or other statute; and

iv) provides community benefits that bear a reasonable planning

relationship to the increase in height and/or density such as having a

geographic relationship to the development or addressing the

planning issues associated with the development.

3. Subject to policy 10.7.2, the community benefits may include but are not

limited to:

i) housing that is affordable to low and moderate income households,

special needs housing or social housing;

ii) conservation of cultural heritage resources contained within the

Municipal Heritage Register;

iii) protection, enhancement, and/or restoration of natural heritage

features;

iv) buildings that incorporate sustainable design features;

v) energy and/or water conservation measures;

vi) public art;

vii) non-profit arts, cultural, or community or institutional facilities;

viii) child care centres;

ix) public transit infrastructure, facilities, and/or services;

x) public parking;

xi) land for municipal purposes;

xii) community centres and/or facilities and improvements to such

centres and/or facilities; and

xiii) parkland and improvements to parks.

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ATT-3 (continued)


4. In considering community benefits the City may give priority to identified

community needs, any identified issues in the area and the objectives of

this Plan.

5. Increases to height and/or density shall only be considered where the

proposed development can be accommodated by existing or improved

infrastructure. Planning studies may be required to address infrastructure

capacity for the proposed development and any impacts on the

surrounding area.

6. A by-law passed under Section 34 of the Planning Act is required to permit

increases in height and/or density. The by-law shall set out the approved

height and/or density and shall describe the community benefits which are

being exchanged for the increases in height and/or density. The landowner

may be required to enter into an agreement with the City that addresses

the provision of community benefits. The agreement may be registered

against the land to which it applies.

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ATT-4 Existing Zoning

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5.1 RESIDENTIAL SINGLE DETACHED (R.1) ZONES

5.1.1 PERMITTED USES

The following are permitted Uses within the R.1A, R.1B,

R.1C, and R.1D Zones:

Single Detached Dwelling Accessory Apartment in accordance with Section

4.15.1 Bed and Breakfast establishment in accordance with

Section 4.27 Day Care Centre in accordance with Section 4.26 Group Home in accordance with Section 4.25

Home Occupation in accordance with Section 4.19

Lodging House Type 1 in accordance with Section

4.25

5.1.2 REGULATIONS

Within the Residential 1 (R.1) Zones, no land shall be Used and no Building or Structure shall be erected or Used except in conformity with the applicable regulations

contained in Section 4 - General Provisions, the regulations listed in Table 5.1.2, and the following:

5.1.2.1

Despite Row 7 of Table 5.1.2, where a Garage, Carport or

Parking Space is not provided in accordance with Section

4.13.2.1, one Side Yard shall have a minimum dimension of

3 metres.

5.1.2.2 Despite any required Side Yard on a residential Lot,

Carports shall be permitted provided that no part of such

Carport is located closer than 0.6 metres to any Side Lot

Line.

5.1.2.3 In the event that there is a transformer easement on a particular Lot, portions of the Single Detached Dwelling

may be required to be Setback further than specified in Row 6 of Table 5.1.2 in order that a minimum separation of 4.5 metres may be maintained between the transformer

easement and any part of the dwelling.

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5.1.2.4 Despite Rows 6 and 8 of Table 5.1.2, Buildings or Structures located on Through Lots shall have a

Setback the same as the nearest adjacent Main Building and in accordance with Section 4.24.

5.1.2.5

Despite Row 4 of Table 5.1.2, the minimum Lot

Frontage for a Corner Lot in a R.1D Zone shall be 12

metres.

5.1.2.6 Despite Row 4 of Table 5.1.2, the Lots located within Defined Area Map Number 66 of Schedule "A" of this By-law shall have a minimum Lot Frontage of the average Lot Frontage established by the existing Lots within the same City Block Face, but in no case less than 9 metres. Nothing in this section shall require the minimum Lot Frontage to be greater than the minimum Lot Frontage established in Table 5.1.2. Where the average Lot Frontage of the existing Lots on the Block Face cannot be determined, the minimum Lot Frontage shall be as indicated in Table 5.1.2.

5.1.2.7 Despite Row 6 of Table 5.1.2, the minimum Front or

Exterior Side Yard for dwellings located within Defined

Area Map Number 66 of Schedule "A" of this By-law, shall

be:

i) The minimum Front Yard or Exterior Side Yard shall be 6 metres or the average of the Setbacks of the adjacent properties. Where the off-street Parking Space is located within a Garage or Carport, the Setback for the Garage or Carport shall be a minimum of 6 metres from the Street Line.

ii) In accordance with Section 4.6 and 5.1.2.3; and

iii) In accordance with the Ontario Building Code, as amended from time to time or any successor thereof, regulations for above ground electrical conductor clearances to Buildings.

Where a road widening is required in accordance with Section 4.24, the calculation of the required Front or Exterior Side Yard shall be as set out in Section 5.1.2.7, provided that the required Front or Exterior Side Yard is not less than the new Street Line established by the required road widening.

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5.1.2.8 Despite Row 7 of Table 5.1.2, properties Zoned R.1B or R.1C with Buildings over 2 Storeys located within

Defined Area Map Number 66 of Schedule "A" of this By-law shall have a minimum Side Yard requirement of 1.5 metres.

5.1.2.9

Deleted.

5.1.2.10

Despite Row 7 of Table 5.1.2 in the R.1A Zone, where a Building has a one Storey portion and a 1.5 to 2 Storey portion, the required Side Yard shall be 1.5m from the Side Lot Line to the foundation wall of the 1 Storey portion and 2.4m from the Side Lot Line to the wall of the 1.5 to 2 Storey portion.

5.1.2.11 Where Lots have less than 12 metres of Frontage, the Garage is limited to a maximum of 55% of the Lot width (as measured at the Front Yard Setback).

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EXCERPT FROM TABLE 5.1.2 - REGULATIONS GOVERNING R.1 ZONES

1 Residential Type Single Detached Dwellings

2 Zone R.1B

3 Minimum Lot Area 460 m2

4 Minimum Lot Frontage 15 metres and in accordance with Section 5.1.2.6.

5 Maximum Building

Height

3 Storeys and in accordance with Section 4.18.

6 Minimum Front Yard 6 metres and in accordance with Sections 4.6, 4.24,

5.1.2.3, 5.1.2.4 and 5.1.2.7.

6a Minimum Exterior Side

Yard

4.5 metres and in accordance with Sections 4.6, 4.24,

4.28, 5.1.2.3, 5.1.2.4 and 5.1.2.7.

7 Minimum Side Yard

1 to 2 Storeys

Over 2 Storeys

1.5 metres 2.4 metres and in accordance with Sections 5.1.2.8, 5.1.2.1 and

5.1.2.2.

8 Minimum Rear Yard 7.5 metres or 20% of the Lot Depth, whichever is less

and in accordance with Section 5.1.2.4.

9 Accessory Buildings or

Structures

In accordance with Section 4.5

10 Fences In accordance with Section 4.20.

11 Off-Street Parking In accordance with Section 4.13.

12 Minimum Landscaped

Open Space

The Front Yard on any Lot, excepting the Driveway

(Residential) shall be landscaped and no parking shall

be permitted within this Landscaped Open Space.

Despite the definition of Landscaped Open Space, a

minimum area of 0.5 metres between the Driveway

(Residential) and nearest Lot Line must be maintained

as landscaped space in the form of grass, flowers,

trees, shrubbery, natural vegetation and indigenous

species.

13 Garbage, Refuse and

Storage

In accordance with Section 4.9.

14 Garages For those Lots located within the boundaries indicated

on Defined Area Map Number 66, attached Garages

shall not project beyond the main front wall of the

Building. Where a roofed porch is provided, the Garage

may be located ahead of the front wall of the dwelling

(enclosing Habitable Floor Space on the first floor)

equal to the projection of the porch to a maximum of 2

metres.

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ATT-5 Proposed Zoning and Details

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ATT-5 (continued) Proposed Zoning and Details

The applicant is proposing a specialized R.4A-? (Specialized General Apartment)

Zone.

The following specialized zoning regulations are being requested through the proposed Zoning By-law amendment application:

To permit a maximum density of 119 units per hectare, whereas the R.4A

zone limits the maximum density to 100 units per hectare;

To permit a minimum exterior side yard (to Gordon Street) of 4 metres,

whereas 6 metres is required;

To permit a minimum rear yard setback of 9.7 metres, whereas 20.2 metres

is required;

To permit a minimum common amenity area of 1630 square metres, whereas

2240 square metres is required;

To permit a minimum landscaped open space of 2950 square metres (34% of

site area), whereas 2969 square metres (40% of site area) is required;

To permit a minimum of 123 off-street parking spaces (1.2 parking spaces

per unit), whereas a minimum 133 off-street parking spaces (1.3 parking

spaces per unit) are required;

To permit a maximum Floor Space Index (FSI) of 1.24, whereas the R.4A

zone limits the maximum FSI to 1.0;

To permit a maximum angular plane of 46° to Gordon Street, whereas the

R.4A zone limits the maximum angular plane to 45°; and

To permit a maximum angular plane of 50° to Lowes Road West, whereas the

R.4A zone limits the maximum angular plane to 45°.

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ATT-6 Conceptual Site Plan

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ATT-6 (continued) Proposed Building Renderings

From: Peter Kastner Sent: January-18-18 12:33 PM To: Clerks; Stephen O'Brien Cc: Phil Allt; Karl Wettstein; Linda Beale; barbara lane Subject: Zoning By-Law Amendment. File Importance: High To Mr. Stephen Obrien, City Clerk of Guelph: Regarding file ZC1710 and your Notice I wish to speak to City Council with the concerns and factual analysis below, which is a rough basis for my address. I need to express my great concern about a pending By-Law Amendment that will allow for a dramatic change of use for properties on the Southwest corner of Lowes and Gordon. This information is extracted, in large part, from the January 5th mailing from the City of Guelph- file ZC1710. If allowed, 5 single family homes would be razed and replaced by a 6 story, 102 unit apartment building. Not only would there be an extraordinary change in use but there is a further shopping list of 10 additional exception items that allow the developer to grossly violate existing R4A zoning limits by as much as 10% to 40% to even 100%. The end result will be a perpetual and significant impairment of the value of all our homes; not just the units backing on the berm. Even more importantly will be the manifest impact on our living conditions and life style. e.g. vast and irreparable increases in noise, dirt, shaded areas, traffic volume and accidents, road maintenance, etc. I will lose much afternoon sunshine year round, particularly from Labour day to Easter. During that time of year I won’t see sunsets ever again. Try and picture this 200 foot by 70 foot high concrete wall. My personal intention is to provide written this negative comment to the City Clerk as well as speak to the Council Meeting on March 19. I would appreciate your comments and, hopefully, your support. Please confirm receipt of this message. My regards. Peter Peter Kastner

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Staff

Report

To City Council Service Area Infrastructure, Development and Enterprise Services

Date Monday, March 19, 2018

Subject Statutory Public Meeting Report

98 Farley Drive Proposed Zoning By-law Amendment

File: ZC1711 Ward 6 Report Number IDE 2018-25

Recommendation

That Report IDE 2018-25 regarding a proposed Zoning By-law Amendment

application (ZC1711) from GSP Group Inc. on behalf of Reid’s Heritage Homes to permit a residential development on the property municipally known as 98 Farley

Drive and legally described as Block 64, Registered Plan 61M-65, City of Guelph be received.

Executive Summary

Purpose of Report To provide planning information on an application requesting approval of a Zoning

By-law amendment to permit the development of a five (5) storey apartment building containing 92 residential units. This report has been prepared in

conjunction with the statutory public meeting for this application.

Key Findings Key findings will be reported in the future Infrastructure, Development and Enterprise recommendation report to Council.

Financial Implications Financial implications will be reported in the future Infrastructure, Development and Enterprise recommendation report to Council.

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Report

Background

An application for a Zoning By-law amendment has been received for the site municipally known as 98 Farley Drive. The applicant has proposed a five (5) storey

apartment building containing 92 dwelling units. The application was received December 22, 2017 and following the submission of

additional information on January 22nd 2018, it was deemed to be complete on February 5, 2018.

The site today contains a sales trailer accessed from Farley Drive. The rest of the

site is vacant.

Location

The subject site is approximately 0.89 hectares in size and located on a through lot

fronting onto both Farley Drive and Gordon Street, west of the intersection of Farley Drive and Eugene Drive.

To the north, immediately adjacent is a stormwater management block and a

trail, and further north are single detached dwellings along Farley Drive and townhouses fronting onto Roehampton Crescent

To the east, across Farley Drive are on-street townhouses, fronting on Farley Drive and Eugene Drive

To the west is Gordon Street and across Gordon Street is a block of

townhouses and a residential retirement facility. To the south is a commercial plaza, immediately adjacent to the site along

Farley Drive is a grocery store and to the west of the grocery store is a multi-unit retail plaza with a drive-through adjacent to the subject site.


The Official Plan land use designation that applies to the subject property is “Community Mixed-Use Centre” (See ATT-3). The Community Mixed Use Centre

designation is intended to accommodate concentrations of commercial, residential and complementary uses serving both the immediate neighbourhood and the wider

community. Further details of this designation are included in ATT-3.

Existing Zoning

The subject property is currently zoned “CC-17” (Community Shopping Centre)

Zone in the City of Guelph’s Zoning By-Law (1995)-14865. Details of the existing zoning are included in ATT-4.


The applicant is requesting to rezone the subject lands from the “CC-17” (Specialized Community Shopping Centre) Zone to a R.4A-?? (Specialized Apartment Residential) Zone with site specific regulations to permit the

development of a five (5) storey apartment building containing 92 dwelling units. The applicant has proposed a reduced parking ratio, with a total of 129 spaces

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where the standard Zoning regulations would require 147 spaces. Reduced setbacks from Farley Drive and from the stormwater management block to the north have

also been requested, together with a reduction in common amenity area for the site.


to permit a maximum density of 105 units per hectare where 100 units per hectare is the maximum permitted in the By-law;

to permit a minimum side yard of 6 metres where 7.5 metres or half the building height is required;

to permit a minimum required parking ratio of 1.25 spaces per unit,

where the by-law requires 1.5 spaces per unit for the first 20 dwelling units, then 1.25 spaces per unit each additional unit;

to permit the minimum visitor parking space requirement to be 10 percent of the total required parking where the By-law requires 20 percent of the total required parking;

to permit a minimum front yard of 3.0 metres where 6.0 metres is required;

to permit a minimum common amenity area of 940 square metres where 2060 square metres is required;

to permit a portion of the common amenity area to be in a front yard; to permit the angular plane to the adjacent P.1 lands to be 70 degrees

where 40 degrees is required.

The proposed zoning details are further provided in ATT-5.


The applicant has proposed a five (5) storey apartment building containing 92 dwelling units. The building is proposed to front onto Farley Drive, with vehicular

access from Farley Drive. 129 surface parking spaces are provided, with an amenity area along the west side of the property which fronts onto Gordon Street.

The applicant’s conceptual development plan and proposed building elevations are shown in ATT-6.


The following reports and material have been submitted in support of this application:

Planning Justification Report, prepared by GSP Group, dated December, 2017;

Urban Design Brief, prepared by GSP Group, dated December, 2017;

Functional Servicing & Preliminary Stormwater Management Report, prepared by Crozier Consulting Engineers, dated December, 2017;

Transportation Impact Brief, prepared by Paradigm Transportation Solutions Ltd, dated December, 2017;

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Addendum Letter re: Parking and Traffic Impacts, prepared by Paradigm Transportation Solutions Ltd, dated January 26, 2018;

Phase I Environmental Site Assessment, prepared by Pinchin Ltd, dated August 29, 2017.

Site Concept Plan, Building Elevations and Perspectives, prepared by GSP Group, dated January 22, 2018.

Site Survey, prepared by Speight, Van Nostrand & Gibson Ltd, dated

September 22, 2014.

Staff Review

The review of this application will address the following issues: • Evaluation of the proposal against the 2014 Provincial Policy Statement and

Places to Grow: Growth Plan for the Greater Golden Horseshoe; • Evaluation of the proposal’s conformity with the Official Plan; • Review of the proposed zoning and need for specialized regulations;

• Review of the proposed site and building design; • Review of traffic, parking and servicing; and

• Address all comments and issues raised during the review of the application. Once the application is reviewed and all issues are addressed, a report from

Infrastructure, Development and Enterprise with a recommendation will be considered at a future meeting of Council.


Financial implications will be reported in the future staff recommendation report to Council.

Consultations

The Notice of Complete Application and Public Meeting was mailed on February 19,

2018 to local boards and agencies, City service areas and property owners within 120 metres of the subject lands and was also advertised in the Guelph Tribune on

February 22, 2018. Notice of the application has also been provided by signage on the property.


This report supports the following goals and work plans of the Corporate Administrative Plan (2016-2018):

Overarching Goals Service Excellence

Service Area Operational Work Plans

Our People- Building a great community together

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Attachments

ATT-1 Location Map and 120m Circulation

ATT-2 Orthophoto ATT-3 Official Plan Land Use Designations and Policies

ATT-4 Existing Zoning ATT-5 Proposed Zoning and Details ATT-6 Conceptual Development Plan and Building Elevations


Not applicable.

Report Author Approved By Katie Nasswetter Chris DeVriendt Senior Development Planner Manager of Development Planning

_____________________ ______________________


Todd Salter Scott Stewart, C.E.T.

General Manager Deputy CAO Planning, Urban Design and Infrastructure, Development and Enterprise

Building Services 519.822.1260, ext. 3445 519.822.1260, ext. 2395 [email protected] [email protected]

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ATT-1 Location Map and 120m Circulation

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ATT-2

Orthophoto

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ATT-3


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ATT-3 (continued)


9.4.2 Community Mixed-use Centre

The following Community Mixed-use Centres are designated on Schedule

2:

Woodlawn/Woolwich

Paisley/Imperial

Watson/Starwood

Gordon/Clair

Silvercreek Junction

Objectives

a) To promote Community Mixed-use Centres as areas that support a

mix of uses including concentrations of commercial, residential

and complementary uses serving the immediate neighbourhood

and the wider community.

Policies

1. The Community Mixed-use Centres identified on Schedule 2 of this

Plan are comprised of one or several individual developments on

one or more properties on both sides of an intersection of major

roads within the designation. These areas are intended to serve

both the needs of residents living and working in nearby

neighbourhoods and employment districts and the wider City as a

whole.

2. The intent of the Community Mixed-use Centre designation is to

create a well-defined focal point and to efficiently use the land

base by grouping complementary uses in close proximity to one

another providing the opportunity to satisfy several shopping and

service needs at one location. Implementing Zoning By-laws may

include mechanisms, such as minimum height and density

requirements and maximum parking standards, to promote the

efficient use of the land base.

3. Development will be comprehensively planned and integrated with

the overall Community Mixed-use Node and in accordance with any

applicable concept plans or urban design studies as per the policies

of Section 3.11.

Note: Policy 9.4.2.2 and 9.4.2.3 are under appeal only as they

relate to the following properties: 115 Watson Parkway

North (formerly 72 Watson Road North), 1750 Gordon

Street, 84 Clair Road East, 124 Clair Road East, 158 Clair

Road East, 174 Clair Road East, 190 Clair Road East, 202

Clair Road East, 960-1045 Paisley Road, 297-299 Eramosa

Road, 111-191 Silvercreek Parkway North, 35 Harvard

Road, 160, 170, 200 and 210 Kortright Road West, and 98

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Farley Drive.

These policies are in effect for all other affected lands

designated on Schedule 2.

4. Where residential uses are incorporated into Community Mixed-use

Centres, they are intended to be developed as mixed-use buildings

or multiple-unit residential buildings.

5. Properties within the Community Mixed-use Centre will be

integrated through internal access roads, entrances from public

streets, access to common parking areas, open space, grading and

stormwater management systems. Furthermore, it is intended that

individual developments within the Community Mixed-use Centre

will be designed to be integrated into the wider community by

footpaths, sidewalks and bicycle systems and by the placement of

smaller buildings amenable to the provision of local goods and

services in close proximity to the street line near transit facilities.

6. Community Mixed-use Centres are strongly encouraged to

incorporate Main Street type development in strategic locations.

Main Street areas, as identified through concept plans as per

Section 3.11, will be planned and designed to reflect the following:

i) multi-storey buildings fronting onto the

main street;

ii) ground floor retail and service uses are

strongly encouraged;

iii) office uses at ground floor should be

limited;

iv) residential uses should be provided

primarily above commercial uses in

addition to some free-standing residential

buildings;

v) rhythm and spacing of building entrances

and appropriately sized storefronts to

encourage pedestrian activity;

vi) urban squares, where appropriate; and

vii) on-street parking.

Note: Policy 9.4.2.6 is under appeal only as it relates to the

following properties: 115 Watson Parkway North (formerly

72 Watson Road North), 1750 Gordon Street, 84 Clair Road

East, 124 Clair Road East, 158 Clair Road East, 174 Clair

Road East, 190 Clair Road East, 202 Clair Road East, 960-

1045 Paisley Road, 297-299 Eramosa Road, 111-191

Silvercreek Parkway North, 35 Harvard Road, 160, 170, 200

and 210 Kortright Road West, and 98 Farley Drive and 35

and 40 Silvercreek Parkway South.

This policy is in effect for all other affected lands designated

on Schedule 2.

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7. The City will require the aesthetic character of site and building

design to be consistent with the Urban Design policies of this Plan

and any applicable urban design guidelines while recognizing the

unique context of individual Community Mixed-use centres.

Measures may be incorporated into development approvals to

ensure consistency.

8. The boundaries of the Community Mixed-use Centre designation

are intended to clearly distinguish the Community Mixed-use

Centre as a distinct entity from adjacent land use designations.

Proposals to expand a Community Mixed-use Centre beyond these

boundaries or to establish a new Community Mixed-use Centre

shall require an Official Plan Amendment supported by a Market

Impact Study in accordance with the policies of this Plan.

9. Development within the Community Mixed-use Centre designation

is subject to the policies of Section 3.11 of this Plan.

Permitted Uses

10. The following uses may be permitted in Community Mixed-use

Centres, subject to the applicable provisions of this Plan:

i) commercial, retail and service uses;

ii) live/work uses;

iii) small-scale professional and medically related offices;

iv) entertainment and recreational commercial uses;

v) community services and facilities;

vi) cultural, educational and institutional uses;

vii) hotels;

viii) multiple unit residential; and

ix) urban squares and open space.

11. Vehicle repair and vehicle service stations shall only be permitted

as accessory uses.

12. The permitted uses can be mixed vertically within a building or

horizontally within multiple-unit buildings or may be provided in

free-standing individual buildings. Where an individual

development incorporates a single use building in excess of 5,575

square metres (60,000 sq. ft) of gross floor area:

i) the site shall also be designed to provide the opportunity

for smaller buildings amenable to the provision of local

goods and services to be located near intersections and

immediately adjacent to the street line near transit

facilities;

ii) smaller buildings shall comprise a minimum of 10% of the

total gross floor area within the overall development; and

iii) large free-standing building(s) should be integrated with

smaller buildings to create a Main Street-type environment

or located on peripheral sites within the designation, which

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are directly linked to the Main Street.

13. No individual Community Mixed-use Centre shall have more than

four (4) freestanding individual retail uses exceeding 5,575 square

metres (60,000 sq. ft) of gross floor area.

Height and Density

14. The Community Mixed-use Centres incorporate land containing

existing uses as well as vacant land required to meet the identified

needs of the City. To promote a mixture of land uses within each

Community Mixed-use Centre, retail development will be limited to

the following total gross floor area cumulatively of all buildings

within the designation:

Mixed-use Centre Total Gross Floor Area

Gordon/Clair 48,500 sq. m

Woodlawn/Woolwich 56,000 sq. m

Paisley/Imperial 57,000 sq. m

Watson Parkway/Starwood 28,000 sq. m

Silvercreek Junction 22,760 sq. m

15. The maximum height is ten (10) storeys.

16. For freestanding residential development, the maximum net

density is 150 units per hectare and the minimum net density is

100 units per hectare.

17. Additional building height and density may be considered subject

to the Height and Density Bonus provisions of this Plan.

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ATT-4 Existing Zoning

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ATT-5 Proposed Zoning and Details

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ATT-5 (continued) Proposed Zoning and Details

The applicant is proposing a specialized R.4A-?? (Residential Apartment) Zone.


to permit a maximum density of 105 units per hectare where 100 units per hectare is the maximum permitted;

to permit a minimum side yard of 6 metres where 7.5 metres or half the

building height is required; to permit a minimum required parking ratio of 1.25 spaces per unit,

where the by-law requires 1.5 spaces per unit for the first 20 dwelling units, then 1.25 spaces per unit each additional unit.

to permit the minimum visitor parking space requirement to be 10

percent of the total required parking where the By-law requires 20 percent of the total required parking

to permit a minimum front yard of 3.0 metres where 6.0 metres is required

to permit a minimum common amenity area of 940 square metres where

2060 square metres is required. to permit a portion of the common amenity area to be in a front yard

to permit the angular plane to the adjacent P.1 lands to be 70 degrees where 40 degrees is required

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ATT-6 Conceptual Development Plan

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ATT-6 (continued) Proposed Building Elevations

Proposed South Elevation:

View from Farley Drive:

From: Joja Smiljanic-Jazic Sent: February-24-18 12:18 PM To: Clerks Subject: Written Comments: 98 Farley Dr Good day, I'm writing today to add some comments for the upcoming public meeting regarding the new apartment complex which has been proposed for 98 Farley Drive. If this property is going to be available for renting, please forward my questions/comments to the meeting. My questions/comments are as follows:

• According to Gia Lucchetta, a local real estate agent who works for Royal City Realty Brokerage, Guelph has been described as having one of the lowest vacancy rates in the country. In our own personal experience, finding an affordable, suitable rental in Guelph has been a catastrophe. The cost of a simple two-bedroom rental is over $1,200 a month- often utilities are not included.Single-parent families are forced to cram into rentals which are outdated and unsuitable for the number of people in the household. How are you going to help contribute to combating against extremely high and unreasonable rental rates in the city of Guelph? As well, how many 3+ bedroom units will be available. This is something what the city must look into more.

• Will you be looking into installing electric-vehicle charging stations on the premise? It's almost nearly impossible for individuals who live in apartment buildings/townhome complexes to be owners of electric vehicles due to the lack of space to have their car parked/charging over night. The government of Ontario is issuing grants for buildings who wish to have charging stations put in, that's something that should be looked into. Disenfranchising people from owning an electric vehicle/making ontario more efficient based solely on the type of residence they live in is quite unfortunate. You could make a huge difference in Guelph, and become the pioneers who everyone else follows when they build new buildings in town. If my apartment had a charging station, I would have most definitely purchased an electric car. It's a win-win for everyone involved.

Best regards, -Jovanka Smiljanic-Jazic

From: Sean McCutcheon Sent: February-26-18 4:40 PM To: Clerks Subject: File ZC1711 Concerns Good Day, I am writing in response to your letter regarding the proposed by-law amendment at 98 Farley Drive. Presently we have a safety issue on our street with parking - I believe that allowing the by-law to change from 1.5 to 1.25 spaces per unit for this building will make this safety issue even worse. The safety concern arises from being able to park on either side of Eugene Dr. Vehicles must "squeeze" through this tight space - and with the foot traffic around our park on Eugene Dr. this becomes twofold. Eugene Dr. is the closest street that allows parking to this proposed building. Winter conditions only worsen the situation. We commonly see plows and garbage collection vehicles reversing out of the street because they can't get through. Reversing or pulling out of a driveway often requires a multiple point turn which is also dangerous with children running around, often crossing the street as there is only a sidewalk on the east side. I would ask that these facts be considered for our neighborhood children's safety. It may be that if the number of parking spaces at 98 Farley drive can't be increased, that limiting parking to the east side (sidewalk side) of Eugene Dr. would be the best option. Thank you Sean McCutcheon

From: DeVos, Greg Sent: February-22-18 10:08 AM To: Clerks Subject: Notice of complete application and public meeting File:ZC1711 To Whom It May Concern: I would like to submit written comments in opposition of this application. I also would have liked to attend the meeting to address Council on this matter, but will be away on March 19 for March break. I would like to vehemently voice my opposition to this zoning application for concerns of public safety. I reside at which is a residential street in proximity to the subject land. Ever since the commercial developments of the Zehrs, LCBO and other retail establishments in the area, Farley drive (which intersects Porter Drive) has become a traffic nightmare due to the increased demands and volumes. The new 4 way stop at Farley Drive and Goodwin has helped somewhat with that area but still represents a significant hazard. Turning left from Porter Drive onto Farley currently represents a blind entry due to the natural curve in the road on Farley Drive from Eugene Drive, a short entry onto Farley Drive (southbound) from the traffic roundabout, and also because of often multiple parked cars on Farley Drive as well as newly introduced 2-way City bus traffic and often high speeds of vehicles. Turning right from Porter Drive onto Farley also represents a significant risk due to many of the same aforementioned issues. I would like to know how many incidents have occurred in and around this area since the commercial developments. I myself was struck by a vehicle riding my bicycle home from work just last September and would like to submit that accident report as evidence. Please let me know if you would like me to submit a copy. The proposed development and zoning application will furthermore complicate and over-congest and already over-saturated small area. This will mean more cars, more volumes, more risk and hazards for what is already a highly residential area. I have three children and like many of my neighbours are concerned about their safety in this area. I should also mention that there is a park in close vicinity off of Eugene that will see (and already does) many children crossing streets into 2-way traffic. What will the City do to alleviate these issues and concerns if this application is to go forward?? I would submit to you that this application be denied – which is the most appropriate response given the abovementioned concerns. Greg de Vos

City Council - Planning - City of Guelph · 2019-01-24 · Jovanka Smiljanic-Jazic Sean McCutcheon...

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Transcript of City Council - Planning - City of Guelph · 2019-01-24 · Jovanka Smiljanic-Jazic Sean McCutcheon...