HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 1

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5 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page INTRODUCTION 1.1 Background GSP Group have been retained by HIP Developments Inc. and The Synod of the Diocese of Niagara to coordinate the preparation and submission of a Zoning By-law Amendment Application for 171 Kortright Road West, Guelph ( the Site ). The proposed planning application is necessary to facilitate the development of the Site for a multi-unit residential development. The proposed planning application would modify the existing zoning on the Site to permit the proposed development. HIP Developments Inc. is proposing to develop a mid-rise residential building that would provide accommodation for post-secondary students and young adults, known as Solstice III. The building will be purpose-built, with amenities and features that cater to the needs of post-secondary students and young adults. At 6-storeys in height, the development will include 81 residential units and 107 parking spaces. To permit the development, the applicant is requesting that the Site be rezoned from 1-2 (Institutional) to and a Specialized R.4A (Residential Apartment Zone) with site-specific regulations. The Site is located at the northeast corner of Kortright Road West and Edinburgh Road South and is approximately 0.81 hectares in size. Currently, the Site is occupied by an existing place of worship, known as the St. Matthias Anglican Church. The majority of the Site consists of manicured lawns and a parking area; however, there is a mature tree buffer along the northern property line. Topographically, the Site is higher than both Kortright Road and Edinburgh Road South. The Site is surrounded by a mix of land uses, including commercial and low rise residential. GSP Group and HIP Developments attended the required pre-submission consultation meeting with the City of Guelph on June 18, 2014 to present the preliminary development concept for the site and discuss requirements for the submission of the proposed planning application. From this meeting, the City identified requirements for the submission of a Planning Justification Report and Urban Design Brief in support of the proposed planning application that justify the proposed amendment to the Zoning By-law. This Planning Justification Report should be read in conjunction with the Urban Design Brief prepared for the site. 1.2 Purpose and Scope This Planning Report has been prepared in support of the proposed Zoning By-law Amendment Application for the Site. It is intended to provide a brief overview of the site context, the applicable

6 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 2 planning policies and regulations, a detailed outline of what is being proposed and rationale to support the proposed changes. To this end, the Planning Report is structured to provide: A description of the Site, including the physical conditions and its context within the surrounding community; An outline of the proposed development concept for the site; An outline of the proposed planning applications proposed for the site; An overview of the relevant planning policies and regulations that affect the planning application, including Provincial and City policies and regulations; and An assessment of the proposed planning applications in respect to the relevant policy and regulatory framework, and a planning opinion and justification for the proposed Zoning Bylaw Amendment Supporting Studies This Planning Report is one of the studies submitted in support of the proposed planning application for the Site and should be read in conjunction with those study reports for a fulsome discussion of the Proposed Development. These technical studies include: Urban Design Brief prepared by GSP Group, in conjunction with ABA Architects; Tree Conservation Plan prepared by Aboud & Associates; Transportation Impact Study prepared by Paradigm Transportation Solutions Limited; Geotechnical Investigation Report prepared by Chung & Vander Doelen Engineering Limited; and, Preliminary Servicing Technical Brief (inclusive of a Preliminary Grading Plan) prepared by ABA Architects. Summaries of the above listed reports are contained in Section 5.3 of this report.

7 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page SITE DESCRIPTION AND SURROUNDING LAND USES 2.1 Site Description The Site is located at 171 Kortright Road West in the City of Guelph (Figure 1). The Site is approximately 0.81 hectares (2 acres) in size and has 115 metres of frontage along Edinburgh Road South, 60 metres of frontage along Kortright Road West and 40 metres of frontage on McElderry Road. The majority of the Site consists of manicured lawns and a gravel parking area; however, there is a mature tree buffer along the northern property line. Topographically, the Site is higher than both Kortright Road and Edinburgh Road South. The Site is surrounded by a mix of land uses, including commercial and low rise residential. There is a 6,450 square metre building on the Site. Most recently the Site was used as the St. Matthias Anglican church, but the building has been vacant since Between the building and the Edinburgh Road street line there is a gravel parking area which is accessed from a driveway on Edinburgh Road South. The remainder of the Site surface is manicured lawns, open grown trees and landscaped perennial beds. There is also a mature tree buffer along the northerly limits of the Site. The vegetation consists 68 trees, predominately comprised of Colorado Blue Spruce, Austrian Pine, Norway Spruce, Green Ash, Red Oak and Norway Maple trees. There is a grade change of about 2 metres across the Site, with the low point along the Edinburgh Road frontage and rising gradually towards the high point northeast corner of the Site The Site is well connected to the surrounding transportation network, including driving, transit, walking and cycling options, with a number of destinations within 800 metres (a 10 minute walk) of the Site. The Site is serviced by two Guelph Transit Bus Routes (#1A/B and 7) year-round and special route 58 providing express service to the University of Guelph from September to April, with bus stops within a 5 minute walking distance. There are existing sidewalks along all frontages of the Site, which connect to the adjacent commercial plaza and nearby parks. There are existing bike lands on both sides of Edinburgh Road, and future bikes lanes are planned for Kortright Road.

8 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 4 Image 1: Subject Site Source: GSP Group, 2014 Image 2: Front Yard of Site (Kortright Road West) Source: GSP Group, 2014

9 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 5 Image 3: Interface between the Site and Residential Uses to the East Source: GSP Group, 2014 Image 4: Interface between the Site and Residential Uses to the East Source: GSP Group, 2014

10 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 6 Image 5: Interface between the Site and Residential Uses to the East and McElderry Road Source: GSP Group, Surrounding Land Uses The Site is located in the Kortright West neighbourhood and is part of the Hanlon Creek Neighbourhood Group. The Site is generally surrounded by a variety of land uses, including lowdensity residential, commercial, public parkland and institutional uses (Figure 2). A residential subdivision is located to the north and west. There is a relatively homogeneous development pattern in the neighbourhood; it is predominantly comprised of single detached housing on 50 foot lots. There are a few clusters of townhouses throughout the neighbourhood. Development activity in the area includes the conversion of single detached dwellings into student accommodations, as well as a new subdivision, known as Harts Lane. The Harts Lane Subdivision, currently under review at the City, is approximately 400 metres from the Site. The Draft Plan of Subdivision includes 115 single detached dwellings, 4 semi-detached dwellings, 43 cluster townhouses and 153 apartment units. The applicant is seeking a site specific R.4B Zone for the proposed apartment, including a Floor Space Index of 2.0 and a minimum common amenity of 9.8 square metres per unit. To the east, the Site has frontage on McElderry Road and abuts 85 McElderry Road and 155 Kortright Road which are both occupied by two-storey single detached houses. The houses and driveways are oriented to McElderry Road and Kortright Road respectively and their side yards abut the Site. There is currently wood fencing along the property line where these properties abut

11 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 7 the Site. There is no fencing along the portion of the property where the Site has frontage on McElderry Road. To the north, the Site abuts 79 McElderry Road and 704 Edinburgh Road which are both occupied by two-storey single detached houses. These houses and driveways are oriented to McElderry Road and Edinburgh Road respectively and their side yards abut the Site. There is wood fencing along the property line shared with 79 McElderry Road and no fencing along the property line shared with 704 Edinburgh Road. To the west and across Edinburgh Road from the Site there is a row of two-storey single detached houses constructed in the 1970s and 1980s. Behind these houses is the Hanlon Creek Park. To the south and southwest and across Kortright Road from the Site are two commercial plazas, both forming part of the Hartsland Market Square. The plaza contains a number of businesses including a bank, grocery store, a convenience store, restaurants and coffee shops, a veterinarian, and medical offices. Pedestrian access to the plazas are conveniently located at the intersection of Kortright Road and Edinburgh Road. There are commercial uses across Kortright Road to the south and southwest. Hartsland Market Square commercial plaza contains a number of businesses that offer day-to-day convenience shopping and service needs to the surrounding community. Other commercial opportunities exist at Stone Road Mall to the north, about 1.5 km from the Site. There are also some commercial outlets along Gordon Street to the west, about 1.5 km from the Site. There is a significant amount of public parkland nearby. The Hanlon Creek Park and Preservation Park are both located within a five minute walk of the site to the west along Kortright Road. These spacious public parks include numerous amenities including a splash pad. These parks are connected by the Royal Recreation Trail which is accessible to pedestrians from Kortright Road about 300 metres to the west of the Site. The Royal Recreation Trail provides access to University Village Park, another community-scaled park space. Smaller neighbourhood scale parks nearby include Rickson Park, Hartsland Park, Oak Street Park, and Yewholme Park. The Site is located in close proximity to several institutional uses, including Jean Little Public School, St. Michael Catholic School, École Fred A. Hamilton and Rickson Ridge Public School. University of Guelph is accessible by a short transit trip on Route 1A/B or express route 58.

12 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 8 None of the adjacent properties are listed on the Municipal Register of cultural heritage properties. There are no protected natural heritage features on the Site or on any of the adjacent properties. Image 6: Interface between the Site and Residential Uses to the East and McElderry Road Source: GSP Group, 2014 Image 7: Adjacent Commercial Uses (Intersection of Kortright Road and Edinburgh Road) Source: GSP Group, 2014

13 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 9 Image 8: Edinburgh Road South Source: GSP Group, 2014

14 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page PROPOSED DEVELOPMENT HIP Developments is proposing a multi-unit apartment building catering primarily to post-secondary students and young adults (herein referred to as the Proposed Development ). The development is known as Solstice III. HIP Developments is currently constructed Solstice I at 1291 Gordon Street and is in the process of obtaining Site Plan Approval for Solstice II at Gordon Street. The Proposed Development is 6-storeys in height, terraced down to 5-storeys along the eastern and northern limits of the building (Figure 3). The building is L-shaped, with the longer wing running parallel with Edinburgh Road South. A total of 81 dwelling units are proposed, ranging in size from 3 to 4 bedrooms. The suites are uniformly modelled on traditional typologies with multiple bedrooms sharing a common living space. The Solstice III suite layouts are generously proportioned with natural daylighting penetrating deep into the units. Each bedroom has its own washroom and every suite its own laundry and kitchen. Building amenities include: Five collaboration rooms with advanced technology features; A high-definition media room; Yoga studio; Rooftop terrace; and A total of 89 bicycle parking stalls, including 81secure indoor stalls located on the main floor. A large landscaped buffer area, being 13 metres in depth, is proposed along the north property line, which will provide an amenity area for the residents, as well as visual screening for the adjacent properties. The Proposed Development adopts a number of environmentally sustainable initiatives in its design, including: Locally sourced building materials and trades reduce greenhouse emissions due to transportation costs; Energy efficient glazing; Energy Star appliances; Three stream waste collection; Integrated stormwater management; Low VOC building materials such as for paint and carpets; Low flow toilets; and

15 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 11 Recycled building materials such as for steel, carpet, and aluminum window frames. In keeping with the Zoning By-law requirements, 107 off-street parking spaces are provided in the proposed at-grade parking area. Vehicular access to the Site is proposed from Edinburgh Road South. Sufficient room has been provided internally on the Site to allow for both fire and garbage access. The primary pedestrian entrance is proposed to provide direct and convenient access to/from the building at the corner of Kortright Road and Edinburgh Road. In keeping with the Zoning By-law requirements, 107 off-street parking spaces are provided in the proposed at-grade parking area. Vehicular access to the Site is proposed from Edinburgh Road South. Sufficient room has been provided internally on the Site to allow for both fire and garbage access. Pedestrian entrances are proposed to provide direct and convenient access to/from the building to both Kortright Road and Edinburgh Road. To permit the Proposed Development, a Zoning By-law Amendment is required to rezone the Site from I.3 to a Specialized R.4A Zone. The following site-specific regulations are proposed: To permit a maximum Floor Space Index of 1.3, whereas a maximum of 1.0 is permitted; To permit 1,400 sq. m. of common amenity space whereas a minimum of 1,820 sq. m. is required; To permit a maximum building height of six (6) storeys, whereas a maximum building height of eight (8) storeys is permitted in the R.4A; and, To include an additional regulation not currently in the Zoning By-law, being a maximum angular plane of 30 degrees from any property line adjacent to land zoned R.1 or R.2.

16 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page LAND USE POLICY AND REGULATORY CONTEXT The following section sets out the planning policy regime relevant in evaluating the Proposed Development. 4.1 Provincial Policy Statement, 2014 The Provincial Policy Statement (PPS) 2014, provides direction on matters of provincial significance related to land use planning. The Planning Act requires that, decisions affecting planning matters shall be consistent with the PPS. The overriding vision of the PPS states that the long-term prosperity and social well-being of Ontarians depends on maintaining strong, sustainable and resilient communities for people of all ages, a clean and healthy environmental, and a strong and competitive economy. The policies noted below are relevant to the Site and the associated planning applications: Policy b) identifies that accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet longterm needs ; Policy identifies that sufficient supply of land is to be made available through intensification, redevelopment and designated growth areas to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years. Policy directs planning authorities to base land use patterns on a range of opportunities for intensification and redevelopment and of densities and a mix of uses which: o o o o o efficiently use land and resources; are appropriate for and efficiently use the infrastructure and public service facilities which are planned or available; minimize negative impacts on air quality and climate change and promote energy efficiency; support active transportation; and are transit-supportive, where transit is planned, exists or may be developed. Policy identifies that municipalities are to promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building or stock areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

17 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 13 Policy promotes appropriate development standards that facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. Policy identifies that new development that occurs within designated growth areas is to have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. Policy b) directs planning authorities to provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by permitting and facilitating all forms of residential intensification in accordance with policy Policy d) supports planning for an appropriate range of housing types and densities by, among other elements, promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed. Policy a) identifies that healthy, active communities should be promoted, including ensuring that public streets, spaces and facilities are safe and meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Policy promotes land use patterns and mixes as well as densities and mixes that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. Policy supports energy efficiency and improved air quality by ensuring land use and development patterns that: promote a compact form and a structure of nodes and corridors, that improve the mix of employment and housing uses to shorten commute journeys and decrease congestion and promote active transportation and transit. In summary, the PPS promotes intensification with the urban area, compact development and the efficient use of land and infrastructure as well as the provision of a range of housing types and densities. 4.2 Places to Grow Plan (2006) The Ministry of Public Infrastructure and Renewal (PIR) released the Growth Plan for the Greater Golden Horseshoe ( Growth Plan ) in 2006 (and consolidated in January 2012) to manage growth in Ontario. Similar to the PPS, the objectives of the Growth Plan include: Creating complete communities (live, work, and play); Offering a range of housing types; Discouraging urban sprawl and protect agricultural and open space lands; and

18 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 14 Providing a range of transportation opportunities (walking, cycling, and public transport). The Site is located within the built-up area of Guelph and Schedule 3 of the Growth Plan forecasts that Guelph s population will increase from 110,000 in 2001 to 175,000 in 2031 (Figure 4). The Growth Plan also states that communities will need to grow at transit-supportive densities, with transit-oriented street configurations. Essentially, the Province is seeking to intensify urban areas like Guelph to accommodate future population and economic growth in a more compact urban form to make more efficient use of existing and planned infrastructure. Section states that population and employment growth will be accommodated by, amongst others: Directing a significant portion of new growth to the built-up areas of the community through intensification; Focusing intensification in intensification areas; Building compact, transit-supportive communities in designated Greenfield areas; Reducing dependence on the automobile through the development of mixed-use, transitsupportive, pedestrian-friendly urban environments; Providing convenient access to intra- and inter-city transit; and, Encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services. In summary, the Growth Plan directs growth to the built-up area and discourages urban sprawl and the consumption of agricultural land for urban land uses. 4.3 City of Guelph Official Plan (2012) The City of Guelph Official Plan ( OP ) was approved on November 1, 1994 and consolidated in The City approved a new Official Plan, through Official Plan Amendment 48 on June 5, It was subsequently approved with modifications by the Ministry of Municipal Affairs and Housing on December 11, However, the amendment has been appealed to the Ontario Municipal Board. As such, the existing OP remains in force and effect. The Site is identified as follows on the schedules to the OP (Figure 5 to 9): 1. Designated as General Residential on Figure 1 (Land Use Plan)

19 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page Identified as Built-up Area on Figure 1B (Growth Plan Elements) 3. Kortright Road shown as an Open Space Link on Figure 7 (Linked Open Space Concept) 4. Kortright Road shown as a 4-Lane Arterial Road and Edinburgh Road South as a 2-Lane Arterial Road on Figure 9A (Existing Road Network) 5. Kortright Road shown as a Proposed On-Road Bike Route and Edinburgh Road South as an Existing On-Road Bike Route on Figure 9C (Bicycle Network Plan) Section of the OP provides on outline of the urban form for the City, stating that the City will promote a compact urban from and gradual expansion of existing urban development, by, amongst others: a) Encouraging intensification and redevelopment of existing urban areas in a manner that is compatible with existing built form b) Encouraging a gradual increase in the average residential density of the community d) Encouraging intensification of residential, commercial, industrial and institutional areas to maximize efficient use of municipal services f) Encouraging the identification of specific locations suitable for mixed use development (e.g. arterial road corridors, major intersections, designated mixed use nodes) linked to each other by the major transportation and transit networks and integrated through pedestrian access to nearby neighbourhoods and employment areas g) Promoting a range of building types and innovative designs to meet the diverse needs of the community and encouraging community buildings to be multi-functional Residential Land Use Designation As noted above, the Site is designated as General Residential. The General Residential designation is intended for predominately residential uses. All housing forms are permitted in the General Residential designation, including multi-unit residential buildings, subject to Section Section states that multi-unit residential development proposals are to be evaluated with the following criteria: a) That the building form, massing, appearance and siting are compatible in design, character and orientation with buildings in the immediate vicinity; b) That the proposal can be adequately served by local convenience and neighbourhood shopping facilities, schools, parks and recreation facilities and public transit; c) That the vehicular traffic generated from the proposal can be accommodated with minimal impact on local residential streets and intersections and, in addition, vehicular circulation, access and parking facilities can be adequately provided; and

20 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 16 d) That adequate municipal infrastructure, services and amenity areas for the residents can be provided. Section of the OP states that within the General Residential designation, the net density of development shall not exceed 100 units per hectare (40 units/acre) Growth Management Policies The City of Guelph adopted Official Plan Amendment 39 (OPA 39) Conformity with the Planning Framework of the Growth Plan for the Greater Golden Horseshoe - on June 10, OPA 39 was approved by MMAH on November 20, 2009 and is in full force and effect. OPA 39 included a new land use schedule, Schedule 1B: Growth Plan Elements. Schedule 1B identifies the Site as part of the Built-up Area. Section of OPA 39 states that the built-up area was delineated in accordance with the Growth Plan. The following general intensification policies shall apply within the Built-up Area: a) By 2015 and for each year thereafter, a minimum of 40% of the City s annual residential development will occur within the City s built-up area as identified on Schedule 1B. Provision may be made for the fulfilment of this target sooner than b) The City will promote and facilitate intensification throughout the built-up area, and in particular within the urban growth centre (Downtown), the community mixed use nodes and the intensification corridors as identified on Schedule 1B Growth Plan Elements. c) Vacant or underutilized lots, greyfield, and brownfield sites will be revitalized through the promotion of infill development, redevelopment and expansions or conversion of existing buildings. d) The City will plan and provide for a diverse and compatible mix of land uses, including residential and employment uses to support vibrant communities. e) A range and mix of housing will be planned, taking into account affordable housing needs and encouraging the creation of secondary suites throughout the built-up area. f) Intensification of areas will be encouraged to generally achieve higher densities than the surrounding areas while achieving an appropriate transition of built form to adjacent areas Urban Design Policies Polices related to urban design are provided in Section 3.6 of the OP. Urban design objectives that relate to the Proposed Development include:

21 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 17 c) To practice environmentally sustainable urban development by adhering to urban design principles that respect the natural features, reinforce natural processes and conserve natural resources. e) To ensure that the design of the built environment strengthens and enhances the character of the existing distinctive landmarks, areas and neighbourhoods of the City. g) To create new diverse communities that are well served by all forms of transportation. h) To encourage compatibility and quality in the built environment while allowing for a diverse expression of site design by establishing design principles and guidelines to encourage excellence in design. i) To develop an attractive, safe and functional network of open spaces by ensuring mutually supportive relationships between public and private open spaces, between the built forms that enclose them and with the links that connect them. l) To design space that is accessible to all, regardless of personal limitations. A more fulsome discussion of how the Proposed Development conforms to these policies is contained in the Urban Design Brief. Section provides a number of policies for new development within older, established areas to ensure the development reinforces and complements the existing range of building mass, height, proportion and orientation of buildings and is integrated into the area s existing larger pattern of built form. Kortright Road is identified as a Key Street Linkages Requiring Further Streetscape Enhancement in Table 3-1. Section states that these key streets have been identified for a particular significance, and in the case of Kortright Road, the significance is pedestrian, visual and ecological. The OP states that while there are no pre-determined plans or specifications, it is important to note that as capital projects are planned and development is approved, streetscaping should be incorporated. 4.4 Local Growth Management Strategy, 2008 The City of Guelph endorsed the Local Growth Management Strategy in 2008, which provides the key elements for a sustainable Local Growth Plan for the City in response to the Provincial Growth Plan. The Local Growth Management Strategy informed the preparation of Official Plan Amendment 39, which forms part of the City of Guelph Official Plan (see Section 4.6 of this Report for further information on the Draft Official Plan).

22 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 18 Schedule H, Residential Intensification Opportunity Areas Within Built-Up Area, identified the Site as part of an intensification area that could accommodate 0-81 new units (Figure 10). The Local Growth Management Strategy states that identified intensification areas on Schedule H illustrates that approximately 18,500 new units can be accommodated within the Built-up Area by City of Guelph Zoning By-Law (1995) The Site is zoned Institutional 3 (I.3) in the City of Guelph Zoning By-law, which reflects the historical use of the property for a place of worship (Figure 11). In order to permit the Proposed Development, a Zoning By-law Amendment is required to rezone the lands to a Specialized R.4A (Apartment Zone) in the City of Guelph Zoning By-law. Permitted uses are limited to: Apartment Building, Nursing Home, Home for the Aged, Retirement Residential Facility, Maisonette and Home Occupation. The following tables highlight the applicable zoning regulations as well as a comparison to the Proposed Development. Table 4-1: Zoning By-law Regulations for R.4A Zone R.4A Proposed Development Maximum Density 100 units per hectare 100 units per hectare Minimum Lot Area 650 square metres 8,100 square metres Minimum Lot Frontage 15.0 metres 57.9 metres Minimum Front Yard 6.0 metres 8.5 metres Setback (Kortright Road) Minimum Exterior Side 6.0 metres 6.0 metres Yard Setback Minimum Side Yard ½ of building height of metres (windows of habitable room) Setback metres; whichever is the greater (9.1 metres required) Minimum Rear Yard 20% of lot depth or ½ of 38.8 metres Setback building height, whichever is the greater and in no case less than 7.5m (24.6 metres required) Minimum Landscaped 40% of lot area 40% Open Space Angular Plane Maximum 45 degrees from Kortright and Edinburgh Complies

23 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 19 R.4A Proposed Development Maximum Height 8 storeys 6 storeys Buffering Buffer strip required Buffer strip provided (3 metres on eastern property line; 22.3 metres on northern property line) Off-Street Parking 1.5 spaces for the first 20 units; 107 spaces 1.25 spaces per unit thereafter = 107 spaces Location of Off-Street Parking Every space to be located no closer than 3 metres to any Lot Minimum of 3.0 metres provided Line Maximum Floor Space Index The requirements for the minimum common amenity area as follows: 30 m 2 per dwelling unit for each unit up to 20. For each additional dwelling unit, not less than 20 m 2 of Common Amenity Area shall be provided and aggregated into areas of not less than 50 m 2 Amenity Areas shall be designed and located so that the length does not exceed 4 times the width. A Common Amenity Area shall be located in any Yard other than the required Front Yard or required Exterior Side Yard. Landscaped Open Space areas, Building roof tops, patios, and above ground decks may be included as part of the Common Amenity Area if recreational facilities are provided and maintained (e.g. swimming pools, tennis courts, lounges, and landscaped areas) A total of 1,820 m 2 of common amenity area is required; however, the Proposed Development provides for 1,400 m 2 (17.3 m 2 per unit). Interior amenities include four collaboration/study rooms (2 nd -5 th floor), WIFI lounge (6 th floor), rooftop terrace (6 th floor), yoga studio (6 th floor) as well as a gaming & media den (1 st floor). A site-specific regulation is requested. The Zoning By-law includes Angular Plane regulations from a River or Park and a Street in Section The Zoning By-law does not include any regulation requiring an Angular Plane to a low rise residential area.

24 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page City of Guelph Official Plan Amendment 48 The Guelph City Council adopted Official Plan Amendment 48 (OPA 48) on June 5, OPA 48 is the City s comprehensive review of the Official Plan. As OPA 48 has been appealed to the Ontario Municipal Board, the policies are not in force and effect. The Site is identified as follows on the schedules to the OP (Figure 12): 1. Designated as Low Density Residential on Figure 2 (Land Use Plan) 2. Kortright Road and Edinburgh Road shown as a Arterial Road on Figure 6 (Road and Rail Network) Permitted uses within the Low Density Residential designation include detached, semi-detached and duplex dwellings, multiple unit residential buildings, such as townhouses and apartments. The maximum permitted height is 3 storeys with a maximum net density of 30 units per hectare. However, increased height and density may be permitted for development proposals on arterial and collector roads without amendment to this Plan, up to a maximum height of six (6) storeys and a maximum density of 100 units per hectare, in accordance with the Bonusing policies. 4.7 Community Energy Plan (2007) The City of Guelph released the Community Energy Plan (CEP) in April of 2007, which sets out goals and principles to ensure long-term competitiveness and environmental performance. In line with the CEP and Section 3.8 of the Official Plan, the Proposed Development is proposed to incorporate the following sustainability features: Cast concrete structure utilizing high fly ash content; Locally sourced building materials and trades reduce greenhouse emissions due to transportation costs; Inclusion of 81 indoor bike storage spaces and 8 outdoor spaces; Energy efficient glazing; Three stream waste collection; Integrated stormwater management; Low VOC building materials such as for paint and carpets; Low flow toilets; and Recycled building materials such as for steel, carpet, and aluminum window frames.

25 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page TECHNICAL STUDIES The Section includes a summary of the key findings of the studies that support the Official Plan and Zoning By-law Amendment applications. 5.1 Urban Design Brief GSP Group Inc. prepared an Urban Design Brief, which provides an overview of the relevant City of Guelph Policies and Guidelines that have been considered in the design of the Proposed Development. The Brief concludes that Solstice III: Implements excellence in site design by using a built form, colour palette and materials that are visually distinctive to create a distinct sense of place and identity; Will become a landmark building at this prominent corner site in the neighbourhood; Is sensitive to the context and an appropriate fit in this location within the area's existing pattern of built form; Achieves a more efficient use of the land and infrastructure; Contributes to the quality of both streetscapes and integrates with the pattern of development along the streetscapes; Reinforces the stable neighbourhood character by providing a new housing option to suit the different lifestyles and social needs of students and young adults; Supports and balances all forms of transportation, including transit and active modes of transportation for everyday activities (which in turn also supports healthy lifestyle choices and energy conservation objectives); Is universally accessible and achieves Ontarians with Disabilities Act and Ontario Building Code performance criteria in this regard; Promotes individual safety and security on-site and in the adjacent public realm by employing the four strategies of Crime Prevention Through Environmental Design; Is compatible with the design, character and orientation of buildings in the immediate vicinity; Provides an appropriate transition in built form and massing from the adjacent low rise residential houses and will successfully co-exist with the surrounding residential area; Applies energy conservation measures in the design and will apply energy efficient construction considerations through construction; Is ideally located with convenient access to local shopping facilities, institutional uses and public amenities; Allows for adequate vehicular access, parking and circulation while minimizing the size and visual impacts of these areas as much as possible;

26 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 22 Has adequate on-site amenities to suit the needs of the future building occupants; Respects the existing landscape by conserving many of the mature trees on the Site and replacing a number of the trees to be removed; Demonstrates a high degree of articulation (including recesses, projections, windows, and landscaping) along the full length of the street facing facades, which helps reduce the apparent mass of the building, establish rhythm and create pedestrian interest along the streetscape; Has an interesting roofline and screens the rooftop mechanical equipment and other functional areas from view from the public realm; Mitigates visual (sight line), privacy, shadow and microclimatic impacts through site and landscape design; and Features landscape design features that create visual interest and contribute to the overall aesthetic of the development and public realm; The analysis demonstrates that the built form and preliminary landscape design of the Proposed Development is appropriate within the surrounding built environment and makes a positive contribution to the public realm. It is consistent with the vision statements of the Official Plan because it is innovative and architecturally distinctive development, though is at a scale and siting that respects its interface with its surroundings. The site-specific special regulations proposed to be introduced through the Zoning By-law Amendment are effective measures to ensure a compatible transition of built form for the proposed development relative to its surrounding environs. 5.2 Tree Conservation Plan Aboud & Associates Incorporated prepared a Tree Conservation Plan in support of the Proposed Development. The Tree Conservation Plan involved inventorying and assessing the condition of all trees on the Site to evaluate and document the health and significance of the existing trees. The report recommends that 23 of the 77 existing trees be preserved. The report recommends that compensation for the removed trees be determined at the site plan stage of development. 5.3 Transportation Impact Study Paradigm Transportation Solutions Limited prepared the Transportation Impact Study (TIS) for the Site in support of the Proposed Development. The report documents the existing conditions surrounding the Site, documents the background traffic within a 5 year planning horizon and documents the net additional traffic that will occur as a result of the proposed development. The report analyses the impact of the traffic and concludes that by 2020 with full development and occupancy of the site with background traffic increases that all intersections and movements within

27 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 23 the study area operate at acceptable overall levels of service during the AM and PM peak periods. The report recommends that the Proposed Development be approved with no conditions related to off-site remedial transportation measures. 5.4 Geotechnical Investigation Report Chung and Vander Doelen Engineering Limited prepared a Geotechnical Investigation Report for the Site in support of the Proposed Development. The investigation assessed the subsurface (both soil and groundwater) conditions on the Site. The report makes geotechnical recommendations for the design and construction of the building foundations and floor slabs. The report also contains data about infiltration rates to inform the design of infiltration galleries at the detailed design stage. 5.5 Preliminary Servicing Technical Brief ABA Architects Incorporated prepared the Preliminary Servicing Technical Brief for the Site in support of the Proposed Development. The report outlines at a preliminary level the necessary grading, storm, sanitary and water servicing to serve the Proposed Development. The report concludes that 171 Kortright Road West has the ability to be serviced from a water, sanitary and stormwater perspective. The report contains recommendations for consideration at the detailed design stage.

28 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page PLANNING ANALYSIS 6.1 Provincial Policy Statement and Growth Plan for the Greater Golden Horseshoe The Zoning By-law Amendment applications is consistent with the 2014 Provincial Policy Statement and conforms with the Growth Plan. The proposed planning application supports the PPS vision for strong, sustainable and resilient communities for people of all ages, a clean and healthy environment, and a strong and competitive economy as it: Permits residential uses that contribute to the overall mix of uses in the City, specifically providing for a special housing need; Permits an efficient and compact form of development that minimizes land consumption and servicing costs by making effective use of existing land and infrastructure; Supports intensification in the built-up area; Allows a density and a mix of uses which are appropriate for the use of infrastructure and public service facilities, promote energy efficiency, support active transportation, are transitsupportive and minimize the length and number of vehicle trips; Allows multiple residential housing in a location where there is sufficient infrastructure to support the projected needs; Establishes necessary development standards for residential development to facilitate a compact form of development while minimizing and mitigating adverse impacts on adjacent properties; and, Supports energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions and climate change adaption. 6.2 City of Guelph Official Plan The Proposed Development conforms to the Official Plan by promoting intensification and redevelopment of an underutilized parcel of land along two arterial roads. The Proposed Development conforms to the permitted densities within the General Residential designation. The Proposed Development conforms to the vision expressed in the OP, which focus on creating a vibrant City that balances the objectives of respecting the local built and natural landscape features while introducing innovative new development. The policies promote intensification a range of building types and innovative designs. The policies speak to compatibility of built form and reinforcing human scaled development. Solstice III is in line with the vision statements of this Section because it is innovative and architecturally distinctive, though is at a scale and siting that respects its interface with its surroundings.

29 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 25 The Proposed Development provides a new housing option in the neighbourhood to meet the needs of the community. There is a demand for apartment and rental dwelling units, particularly among the post-secondary student population given the nearby university campus. The introduction of more apartment dwelling units may decrease the pressure for conversion of the housing stock to rental units and infilling (e.g.: duplexing) throughout the neighbourhood, thus reinforcing the stable neighbourhood character. The OP provides criteria for the evaluation of new multiple unit residential buildings in Section The following table provides an analysis of these criteria. Table 6-1: Official Plan Evaluation Criteria Criteria a) That the building form, massing, appearance and siting are compatible in design, character and orientation with buildings in the immediate vicinity Justification Compatibility of development does not necessarily mean the same. Solstice III proposes a distinctly architectural look from the surrounding environment. Its modern and geometric lines, colour palette and building articulation are intended to define the building as a landmark at the corner. The Site is at the edge of an established neighbourhood. Solstice III has been designed to fit within the area's existing pattern of built form. The development is appropriate in this location as it is on the arterial roads that bound the neighbourhood. The proposed building is oriented to address both Kortright Road and Edinburgh Road, generally consistent with the front-lotted development pattern of housing along both of these arterial streets. The Proposed Development provides a transition between the existing low density residential area and the commercial node at Edinburgh Road and Kortright Road. A 30 degree angular plane has been maintained from the Proposed Development to the adjacent low density residential housing, minimizing any impact of shadowing and privacy issues. A significant landscape buffer, being 22.3 metres in width 66 metres in length is provided along the northern property line. The build-to line on both Kortright Rd. and Edinburgh Rd. is consistent with existing residential development.

30 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 26 Criteria b) That the proposal can be adequately served by local convenience and neighbourhood shopping facilities, schools, parks and recreation facilities and public transit c) That the vehicular traffic generated from the proposal can be accommodated with minimal impact on local residential streets and intersections and, in addition, vehicular circulation, access and parking facilities can be adequately provided d) That adequate municipal infrastructure, services and amenity areas for the residents can be provided Justification The Site is appropriate for medium-density residential uses as it is located along an arterial road, has transit service and is in close proximity to daily shopping needs. A more fulsome discussion of the design merits of the Proposed Development is contained in the Urban Design Brief. There is a range of local conveniences surrounding the Site, including restaurants, a grocery store and various retail outlets. Two transit routes service the Site year round, with several transit stops within a five minute walk of the Site. The Site is within walking distance of the Hanlon Creek Park, Preservation Park, the Royal Recreation Trail, University Village Park, Rickson Park and Hartsland Park. There are four schools in the immediate area, which also provide outdoor amenity opportunities. On-road bike lanes are provided on Edinburgh Road, providing safe access to major destinations such as the University of Guelph and Stone Road Mall. The TIS demonstrates that the traffic generated by the Proposed Development can be accommodated with minimal impact on the road network. 107 parking spaces are provided, which is adequate to meet the requirements of the Proposed Development per the Zoning By-law. Municipal services are available, see Section 5.4 of this Report for a fulsome discussion. Technical studies have been completed and confirm that there are no initial functionality concerns with the Proposed Development (Preliminary Servicing Technical Brief, Geotechnical Investigation Report, Transportation Impact Study and Tree Conservation Plan). The Proposed Development also conforms to the growth management policies of OPA 39, as it provides increased density within the Built-up Area and:

31 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 27 Promotes compact urban form along arterial roads; Assists in meeting the City s population growth targets through development in the built-up area; Enhances the area by providing a high-quality, energy efficient multi-residential building; Supports existing public transit routes and cycling networks; Contributes to the range in residential dwelling types in the City; and, Provides for a special housing need, being rental accommodations for post-secondary students and young adults. 6.3 City of Guelph Zoning By-law The applicant is requesting a Zone Change from I.3 (Institutional Zone) to a Specialized R.4A (Apartment Zone). Table 6-2 provides a summary of the requested site-specific zoning use permissions and regulations as well as the justification for each regulation. Table 6-2: Requested Site-Specific Zoning Regulations for the R.3A Zone Required Requested Justification Maximum FSI of 1.0 Maximum FSI of 1.3 Floor Space Index (FSI) means the gross floor area of the entire building divided by the lot area. FSI is a zoning tool used to control building massing and the development s relationship to the street and surrounding land uses. Through the proposed height controls noted below (number of storeys and Angular Plane), a significant setback has been provided to the adjacent low rise residential area to minimize any impact, including shadowing and privacy. The building has been oriented to the arterial roads, while maintaining the required Angular Plane to the street. This ensures that the quality of the pedestrian realm is maintained. A landscape buffer, along with a privacy fence is proposed adjacent to the low rise residential area to provide screening and privacy The Proposed Development, while providing for an increased FSI, conforms to the density permissions in the OP. The TIS demonstrated that the traffic generated by a building of this size can be accommodated. The Preliminary Technical Servicing Brief demonstrates that there is sufficient municipal servicing to accommodate the Proposed Development.

32 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 28 Required Requested Justification Minimum Common Amenity Area of 1,820 sq.m. Minimum Common Amenity Area of 1,400 Common Amenity Area within the Proposed Development includes both indoor and outdoor amenity areas. Indoor amenities include five collaboration/study rooms, a highdefinition media room, rooftop terrace and yoga studio. These type of uses cater to the intended occupants of the building. Outdoor amenity area include open grassed areas with tree cover. The Site is within close walking distance of Hanlon Creek Park, Preservation Park, the Royal Recreation Trail, University Village Park, Rickson Park and Hartsland Park as well as a number of public schools. These nearby park spaces provide substantial outdoor recreation amenity. 8 storeys 6 storeys In the R4.A Zone, a maximum height of 8 storeys is permitted; N/A Maximum Angular Plane of 30 degrees from adjacent low rise residential areas however, through this application, a maximum height of 6 storeys is proposed. The height restriction minimizes the impact of shadowing and privacy concerns. The height restrictions also provides for an angular plane no greater than 30 degrees from adjacent low rise residential properties and no greater than 45 degrees from the centerline of the adjoining roadways, which complies with the Zoning By-law. Through the Zoning By-law Amendment application a new regulation is proposed to provide for separation and transition in building height from the adjacent low rise residential area. The proposed 30 degree Angular Plane will create a building setback of approximately 1.5 metres, for every 1.0 metre of building height on the Proposed Development. 6.4 Official Plan Amendment 48 The Zoning By-law Amendment application will help implement the vision, guiding principles, goals and objectives of the new Guelph Official Plan. The principles of both New OP promote a compact form of development, a mix and integration of land uses and efficient use of resources and infrastructure. The policies encourage intensification of land for residential use where adequate servicing is available, particularly in with the Built-up Area and along transit corridors. Policies in both plans promote achieving land use compatibility and ensuring that development is functional while at the same time contributing to an aesthetically pleasing community and enhanced quality

33 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 29 of life. The guiding principles strive to foster a strong economy, culture, and environmental sustainability as components of quality of life for Guelph. The Proposed Development and the implementing Zoning By-law Amendment conform to these guiding principles because they will allow for development that will contribute to an appropriate mix and range of uses. The proposed development concept represents a compact form of development that makes efficient use of land and existing infrastructure. 6.5 Summary In summation, the Zoning By-law Amendment application constitutes is appropriate and represents good planning. Community benefits include: 1. Redevelopment of a former institutional property that is no longer required for its intended purpose; 2. Helping to achieve the City s density targets, as specifically identified in the LGMS and OPA 39; 3. Helping to achieve the City s goal of 40% of residential intensification to occur in the Built- Up Area between 2011 and 2016; 4. Making efficient use of existing infrastructure as well as public amenities and commercial services in the immediate area; 5. Providing housing options, particularly to post-secondary students and young adults; 6. Implementing numerous sustainable building and site design elements ; and, 7. Supporting transit and the active transportation network by providing increased density on a defined transit and bike route.

34 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page CONCLUSIONS HIP Developments Inc. is proposing a multi-unit rental residential development, for post-secondary students and young adults on land known municipally as 171 Kortright Road West. The Proposed Development includes a 6 storey building with a total of 81 units. The Site has been designed to ensure that the Proposed Development is compatible with surrounding land uses, particularly the adjacent low rise residential area. Through increased yard setbacks, enhanced landscape buffers and terracing of the proposed building, impacts have been minimized. The Solstice III vision is underpinned by a commitment to superior architecture and urban design. Solstice III is to be a place that becomes its own vibrant community with a distinct brand that the residents will adopt as their own and where they will be proud to live. In the last 5 years, the Province of Ontario has introduced new policies for residential intensification within built-up areas. In implementing Provincial policies (PPS and Growth Plan), the City identified the Site as an area that could accommodate could accommodate 0-81 new residential units. The Planning Report concludes the proposed Zoning By-law Amendment is justified and appropriate for the following reasons: The Zoning By-law Amendment Application is consistent with the 2014 Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe; The Zoning By-law Amendment Application conforms to the in force City of Guelph Official Plan and will assist in implementing the vision, guiding principles, goals and objectives of new Official Plan (OPA 48). The Site is suitable for the proposed residential land uses. The Zoning By-law Amendment Application would facilitate a higher density development while providing reasonable measures to mitigate adverse impacts on adjacent low rise residential properties. The Proposed Development is sensitive to the context and an appropriate fit in this location within the area's existing pattern of built form and contributes to the quality of both streetscapes and integrates with the pattern of development along the streetscapes; There is adequate infrastructure to support the proposed uses and to accommodate additional density. Sufficient off-street parking is provided, in compliance with the required parking in the Zoning By-law. Additional zoning regulations are proposed to minimize impact on the adjacent low rise residential area, including building height restrictions and a new angular plane regulation to address the setback from the existing adjacent residential dwellings.

35 HIP DEVELOPMENTS INC. PLANNING JUSTIFICATION REPORT NOVEMBER 2014 Page 31 In summary, the Proposed Development is in keeping with the vision and direction of City planning policies by promoting intensification that is compatible with surrounding lands uses, while supporting alternative transportation modes. In our opinion is appropriate and represents good planning. Hugh Handy, MCIP, RPP Associate, Planner Caroline, MCIP, RPP Senior Planner

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