abode varsity living inc. planning justification report

ABODE VARSITY LIVING INC.

PLANNING JUSTIFICATION REPORT

In Support of Official Plan and Zoning By-Law Amendment Applications for 716 Gordon Street, City of Guelph

April 2012

Prepared by:

GSP Group Inc.

72 Victoria Street S., Suite 201 Kitchener, ON N2G 4Y9

P 519‐569‐8883 F 519‐569‐8643

ABODE VARSITY LIVING INC. | PLANNING JUSTIFICATION REPORT | APRIL 2012 Table Of Contents

GSP GROUP | SHAPING GREAT COMMUNITIES

1.0 INTRODUCTION 1 2.0 SITE DESCRIPTION AND SURROUNDING LAND USES 3 2.1 Site Description 3 2.2 Surrounding Land Uses 4 3.0 PROPOSED DEVELOPMENT 7 4.0 UNIVERSITY OF GUELPH AND STUDENT HOUSING NEEDS 11 4.1 University of Guelph 11 4.2 Shared Rental Housing in the City of Guelph 12 5.0 LAND USE POLICY AND REGULATORY CONTEXT 14 5.1 Provincial Policy Statement (2005) 14 5.2 Growth Plan for the Greater Golden Horseshoe (2006) and Built Boundary (2008) 15 5.3 City of Guelph Official Plan (2006) 16 5.3.1 General Policies 16 5.3.2 Residential Land Use Designations 18 5.3.3 Official Plan Amendment Applications 20 5.3.4 Cultural Heritage Resources 20 5.4 Conformity with the Growth Plan – Official Plan Amendment 39 (2009) 21 5.5 City of Guelph Zoning By-law (1995) 22 5.6 Draft Envision Guelph Official Plan (2012) 23 5.6.1 Draft Urban Design Policies 24 5.6.2 Residential Land Use Designations 25 5.6.3 Bonusing Provisions 26 5.7 Community Energy Plan (2007) 26 5.8 City of Guelph Urban Design Action Plan (2009) 27 6.0 BENCHMARKING ANALYSIS 28 7.0 TECHNICAL STUDIES 31 7.1 Preliminary Servicing and Stormwater Management Report 31 7.2 Tree Inventory 31 7.3 Sun Shadow Analysis 32 7.4 Traffic Impact Study and Parking Justification Report 33 7.5 Urban Design Analysis 34 8.0 PLANNING APPLICATIONS 35 6.1 Official Plan Amendment 35 6.2 Zoning By-law Amendment 35 9.0 PLANNING AND URBAN DESIGN ANALYSIS 37

ABODE VARSITY LIVING INC. | PLANNING JUSTIFICATION REPORT | APRIL 2012 Table Of Contents


10.0 CONCLUSIONS 42 TABLES Table 3-1: Proposed Number of Units and Bedrooms 7 Table 5-1: Zoning By-law Regulations for R.4B Zone 22 Table 6-1: Comparison of High Density Designation Policies 28 Table 6-2: Comparison of High Density Zoning Regulations 29 Table 8-1: Site Specific Zoning Regulations 35 Table 9-1: Official Plan Evaluation Criteria for High Density Development 38 Table 9-2: Requested Site Specific Zoning Regulations 40 Table 9-2: Draft Official Plan Evaluation Criteria for High Density Development 42 FIGURES Figure 1: Site Context following page 1 Figure 2: Site following page 3 Figure 3: Concept Plan following page 7 Figure 4: City of Guelph Official Plan – Land Use Plan following page 16 Figure 5: City of Guelph Official Plan – Natural Heritage following page 16 Figure 6: City of Guelph Official Plan – Growth Plan Elements following page 21 Figure 7: City of Guelph Zoning By-law following page 22 Figure 8: Draft Envision Guelph – Growth Plan Elements following page 23 Figure 9: Draft Envision Guelph – Land Use Plan following page 23 Figure 10: Draft Guelph Urban Design Action Plan following page 27 APPENDIX Appendix A: Concept Plan and Building Elevations Appendix B: CEP Letter Appendix C: Sun Shadow Analysis Appendix D: Urban Design Analysis Appendix E: Draft Official Plan Amendment Appendix F: Draft Zoning By-law Amendment

ABODE VARSITY LIVING | PLANNING JUSTIFICATION REPORT | APRIL 2012 Page 1


1.0 INTRODUCTION This report has been prepared in support of Official Plan and Zoning By-law Amendment Applications, on behalf of Abode Varsity Living, to permit the development of two purpose-built student apartment buildings (“the Proposed Development”) on land known municipally as 716 Gordon Street, Guelph (the “Site)(Figure 1). Specifically, the applicant is requesting:

• An Official Plan Amendment to redesignate the Site from ‘General Residential’ to ‘High Density Residential’ with site specific policies; and,

• A Zoning By-law Amendment to rezone the Site from ‘Specialized Service Commercial 1-11 (SC1-11)’ to ‘High Density Apartment (R.4B) Zone’ with site specific regulations.

By way of history, Official Plan and Zoning By-law Amendment applications were submitted to the City of Guelph in August of 2010. An informal Open House was held on November 18th, 2010 and the Statutory Public Meeting was held on January 17th, 2011. A series of facilitation sessions were conducted with the City of Guelph, the Mayfield Residents Association and Abode Varsity Living Inc. in the spring and summer of 2011. The applications were appealed by Abode Varsity Living Inc. to the Ontario Municipal Board on December 13th, 2011. The OMB Pre-Hearing Conference is scheduled for April 19th, 2012. This Planning Justification Report has been revised to reflect the revised development proposed for the Site and the associated Official Plan and Zoning By-law Amendments. The revised development proposal appropriately responds to the comments received from City Council, City staff and the Mayfield Residents Association, while maintaining good land use planning principles. The revisions do not result in a low-rise built form as per the comments from the Mayfield Residents Association as such a built form would not respond appropriately to the locational characteristics of the subject property. The Site is approximately 4.2 acres (1.7 hectares) in size and is located on the southeast corner of the Gordon Street and Stone Road East intersection. The Site has 643 feet (196 metres) of frontage on Gordon Street and 383 feet (117 metres) of frontage on Stone Road East. The Site is ideally situated for student apartment buildings as it located immediately south of the University of Guelph campus. Further, the proposed purpose-built student apartments will assist in alleviating the pressure for off-campus student housing in the residential communities that are in close proximity to the University. The Site is currently occupied by a Best Western Royal Brock Hotel, a three-storey, 104-room, full service hotel with dining conference and amenity features. The Site has operated as a hotel since the 1960s. Topographically, the hotel is sited on a raised elevation (approximately 5 feet or 1.5 metres) and is oriented along the Gordon Street frontage with surface parking to the east. There are a number of mature trees that line the eastern property boundary. Surrounding land uses include residential, commercial, service commercial, professional offices and institutional.

GORDON ST

OAK ST

STONE RD E

S RING RD

HARVARD RD

STONE RD W

HICKORY ST

COLBORN ST

MONTICELLO CRES

BIRCH ST

YEWH

OLME

DR

RESEARCH LANE

EVERGREEN DR

RICKSON AVE

MAYFIELD AVE

CHRISTIE LANE

RENFREW PL

ARBORDALE WALK

KAREN DR

AUGUSTINE CRT

COLLEGE CRES

OLD STONE CRT

GRIERSON DR

Figure 1Site Context716 Gordon Street, Guelph

Abode Varsity Living (Student Apartment Project)Source: Aerial Imagery 2006, produced using information under license with the Grand River Conservation Authority.

Ë1:5,000 0 100 20050 Meters

SITE

Residential

MayfieldPark

University of Guelph

No Frills Plaza

Days Inn Hotel

Residential

YewholmePark

Delta Hotel

The Athletic

Club

On-Campus Residence

Ministry of Agriculture

Food & Rural Affairs



This report and Official Plan and Zoning By-law Amendment Applications have been prepared by GSP Group Inc., in association with Gamsby and Mannerow Ltd., LEA Consulting Ltd., M. Behar Planning & Design Inc.and SRM Architects. The purpose of this report is to describe the revised development proposal, the applicable planning policies and regulations, the supporting studies and the proposed official plan policies and zoning regulations to allow the student purpose-built residential apartment buildings.



2.0 SITE DESCRIPTION AND SURROUNDING LAND USES 2.1 Site Description The Site is located at the intersection of Gordon Street and Stone Road East, immediately adjacent to the University of Guelph. The Site is approximately 4.2 acres (1.7 hectares) in size and has 643 feet (196 metres) of frontage on Gordon Street and 383 feet (117 metres) of frontage on Stone Road East. Image 1: Intersection of Gordon Street and Stone Road East

Source: Google, 2010 Currently, the Site is occupied by the Best Western Royal Brock Hotel and an associated surface parking lot (Figure 2). Vehicular access to the surface parking lot is from Stone Road East. Both Gordon Street and Stone Road East are 4-lane arterial roads that serve as main thoroughfares in the City of Guelph. As is illustrated in the photograph below, the intersection of Gordon Street and Stone Road East is signalized. The Site is serviced by bus routes on both Gordon Street and Stone Road East. There are a number of mature trees on the Site and the adjacent residential properties fronting Evergreen Drive, in particular, there is a row of trees that range in height from 50 feet (15 metres) to 60 feet (18 metres) along the eastern property boundary. The Site slopes upwards from Gordon Street and Stone Road East, as is illustrated in Image 1 and 2. Image 2: Gordon Street, Facing North

Source: Google, 2010

GORDON ST

STONE RD E

EVERGREEN DR

MONT

ICELL

O CR

ES

Figure 2Site

716 Gordon Street, GuelphAbode Varsity Living (Student Apartment Project)

Source: Aerial Imagery 2006, produced using information under license with the Grand River Conservation Authority.

Ë1:1,500 0 40 8020 Meters

SITE



2.2 Surrounding Land Uses There are a range of land uses surrounding the Site including residential, institutional, professional offices, commercial and service commercial. The range and type of uses reflects the proximity of the area to the University of Guelph. The University of Guelph campus is generally located north of the Site and encompasses approximately 1,017 acres of land (412 hectares). The campus also includes a 30 acre (12 hectare) research park (Image 3). The University is also developing the Heritage Trust Lands as an extension of the University of Guelph Research Park. There are approximately 20,000 students are the University. Image 3: University of Guelph Land Ownership, 2002

Source: University of Guelph Campus Master Plan, 2002 To the east of the Site is a low rise residential neighbourhood that consists of primarily single detached dwellings as well as a range of residential housing types in the “Village by the Arboretum”. The residential area includes a mix of 1960 and 1970s’ homes as well as new development (Image 4 and 5). There is an existing residential property on Evergreen Drive (#13) that is designated as a Heritage Building. 13 Evergreen Drive is known as the “Pagani House” and is an example of modern architectural design (constructed in 1961).

Site



Based on recent work undertaken by the City of Guelph, the residential area surrounding the University of Guelph includes a number of student rental accommodations, particularity in the Old University Neighbourhood. Image 4: Townhouses on Gordon Street

Source: Google, 2010 Image 5: Evergreen Drive

Source: Google, 2010 To the south of the Site there are a number of commercial and service commercial uses. On the west side of Gordon Street is the Campus Estates Shopping Centre which includes uses such as a grocery store, restaurants, drivers licensing, walk-in clinic and a convenience store. Immediately south of Harvard Road is a Days Inn Hotel. There is also a range of residential uses south of the Site, including single detached dwellings and townhouse dwellings. To the immediate west of the Site is a new Delta Hotel that is six (6) storeys in height. West of Gordon Street, on Stone Road East is the main branch of the Ministry of Agriculture, Food and Rural Resources and the Guelph Athletic Club. Further west on Stone Road East is the Ontario AgriCentre.



Image 6: Delta Hotel at Gordon Street and Stone Road East

Source: Google, 2010 Image 7: Ministry of Agricultural, Food and Rural Resources (Right), Athletic Club (Left) and Ontario AgriCentre (Left)

Source: Google, 2010



3.0 REVISED PROPOSED DEVELOPMENT Abode Varsity Living is proposing a dedicated student apartment project on the Site (“Proposed Development”). The applicant is committed to developing a leading edge student residence with high quality exterior and interior finishes and extensive on-site amenities (see Appendix A for the site plan and building elevations). At 10 and 12-storeys in height (formerly 14 and 16 stories), the Proposed Development will include 264 units (formerly 341 units), extensive interior amenity space, at-grade parking and an underground parking structure (formerly a parking deck) (Figure 3). This residence is intended to target students in their 2nd, 3rd or 4th year of school as well as graduate level students. The Proposed Development has been designed to be complimentary to the surrounding land uses. As discussed in Section 7 of this report (Urban Design), the buildings have been oriented and architecturally designed in conformity with widely accepted urban design principles, including significant stepping in the building height towards the existing residential dwellings on Evergreen Drive. Further, the selection of building materials, the vertical and horizontal banding and the placement of windows provide for an architecturally pleasing development. A separate Urban Design Report (prepared by Moiz Behar of MBPD Inc.) is also filed in support of this revised application. The Proposed Development consists of 2, 3, 4 and 5-bedroom units. Each unit will include a large living room, a kitchen, an eating area and each bedroom will have its own en-suite bathroom. As illustrated in Table 3-1 below, there will be a total of approximately 1,200 bedrooms (formerly 1,600 bedrooms) to accommodate students at the University of Guelph. Table 3-1: Proposed Number of Units and Bedrooms Number of Units Number of Bedrooms Sub-Total Total Bedrooms Building 1

1,216

2 bedroom 6 12 661 3 bedroom 6 18 4 bedroom 34 136 5 bedroom 99 495 Building 2 2 bedroom 2 4 555 3 bedroom 4 12 4 bedroom 26 104 5 bedroom 87 435

The total floor area of the two buildings will be approximately 450,000 square feet (41,700 square metres) formerly 677,000 square feet (62,900 square metres). The units will not have balconies to avoid issues related to unsightly storage and outdoor noise and assist in discouraging inappropriate behavior. The building elevations (Appendix A) illustrate faux balconies to add architectural interest.

TREE DRIPLINE

TREE DRIPLINE

SITE ACCESS

BUILDING 112 STOREY APT. BLDG.

BUILDING 2

10 STOREY APT. BLDG

6m EXTERIOR SIDEYARD SETBACK

6m F

RO

NT

YA

RD

SE

TBA

CK

SITE ACCESS

ESTIMATED EXTENT OF HOUSES

GORDON STREET

STO

NE

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AD

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ST

86780 m

STREET FRONTAGE

LANDSCAPEDAREA

LANDSCAPED AREA

LANDSCAPEDAREA

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A

19670 m

2482

0 m2349

0 m

6000 m

54100 m

STREET FRONTAGE15240 m

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15240 mREAR SETBACK

Figure 3Concept Plan

716 Gordon Street, Guelph

Abode Varsity Living (Student Apartment Project)Source: SRM Architects

N.T.S.



Image 8: Building 1 – View from Gordon Street

Source: SRM Architects, April 2012 Image 9: Building 1 – View from Stone Road

Source: SRM Architects, April 2012



Image 10: Building 2 – View from Evergreen Drive

Source: SRM Architects, April 2012 Image 11: Building 2 – View from Gordon Street (Looking North)

Source: SRM Architects, April 2012



The Proposed Development will include over 35,800 square feet (3,300 square metres) (formerly 11,000 square feet) of amenity area, which will include:

• Café • Study Area • Game Room • Party Room • Gym • Movie Theatre • Laundry Room

The Proposed Development will have a secured entrance and a full-time on-site property manager to maintain the property, coordinate student activities and provide security. Based on the number of units proposed and the developable land area, the density on the Site is proposed to be 156 units per hectare (uph) (formerly 200) with a Floor Space Index (FSI) of 2.5 (formerly 3.7). The proposed parking area will have access from Stone Road East and Gordon Street and will provide for a total of 279 parking spaces (formerly 341). The parking ensures that there is one (1) parking space available for each unit, as well as 15 visitor parking spaces (of which 3 will be accessible parking spaces). Each parking space is proposed to be 5.5 metres by 2.75 metres, save and except for the accessible parking spaces. The parking area will have full vehicular access from both Stone Road East and Gordon Street. A large storage room, indoor storage garbage area and indoor bicycle racks are proposed, as well as a move-in room for the coordination of student move-in/out at peak times. The main pedestrian entrances to the building are proposed to be off of both Gordon Street and Stone Road East, providing convenient connections to the University of Guelph. The location of the building entrances will encourage pedestrians to use the signalized pedestrian crossing at Stone Road East and Gordon Street and will discourage mid-block pedestrian crossings.



4.0 UNIVERSITY OF GUELPH AND STUDENT HOUSING NEEDS 4.1 University of Guelph Founded in 1874 as the Ontario Agricultural College, the University of Guelph is a significant part of the City’s history, success and economy. Today, the University has approximately 20,000 students enrolled and staff at the University indicated that the student population forecasted to remain fairly stable over the coming years. However, the University of Guelph has experienced significant growth over the last decade. Between 1998 and 2007, the student population grew from approximately 12,500 to 18,500 students (48% increase). In general, universities are receiving limited funding and as such have limited capital funds for infrastructure projects. With the limited funds that are available, universities are directing the funds to the improvement or expansion of academic buildings. Many universities are looking to the private sector to assist in meeting student housing needs. The three main modes of transportation to and around the campus are transit, driving and/or walking/cycling. The 2002 Campus Master Plan found that 35% of people travel to campus alone in private vehicles, 5% carry passengers, 3% are dropped off, 23% take public transit, and 35% cycle, walk or arrive by other means. This Site is ideally located to serve those students who prefer to walk or cycle to campus. Staff at the University indicated that they are working with the City to promote walking, cycling and transit as the modes of transportation to and from campus instead of driving. It is difficult to imagine many other sites in such close proximity to the university as is the Site. This makes the Site ideal for purpose built student housing. There are extensive pedestrian pathways around the University, as illustrated on Image 8. There are a number of pedestrian access points to the University that are located immediately adjacent to the Site. Students at the University receive a transit pass with payment of tuition. This is mandatory. There are four regular transit routes and one express transit route servicing the University. There are also two Greyhound Bus stops around the University, one at Gordon Street and the other at the University Centre. GO Bus service is also provided to the University. The 2002 Campus Master Plan states that the University has over 5,300 parking spaces and on a given day, there are approximately 800 vacant parking spaces (visitor parking area, residence and remote lots).



Image 8: Pedestrian Paths to the University of Guelph

Source: University of Guelph Campus Master Plan, 2002 4.2 Shared Rental Housing in the City of Guelph The City of Guelph completed a study on shared rental housing across the City, particularly as it relates to the concentration of shared rental housing and the need to stabilize neighbourhoods. The purpose of the Study was to develop specific zoning regulations as well as licensing and enforcement measures for shared rental housing. The City defined ‘shared rental housing’ as lodging houses and two-unit houses (residential dwellings with accessory apartments). While not specifically stated in the City’s interim report on the Study (August 3, 2010), the impetus for the study was issues related to converted student housing around the University of Guelph campus, particularly in the Old University neighbourhood, located north of the Site. Concerns raised by residents of Guelph regarding shared rental housing include:

• The concentration of shared rental housing is leading to the deterioration/destabilization of some identified neighbourhoods;

• Property standards and lack of lot maintenance; • Safety concerns when buildings are not maintained to relevant Fire and Building Code

requirements;

Gordon Street

Stone Road East SITE



• Parking concerns, with cars parking on front lawns and boulevards because there is inadequate parking for tenants;

• Behavioural issues and nuisance concerns – i.e. parties and noise from tenants of these units; and

• An increase in intensity of residential uses where a single detached or semi-detached dwelling is rented in its entirety, including those dwellings which contain an accessory apartment and impacts on parking, behavioural concerns and property standards issues.

The interim report to Council on August 3, 2010 stated that there are currently 53 certified lodging houses and approximately 1,500 registered two-unit houses in the City of Guelph. The 53 certified lodging houses offer 424 lodging units. Over 80% of the lodging units are located in Ward 5 (generally bounded by Kortright Road, Victoria Road, Wellington Street and the Hanlon Parkway). The University of Guelph is located in Ward 5. In order to address the land use and social issues associated with the concentration of student housing, the City of Guelph adopted a by-law seeking to impose separation distances between lodging houses, requirements for licensing, and size of units. The by-law was challenged by the Ontario Human Rights Commission and was ultimately repealed by the city. The Study, however, highlights the issues associated with student housing near the University of Guelph. The Proposed Development provides an opportunity to develop a significant amount of new student housing at the intersection of two arterial roads, at the edge of the residential community and in very close proximity to the University. The Proposed Development will ease the pressure currently experienced in the neighbourhoods surrounding the University to accommodate student housing in single and semi-detached dwellings. Furthermore, the design, location and program design for the Proposed Development addresses a number of the concerns expressed by residents through the shared rental housing study, by:

• Decreasing the pressure on residential neighbourhoods to accommodate student housing needs (to at least slow the pace of conversions);

• Constructing to current fire and building standards, including a security system to address safety concerns;

• Providing controlled, structured and well managed parking that is assigned through leasehold agreements;

• Providing convenient pedestrian access to the University; and, • Providing an on-site manager to provide student lifestyle coordination and to address any

behavioural issues and nuisance concerns.



5.0 LAND USE POLICY AND REGULATORY CONTEXT The following section sets out the planning policy regime relevant in evaluating the Proposed Development. 5.1 Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The Provincial Policy Statement is issued under the authority of Section 3 of the Planning Act and came into effect March 1, 2005. Section 3 requires that, “decision affecting planning matters shall be consistent with policy statements issued under the Act”. The PPS focuses on building strong, healthy, and liveable communities by encouraging efficient and cost effective development and land use patterns.

1.1.1 Healthy liveable and safe communities are sustained by:

a) promoting efficient development in land use patterns which sustain the financial well-being of the Province and the municipalities over the long term;

b) accommodating an appropriate range in mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long term needs;

c) avoiding development and land use patterns which may cause environmental or public health safety concerns.

d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas;

e) promoting cost-effective development standard to minimize land consumption and servicing costs;

The PPS promotes intensification and redevelopment through a number of policies, including Section 1.1.2, which states that “sufficient land shall be made available through intensification and redevelopment and, if necessary, 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”. Section 1.4 of the PPS states that an appropriate range of housing types and densities shall be provided to meet the needs of current and future residents. Specifically, Section 1.4.3 b) 1 encourages the provision of housing to meet the needs of special sectors of the population, and students are considered to be one of these populations. Further, Section 1.4 states that new housing densities which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas shall be promoted.



Planning authorities are also required to set minimum intensification and redevelopment targets with built-up areas; however, where “provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas”. Planning authorities are to identify and promote opportunities for intensification and redevelopment within the existing building stock or areas. Section 1.8 states that in order to support energy efficiency and improved air quality, land use and development patterns shall:

a) promote compact form and a structure of nodes and corridors; b) promote the use of public transit and other alternative transportation modes in and

between residential, employment (including commercial, industrial and institutional uses) and other areas where these exist or are to be developed;

d) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and

e) promote design and orientation which maximize the use of alternative or renewable energy, such as solar and wind energy, and the mitigating effects of vegetation.

5.2 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 • Providing a range of transportation opportunities (walking, cycling, and public transport).

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 2.2.2 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, transit-

supportive, 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.

5.3 City of Guelph Official Plan (2006) The City of Guelph Official Plan (“OP”) was approved on November 1, 1994 and consolidated in November of 2006. The City is currently in the process of updating the Official Plan, and released in January of 2012 the ‘Draft Envision Guelph Official Plan’ for review and comment. Until such time as the draft Official Plan is adopted by Council and approved by the Ministry of Municipal Affairs and Housing (MMAH), the existing OP remains in force and effect. Furthermore, since the Official Plan and Zoning By-law Amendment applications were filed in 2010, they are to be evaluated against the in-force Official Plan (which includes OPA 39, the city’s Growth Plan conformity OP). The OP designates the Site as ‘General Residential’ on Schedule 1 of the OP (Figure 4). Schedule 2 illustrates that the Site forms part of the ‘Arkell Springs Water Resource Protection Area’ (Figure 5). 5.3.1 General Policies The major goals of the OP, as set out in Section 2.3, include but are not limited to:

• Maintain the quality of life, safety and stability of the community. • Promote a compact and staged development pattern to maintain the distinct urban/rural

physical separation and to avoid sprawl and premature development. • Ensure that any development in established areas of the City is done in a manner that is

sympathetic and compatible with the built form of existing land uses. • Promote energy conservation and climate change protection through land use planning,

the development approvals process and through other municipal initiatives. • Respect and encourage the protection and enhancement of the natural environment, other

distinctive features of the landscape and the associated ecological functions to support a healthy and diverse ecosystem both within and beyond the City limits.

• Ensure that an adequate supply and range of housing types and supporting amenities are provided to satisfy the needs of all residents.

• Plan and design an efficient and attractive urban landscape that reinforces and enhances Guelph's sense of place and image while acknowledging innovative design opportunities.

Urban Form Section 3.3 of the OP outlines the general urban form policies for development across the City. In general, the OP promotes compact urban form and a “gradual expansion of existing urban development” by, amongst other items:



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; e) Promoting mixed land uses in appropriate locations throughout the City to provide residents opportunities to live, learn, work, shop, recreate, gather and worship in close proximity. 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; h) Maintaining an ongoing commitment to environmentally responsible development through an integrated approach that balances economic and cultural needs with environmental and social responsibilities. i) Promoting reuse, revitalization and redevelopment of commercial or industrial sites that are under-utilized or no longer in use.

Further, Section 3.3 of OP promotes sustainable development through ecological planning systems and encouraging the use of environmentally-friendly design concepts. Urban Design Section 3.6 of the OP outlines a number of urban design policies, including policies on safety and accessibility. Policies include, but are not limited to:

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. 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. k) To improve the conditions for greater personal security within publicly accessible spaces by designing them to make them attractive to the public, increase the potential for informal surveillance and reduce opportunities for crime. l) To design space that is accessible to all, regardless of personal limitations. m) To preserve and enhance the existing protected views and vistas of Guelph's built and natural features, identify potential new views and vistas and establish means to protect these from encroachments or discordant elements.

Section 3.6.9 states that new buildings are encouraged to be designed to reflect the visual character and architectural/building material elements found in the older, established areas of the City. Further, Section 3.6.10 states that buildings should be oriented towards the street and



should have front façades with entrances and windows that respect the rhythm and frequency of the prevailing neighbourhood pattern. Barrier Free Environment Section 3.7 of the OP outlines policies regarding the provision of a barrier free environment. Policies speak to encouraging accessibility for all age groups. Specifically, Section 3.7.5 states that the City will require all new buildings to be accessible to persons with disabilities in accordance with the provisions of the Ontario Building Code. Energy Conservation and Climate Change Protection Policies related to energy conservation are contained in Section 3.8 of the OP. The goal of the OP is to promote compact urban form, ensure efficient site planning and design, encourage energy efficient building design and reduce energy. Section 3.8.6.2 states that the “City will encourage innovative design, that optimizes the potential for alternative energy technologies, energy production and conservation”. Further, Section 3.8.6.3 states that the “City will encourage the retention of woodlands and expansion of tree cover to assist in moderating micro-climatic conditions in localized areas of the City”. Arkell Springs Water Resource Protection Area Section 4.3.8 of the OP states that development activities within the Arkell Springs Water Resource Protection Area shall not impair the quality and groundwater recharge capabilities of the ‘Protection Area’. 5.3.2 Residential Land Use Designations The OP includes three residential land use designations: ‘General Residential’, ‘Medium-Density Residential’ and ‘High-Density Residential’. Section 7.2 outlines the general objectives for all residential designations, including, but not limited to the following:

a) To ensure an adequate amount of residential land to accommodate the anticipated population growth over the planning period. b) To ensure proper location and suitable distribution for the various housing types necessary to accommodate a diversity of lifestyles and housing needs. d) To maintain the stability and character of the built forms in existing established residential neighbourhoods. e) To encourage residential development in those areas where the necessary municipal services and related physical infrastructure are currently available. g) To direct the location of future higher density housing to ensure an orderly but efficient pattern of residential land use. j) To promote housing initiatives to facilitate community revitalization, a more compact urban form and an increased variety of housing alternatives.



k) To promote innovative housing types and forms in order to ensure accessible, affordable, adequate and appropriate housing for all socio-economic groups.

Section 7.3.9 of the OP states that the City will encourage the majority of new multiple unit residential buildings shall be designed to accommodate singles, couples, students and senior citizens. Further, Section 7.2.2 states that the City will also encourage, where possible, an adequate supply and mix of affordable housing by supporting student housing developments conveniently accessible to the University of Guelph. Section 7.2.7 of the OP permits multi-unit residential buildings, including apartments, on land designated as Residential. 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 d) That adequate municipal infrastructure, services and amenity areas for the residents can be provided.

These criteria are also to be used in evaluating a rezoning application to permit a new multi-unit residential building. All housing forms are permitted in the ‘General Residential’ designation, including multi-unit residential buildings (subject to Section 7.2.7). Section 7.2.32 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). Also, Section 7.2.33 states that the physical character of existing established low density residential neighbourhoods will be respected wherever possible. Land designated 'High Density Residential' is predominately for multiple unit residential buildings (i.e. apartments) and is intended to provide for:

a) High density housing forms in new growth areas to assist in providing opportunities for affordable housing;

b) Greater housing densities that are supportive of transit usage adjacent to major roads forming the existing and future transit network;

c) A variety of housing types and forms to be situated throughout all areas of the community; and

d) Supportive of urban form objectives and policies to establishing or maintaining mixed-use nodes.



Section 7.2.43 states that the minimum net density for ‘High Density Residential’ is 100 units per hectare and maximum net density is 150 units per hectare (61 units/acre). In considering the establishment of a new high density residential use, the criteria of Section 7.2.7 shall be evaluated, as well as the following:

a) That the proposal is located in proximity to major employment, commercial and institutional activities; and

b) That the proposal is located on an arterial or collector road. 5.3.3 Official Plan Amendment Application Section 9.3.2 of the OP sets out the items to consider for an Official Plan Amendment, which includes:

a) The conformity of the proposal to the goals and objectives of this Plan; b) Suitability of the site or area for the proposed use, especially in relation to other sites or

areas of the City; c) Compatibility of the proposed use with adjacent land use designations; d) The need for the proposed use, in light of projected population and employment targets; e) The market feasibility of the proposed use; f) The extent to which the existing areas of the City designated for the proposed use are

developed or are available for development; g) The impact of the proposed use on sewage, water and solid waste management systems,

the transportation system, community facilities and the natural environment; and h) The financial implications of the proposed development.

5.3.4 Cultural Heritage Resources The OP includes cultural heritage resource policies in Section 3.5. The objectives of the OP, with respect to cultural heritage resources are:

a. To maintain the unique style and character of the City; b. To encourage the identification, restoration, protection, maintenance and enhancement of

the cultural heritage resources; and, c. To encourage the preservation, restoration or re-se of historic and architecturally

significant buildings and landmarks throughout the City. Section 3.5.3 of the OP states that “Development proposals in the City shall be designed to be consistent with the maintenance of cultural heritage resources and, in addition, shall incorporate these resources into specific design proposals where possible.”



5.4 Conformity with the Growth Plan - Official Plan Amendment 39 (2009) 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, 2009. OPA 39 was approved by MMAH on November 20, 2009 and is in full force and effect. The purpose of OPA 39 was to bring the City of Guelph Official Plan into conformity with the planning framework established in the Growth Plan, particularity the growth targets to 2031. OPA 39 also implemented recent changes to the Planning Act through Bill 51 such as the conversion of employment land. OPA 39 included a new land use schedule, “Schedule 1B: Growth Plan Elements”. Schedule 1B identifies the Site as part of an “Intensification Corridor” that is located on Gordon Street from Stone Road to Clair Road (Figure 6). OPA 39 states that:

Intensification Corridors are those areas along major roads that are well served by transit and have the potential to provide a focus for higher density mixed use development. These areas are shown on Schedule 1B and include several areas that will be planned to accommodate higher density mixed uses.

Intensification Corridors are to be planned so as to achieve increased residential and employment densities, a mix of uses and a range of local services. Policy 2.4.5.1 states that within the built-up area, the following policies apply:

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 2015.

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.

g) The City will plan for high quality public open space with site design and urban design standards that create attractive and vibrant spaces.

h) Development will support transit, walking, cycling for everyday activities.



i) The City will identify the appropriate type and scale of development within intensification areas and facilitate infill development where appropriate.

5.5 City of Guelph Zoning By-Law (1995) The City of Guelph Zoning By-law (1995)-14864, zones the Site as ‘Specialized Service Commercial 1-11 (SC.1-11) Zone’ on Schedule 40 (Figure 7). Uses permitted in the SC.1-11 Zone are limited to hotels, accessory uses and occasional uses. The applicant is requesting that the Site be rezoned to ‘High Density Apartment (R.4B) Zone’ to permit the Proposed Development. It should be noted that this by-law is not yet in conformity with OPA 39 and that it will have to brought into conformity. Uses permitted in the R4.B Zone are limited to:

• Apartment Building • Lodging House Type 2 • Nursing Home • Home for the Aged Retirement • Residential Facility • Maisonette

The Zoning By-law includes provisions for the use of buildings for lodging houses. Section 3(95a) defines a “Lodging House Type 2” as “the whole of a Townhouse Building or Apartment Building, where one or more Dwelling Units are each used to provide 5 or more Lodging Units for hire or gain directly or indirectly to persons.” Section 3(95b) of the By-law defines a “Lodging Unit” as a room used to provide living accommodation which does not have the exclusive use of both a kitchen and a bathroom.” Lodging House Type 2 uses are not permitted as-of-right in any zone of the By-law. The following are the standard site development regulations of the R.4B Zone. Table 5-1: Zoning By-law Regulations for R.4B Zone Maximum Density 150 units per hectare Minimum Lot Area 650 sq.m. Minimum Lot Frontage 15 m Minimum Front & Exterior Side Yard 21 metres from centerline of Gordon Street and 24 metres from

centerline of Stone Road East (6 metres from property line to building)

Minimum Side Yard Equal to one-half the Building Height but not less than 3 metres and minimum 7.5 metres where a side yard faces a habitable room (=37.59m/2 = 18.8 metres)

Minimum Rear Yard Equal to 20% of the Lot Depth or one-half of the Building Height, whichever is greater, but in no case less than 7.5 metres (=196m * 20% = 39.2m)

Minimum Landscaped Open Space 40% of the Lot Area



Buffer Strip Required Floor Space Index (FSI) 1.5 Maximum Height 10 storeys Angular Plane Maximum of 45º Distance – Two Buildings on Same Lot The distance between the face of one Building and the face of

another Building either of which contains windows of Habitable Rooms, shall be one-half the total height of the two Buildings, and in no case less than 15 metres

Buffering Where an R.4 Zone abuts any other Residential Zone a Buffer Strip shall be developed

The By-law requires 30 sq.m. of common amenity area per dwelling unit for each unit up to 20. For each additional dwelling unit, a minimum of 20 sq.m. of common amenity area is required. Based on 264 units, 5,480 sq.m. of common amenity space is required. The By-law defines a ‘Common Amenity Area’ as:

An amenity area which is located inside or outside a structure including open landscape areas, building rooftops, patios, terraces, above ground decks, swimming pools, tennis courts and the like.

Section 4.13 sets out the parking regulations, including the number and location of spaces. The By-law requires1.5 spaces per unit for the first 20 units and 1.25 spaces per unit in excess of 20 units. Based on 264 units, the By-law would require 335 parking spaces. Section 4.13.3.2.3 states that the minimum exterior parking space dimensions are 2.75 metres by 5.5 metres. Section 4.13.2.2 states that in an R.4 Zone, every parking space shall be located in the side or rear yard provided that no parking space is located within 3 metres of any lot line. Further, Section 4.13.2.2.1 states that despite Section 4.13.2.2, visitor parking (to a maximum of 25% of the required parking) may be located in the Front Yard or Exterior Side Yard. No driveway or surface parking is permitted within 3 metres of a building entrance or window to a habitable room. 5.6 Draft Envision Guelph Official Plan (2012) Although the proposed development is not required to be evaluated against a draft Official Plan, this report discusses some elements of that proposed plan. Such discussion should not be taken, however, as suggesting that the new Official Plan is applicable. The City of Guelph released the draft Envision Guelph Official Plan (“draft OP”) in January of 2012. Schedule 1 to the draft OP illustrates the Site as forming part of an ‘Intensification Corridors’ (Figure 8). Generally, the Intensification policies propose high density mixed use land uses on major roads that are transit supportive. Schedule 2 to the draft OP proposes to designate the Site ‘Low Density Residential (Built-Up Area)’ (Figure 9). The policies of the Draft OP are in conflict. It is important to note that the Site was proposed to be designated as “General Residential” in the previous draft Official Plan, released by the City in May of 2010.



This “down-designation” of the subject property is directly conflicting with the existing policies that specifically encourage intensification on the Site. This new policy direction is also inconsistent with the Provincial Policy Statement and the Growth Plan. The impact of the proposed down-designation is that the permitted maximum density is reduced from 100 units per hectare to 35 units per hectare. Schedule 9 to the draft OP illustrates on-road bicycle routes on both Gordon Street and Stone Road East. Section 3.7.3 (Objectives) of the draft OP states that within the built-up area, the following intensification policies apply:

• 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 1 - Growth Plan Elements.

• The City will plan and provide for a diverse and compatible mix of land uses, including residential and employment uses to support vibrant communities.

• A range and mix of housing will be planned, taking into account affordable housing needs and encouraging the creation of accessory apartments throughout the built-up area.

• Intensification areas will be encouraged to generally achieve higher densities than the surrounding areas while achieving an appropriate transition of built form to adjacent areas.

• The City will plan for high quality public open space with site design and urban design standards that create attractive and vibrant spaces.

• Development will support transit, walking and cycling for everyday activities. Intensification Corridors are to be planned so as to achieve increased residential and employment densities, a mix of uses and a range of local services. 5.6.1 Draft Urban Design Policies The draft OP includes a number policies related to urban design (Section 8 of the draft OP). Section 8.9 (Built Form: High-rise Buildings) states that:

i. to ensure tall buildings act as landmarks, they shall incorporate a distinctive bottom (e.g., a podium), middle and top. Interesting architectural features and roof treatments should be considered for all rooftops of tall buildings;

ii. parking should be provided primarily below grade with limited visitor surface parking. Structured parking above-grade may be permitted, where appropriate;

iii. built-form studies addressing building massing, shadows, views and microclimatic studies (e.g., wind) may be required to determine the potential impacts to the surrounding neighbourhood arising from tall buildings;

iv. floor plate sizes of the tower portion (e.g., storeys five (5) and above) of the building may be limited to encourage slender and elegant tall building designs; and



v. the tower portion (e.g., storeys five (5) and above) of the building shall be carefully placed to ensure adequate spacing between towers to allow for solar access and privacy.

5.6.2 Residential Land Use Designations Section 9.3.1.1 of the draft OP states that residential development proposals may be permitted, provided the following criteria are met:

1. Building form, scale, height, setbacks, massing, appearance and siting are compatible in design, character and orientation with buildings in the immediate vicinity.

2. Proposals for residential lot infill will be compatible with the general frontage of lots in the immediate vicinity.

3. The residential development can be adequately served by local convenience and neighbourhood shopping facilities, schools, trails, parks, recreation facilities, and public transit.

4. Vehicular traffic generated from the proposed development will not have an unacceptable impact on the planned function of the adjacent roads and intersections.

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 publically 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.

The ‘Low Density Residential’ designation is predominately intended for residential uses. Permitted uses included detached, semi-detached and duplex dwellings, multiple unit residential, and buildings including townhouses and apartments. The maximum density is 35 units per hectare and the maximum building height is 3 storeys. Notwithstanding the maximum density and height, development proposals on arterial and collector roads may be permitted 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. The ‘High Density Residential’ designation is predominately intended for multiple unit residential buildings forms that can be served by transit. Permitted uses include multiple unit residential buildings generally in the form of apartments and in limited circumstances, medium density



housing forms such as townhouses. The minimum density is 100 units per hectare and the maximum density is 150 units per hectare. The minimum permitted building height is 3 storeys and the maximum building height is 10 storeys. Section 9.3.5.4 states that notwithstanding the maximum permitted density and height, increased height and density may be permitted in accordance with the bonusing policies in the implementation section. Structured and underground parking is strongly encouraged in the ‘High Density Residential’ designation. 5.6.3 Bonusing Provisions Section 10.7 of the draft OP outlines the bonusing provisions to permit increases in height and/or density of specific developments where there are public benefits above and beyond what would otherwise be required. 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. constitutes good planning; iii. is compatible with the surrounding area; iv. 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

v. 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.

Section 10.7.3 states that ‘Community Benefits’ may include ”special housing needs”. As the Proposed Development is providing rental units for students, it could be considered specialty housing. 5.7 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:

• Water conservation features; • Energy efficient building design and systems; • Energy Star appliances; and, • Provide indoor bicycle lockers.

A letter has been provided to the City regarding the sustainable features to be incorporated into the Proposed Development (Appendix B).



5.8 City of Guelph Urban Design Action Plan (2009) The City released the Draft Urban Design Action Plan (April 2009). The purpose of this Urban Design Action Plan (UDAP) is to:

Highlight the importance of urban design in all matters related to the planning and development of the city and to set out a course of action aimed at achieving good urban design on a broad and consistent basis. It also establishes general urban design objectives for strategic areas of the city expected to undergo the most change in the coming decades. Through the actions identified in the plan, the intent is to clarify a vision for how Guelph should physically evolve, develop and implement policies to guide growth and change, and nurture a strong culture of urban design within City Hall and the broader community.

The draft UDAP identifies the Site as an ‘Intensification Corridor’ (Figure 10). Functionally, the ‘Intensification Corridors” are similar to existing Community Nodes; however, they are generally older and therefore have potential for redevelopment or infill development. Gordon Street, which is considered the historic “highway into town”, is gradually being urbanized and can accommodate significantly more intensification. Particular attention is required to urban design for development along Gordon Street so that it becomes a significant urban thoroughfare into the City, while maintaining a pedestrian scale and orientation.



6.0 BENCHMARKING ANALYSIS The purpose of this section is to outline the benchmarking analysis undertaken by GSP Group on permitted height and densities in ‘high density’ land use designations across the western GTA and southwestern Ontario municipalities. A number of municipalities have put in place Official Plan policies and Zoning By-law regulations to permit re-development that meets the provincial growth targets. The Provincial Policy Statement (PPS) and the Growth Plan for the Greater Golden Horseshoe (P2G) clearly state that the built-up areas of municipalities are to be the focus of growth and that anticipated growth should be accommodated through intensification and redevelopment. As noted in Section 4.2, the P2G states that the urban growth centre in the City of Guelph is to accommodate a minimum of 150 persons and jobs per hectare by 2031. The benchmarked municipalities were selected if they met one or more of the following criteria:

• Similar population size and/or growth rate; • University located in the municipality; and/or, • Located in western GTA/southwestern Ontario.

Based on these criteria, the following municipalities were benchmarked:

• City of Kitchener • City of Hamilton • City of Waterloo • City of Brantford • City of Cambridge • City of Burlington • City of London

Table 6-1 provides a summary of the permitted height and density in the benchmarked municipalities respective official plans. Of note, only the City of Guelph and the City of Hamilton have released amended official plans policies to bring the plans into conformity with the Growth Plan. Interestingly, the City of Waterloo and the City of Kitchener, which both permit greater density and height than Guelph, have not undergone the conformity exercise to the Growth Plan. Table 6-1: Comparison of High Density Designation Policies Municipality Min. UPH Max UPH Min. Height Max. Height City of Guelph – Existing 100 150 N/A N/A City of Guelph - Draft 100 150 3 10 City of Kitchener 100 4.0 FSI N/A N/A City of Waterloo 100 250 N/A 25 City of Cambridge N/A 150 to 250 N/A N/A City of London N/A 150 to 350 N/A N/A City of Hamilton (adopted) 100 200 to 500 N/A N/A City of Brantford N/A 200 to 375 N/A N/A City of Burlington 51 185 N/A N/A



Table 6-1 illustrates that the general range for the maximum is between 150 and 500 units per hectare. Both the existing and draft Guelph Official Plans are amongst the lowest in terms of permitted density in the ‘high density’ residential designations. Also of importance is that there are only two municipalities that include maximum height restrictions in the official plan policies, the City of Guelph and the City of Waterloo. The City of Waterloo’s maximum height; however, is significantly higher than the City of Guelph. Interestingly, Waterloo is an excellent comparison with Guelph, given that both municipalities have large post-secondary facilities and they have similar population size and growth pressures. Table 6-2 provides a summary of the permitted height and density in the respective zoning by-laws. Given the number of ‘high density’ residential zones in each of the respective by-laws, the table provided below identifies the maximum densities in the lowest ‘high density’ zone as well as the highest ‘high density’ zone. It is more challenging to directly compare the zoning regulations in each municipality as each zoning by-law regulates density using various methods (i.e. units per hectare, floor space index and lot coverage). Table 6-2: Comparison of High Density Zoning Regulations Municipality UPH FSI Lot Coverage Height*

Lower Max.

Higher Max.

Lower Max.

Higher Max.

Lower Max.

Higher Max.

Lower Max.

Higher Max.

City of Guelph 100 200 1.0 2.0 4st 10st City of Kitchener 0.6 4.0 24m City of Waterloo 100 250 4st 25st City of Cambridge 75 250 15m 34m City of London 175 350 ** ** City of Hamilton 1.7 2.55 8st 18st City of Brantford 35% 35% 4st 12st City of Burlington 50 185

*st = storeys; m = metres **City of London By-law regulates height on a site-by-site basis (e.g. downtown has heights up to 150m) Based on Table 5-2, the general range for the maximum density is between 185 and 350 units per hectare. The Guelph Zoning By-law has the lowest maximum height permitted of the benchmarked municipalities and the second lowest permitted units per hectare. In summary, the benchmarked municipalities, which have a number of similarities to the City of Guelph, generally permit more density and height in the ‘high density’ areas. It is our opinion that sites, such as the Abode Varsity Living property, are an excellent opportunity to increase height and density with little impact to surrounding properties, to achieve the Provincial growth targets. It is important to note that there are existing buildings in the City of Guelph that are higher than 10 storeys in height. The Trafalgar Street Apartments at 27 and 33 Cardigan Street are both 11 stories in height. There is also a 13 storey apartment building at 2 Quebec St. Any suggestion,



therefore, that 10 stories is a ceiling above which no residential development should be permitted in Guelph does not reflect current reality and not supported by good planning principles.



7.0 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. 7.1 Preliminary Servicing and Stormwater Management Report Gamsby and Mannerow Limited prepared the Preliminary Servicing and Stormwater Management Report for the Proposed Development. The Report concluded that:

• Water supply for the development will be provided by a looped connection from the 400 mm watermain on Stone Road East to the 400 mm watermain on Gordon Street;

• Sanitary service for the development will be provided by the existing 150 mm sanitary service from Stone Road;

• The storm sewer system, be sized to convey the 5-year design storm event, will discharge to the existing 450 mm storm service from Gordon Street;

• Major storm runoff will be conveyed by overland flow to the municipal right-of-ways; • The run-off generated from the Site during the 5-year storm will be attenuated to the

allowable release rate of 0.056 m3/s through the use of rooftop storage, parking lot ponding and super pipe storage; and,

• Quality control for runoff generated from the paved areas will be provided by an oil/grit separator (Stormceptor STC 1000 or approved equivalent) prior to discharge from the Site.

7.2 Tree Inventory GSP Group prepared a Tree Inventory for the Proposed Development. The vegetation on the Site consists of an intermediate to high mixed species unit that is harmoniously cohesive with the neighbouring vegetation on surrounding properties. The majority of species located on Site appear to have been ornamentally planted or successionally established over the past 50 years of the Site’s current use. The one hundred and forty-eight (148) trees inventoried on the Site comprise of a Dominant and Co-Dominant, intermediate to high quality vegetation unit of mature conifers and deciduous in generally fair to good condition, with a manicured lawn understory. In total seventy-seven (77) trees are proposed to be removed and seventy-one (71) be retained. No provincially or regionally significant plant species were found. There are currently no heritage trees on the Site as designated by the City of Guelph. The majority of material to be preserved is located along the east property line and will continue to provide a buffer to the residents of Evergreen Drive. The Tree Compensation Plan for the Proposed Development identifies the opportunities available to provide a number of new trees on the Site, particularly along the street frontage.



7.3 Sun Shadow Analysis In support of the Proposed Development, GSP Group Inc. prepared a sun shadow analysis to examine the potential impacts that building massing and height could have on adjacent land uses. The sun shadow analysis was performed for the following four representative days of the year (see Appendix C):

1. Spring (March 21) Equinox at 10am, 12pm, 2pm, 4pm, 6pm 2. Summer Solstice (June 21) at 10am, 12pm, 2pm, 4pm, 6pm 3. Fall (September 21) Equinox at 10am, 12pm, 2pm, 4pm, 6pm 4. Winter Solstice (December 21) – 10am, 12pm, 2pm

The shadow impact analysis on the above-noted dates identifies the range of shadows that can be expected from the Proposed Development. To provide a base comparison, SRM Architects prepared an existing conditions shadow analysis to demonstrate the length of shadows cast from the existing trees on the Site. The existing shadow analysis illustrates that the rear yards of the residential properties on the west side of Evergreen Drive are currently in partial shade on the four representative days by the existing trees on the Site. Furthermore, in the evening hours on all four representative days, the front yards of the residential properties on the west side of Evergreen Drive are shaded by the existing single detached residential buildings on Evergreen Drive. In the Spring at 10am, 12pm and 2pm, the shadow created by the Proposed Development is contained on the Site and on the Stone Road right-of way. In the late afternoon, the shadows cast northeast towards Evergreen onto a portion of the rear yards of five properties. By 6pm, it is generally dark and therefore the shadows cast have minimal impact. In the Summer, the shadow created by the Proposed Development is contained on the Site, except at 6pm. In the Fall at 10am, 12pm and 2pm, the shadow created by the Proposed Development is contained on the Site and on the Stone Road right-of way. In the late afternoon, the shadows cast northeast towards Evergreen onto a portion of the rear yards of five properties. By 6pm, it is generally dark and therefore the shadows cast have minimal impact. In the Winter, the shadows cast northeast in the morning towards Stone Road and the rear portion of four (4) residential properties on Evergreen Drive. Through the day, the shadow rotates easterly and then southerly towards Gordon Street. As the existing trees already cast shadows on the properties on Evergreen Drive, the additional shadow impact is minimal. It is our opinion that the shadow impacts to the neighbourhood are minor for both the proposed 10 and 12-storey buildings. There are no shadows cast on the adjacent residential properties in the Spring, Summer or Fall. There is shadow on a portion of the residential properties in the Winter; however, the existing mature trees on the eastern property line already cast significant shadows on the residential properties that back onto the Site. The increased shadows as a result of the proposed buildings are minimal.



7.4 Traffic Impact Study and Parking Justification Report

LEA Consulting Ltd. has prepared a Traffic Impact Study and Parking Study for the Proposed Development. Given the use proposed, Student Purpose-Built Housing, the traditional approach to assessing traffic impacts and parking demands does not apply. For traffic impacts, applying peak a.m. and p.m. traffic generation demands based on the residential dwelling count and/or bedrooms is not considered appropriate. Students do not have “peak times” of traffic generation. Notwithstanding this, LEA has assessed the access locations contemplated by the Abode and confirmed that a full movement access to Gordon Street and a full movement access on Stone Road can be fully accommodated to provide safe vehicular movements, given the volumes of traffic currently experienced on these arterial roads. Similarly, the traditional approach in a parking analysis is to provide or match the number of parking spaces to meet the demand for parking, including permanent resident and visitor parking. That traditional approach does not work for purpose built student housing, especially when located so close to the university. The justification for the parking provided is contained within the LEA report. Abode intends to implement a rigorous parking management program. All tenants are required to sign the Lease. If a four or five bedroom unit is being leased, all tenants must sign the lease agreement. Within that lease, the tenants in that unit must determine which of them will be permitted to bring their car to the Site, and it must be registered, and tagged by property management. There is a monthly charge for this. If at full lease out of the building there are leftover permanent parking spaces, Abode implements a lottery system for those tenants who still want to park their car on site on a permanent basis. Abode then implements a rigorous daily parking management program to ensure only permitted cars are parked on site. This is often not an issue with tenants’ cars but, rather, students who are not tenants in the building who park their cars and go to class on campus. For overnight or visitor parking, Abode implements a short-term and overnight parking program, whereby tenants’ visitors are required to register and obtain a tag. Failure to do so, will result in ticketing and having the vehicle towed. The result is that parking supply meets demand. For this project, this equates to a parking supply of 1.06 spaces per unit or 0.23 spaces per bedroom for a total of 264 spaces, plus 15 visitor parking spaces. Philosophically, this approach works for Student Purpose Built Housing, differently from other uses. For example, it might not be possible to sell luxury residential condominiums, whereby you match parking supply to demand. Quite simply, students’ number one reason for locating in a building like the Abode project is proximity to the University. They are willing to forego having a car on site so that they can access the campus within minutes, they can walk to the University, they don’t



want to pay for parking on site, the car would be used infrequently especially in light of the University of Guelph’s mandatory Transit Pass purchase for all students, and they have accessibility to all other secondary needs by walking, cycling and/or transit. The Parking Study concluded that the expected parking demand for the Proposed Development, at the 85th percentile peak parking demand, the resultant parking demand rate of 0.226 spaces per bed, inclusive of resident and visitor demands. As a result, the proposed parking supply of 0.23 spaces per bed (1.06 spaces per unit) is sufficient to accommodate the anticipated demands. Further, based on the parking behaviour observed through the survey and questionnaire, LEA noted that no impacts on the surrounding neighbourhood are anticipated as a result of students parking in the neighbourhood. 7.5 Urban Design Analysis M. Behar Planning & Design Inc. (MBPD) was retained by Abode Varsity Living to provide urban design analysis in support of a Proposed Development of the Site. The Urban Design Analysis is contained in Appendix C. MBPD provided the following conclusions: The Proposed Development is in substantial compliance with the principals of the applicable and (although not required to do so) with the emerging urban design policies applicable to this sit, as well as principles of good urban design. In this regard, the proposal:

• Establishes the intersection of Gordon Street and Stone Road East as major gateway and focal point for the community.

• Emphasizes the two intensification corridors by providing two prominent buildings with high quality design that denotes the subject site as a prominent intersection.

• Includes massing that distinguishes podiums, the upper floors and tops of both buildings. • Locates the buildings along the street edges, fronting the street and corner intersections,

defining a strong public realm. • Provides a built form that is pedestrian scaled with architectural features and building

materials that contribute to the creation of a safe and active pedestrian streetscape. • Implements terracing to effectively provide a transition between the proposed buildings

and the adjacent residential and commercial properties. • Does not create undue shadowing or overview impacts due to its siting, massing features,

including locating maximum height at the intersection and landscape buffering. • Incorporates parking internal to the site, with appropriate landscaping to screen and

buffer adjacent residential properties. • Places all service spaces internal to the site, buffered from the adjacent public streets.



8.0 PLANNING APPLICATIONS 8.1 Official Plan Amendment The applicant is requesting that the Site be redesignated from ‘General Residential’ to ‘High Density Residential’ with site specific policies to permit a maximum density of 156 units per hectare. The revised Draft Official Plan Amendment is provided in Appendix E. 8.2 Zoning By-law Amendment The applicant is also requesting a Zoning By-law Amendment to rezone the Site from ‘Specialized Service Commercial 1-11 (SC.1-11) Zone’ to ‘High Density Apartment (R.4B) Zone’ with the following site specific regulations: Table 8-1: Site Specific Zoning Regulations

Required Original Application (2010) Requested Site Specific

Revised (2012) Requested Site Specific

Maximum Density 150 units per hectare 200 uph 156 uph Floor Space Index (FSI) 1.5 3.7 2.5 Maximum Height 10 storeys 16 storeys 12 storeys Minimum Side Yard Equal to one-half the

Building Height but not less than 3m and minimum 7.5m where a side yard faces a habitable room (26 metres)

11.0m Revised concept complies with the regulation

Minimum Front & Exterior Side Yard

21m from centerline of Gordon Street and 24m from centerline of Stone Road East (6m required from property line to building)

4.9m from property line to building

Revised concept complies with the regulation

Minimum Rear Yard Equal to 20% of the Lot Depth or one-half of the Building Height, whichever is greater, but in no case less than 7.5m (calculated as 39.2m, based on lot depth)

5.0m 19.6m

Parking 1.5 spaces for the first 20 units; 1.25 parking spaces for each unit thereafter (calculated as 335 spaces)

1 parking space per unit 1 parking space per unit (plus 15 visitor parking spaces)



Required Original Application (2010) Requested Site Specific

Revised (2012) Requested Site Specific

Angular Plan 45º 69 º from both Gordon Street and Stone Road

57 º from Stone Road and 61 º from Gordon Street

Common Amenity Area

30 square metres for the first 20 units; 20 square metres for each unit thereafter (7,020 square metres)

1,250 square metres Revised concept complies with the regulation

Minimum Landscaped Open Space

40% 35% Revised concept complies with the regulation

The revised Draft Zoning By-law Amendment is provided in Appendix F.



9.0 PLANNING AND DESIGN ANALYSIS Provincial Policy Statement and Growth Plan for the Greater Golden Horseshoe Provincial planning policies promote intensification and redevelopment to create a compact, pedestrian-oriented urban form which efficiently uses existing infrastructure. The Proposed Development meets these objectives. The Proposed Development is in keeping with the intent of the Growth Plan and the Built Boundary by focusing residential development in the built-up area that is accessible, pedestrian friendly, and in proximity to retail, services and employment areas. With 264 units, the Proposed Development provides a density of 156 units per hectare. The Proposed Development provides for intensification and redevelopment on a strategically located piece of land. The Proposed Development efficiently uses the Site for a required housing need in the City of Guelph. The Proposed Development also contributes to a healthy, liveable and safe community by providing appropriate housing for the student population that is in walking distance to the University of Guelph, commercial uses to meet students’ needs, and employment uses. Further, the Site is well serviced by Guelph public transit, GO service, Greyhound and on-road bike lanes. City of Guelph Official Plan The Proposed Development meets the general intent of the Official Plan by promoting intensification and redevelopment of an underutilized parcel of land at the corner of two major roads, adjacent to the University. Furthermore, the Proposed Development assists the City in providing for specialized housing that is needed to support the University of Guelph. The recent Shared Rental Housing Study prepared by the City, while repealed, highlighted the on-going issues with the conversion of student housing in traditional residential neighbourhoods, the management of student housing and the associated social issues stemming from student housing within the residential communities. The Proposed Development provides an opportunity to concentrate a number of students on the University’s doorstep and assist in alleviating the conversion to student rental housing adjacent residential communities. Furthermore, the Proposed Development will provide on-site building managers to implement progressive student lifestyle programs. This will alleviate the issues associated with absentee landlords, through full-time, on-site managers. The Proposed Development meets the intent of the 'High Density Residential' designation, as outlined in the existing OP, by providing greater housing densities that support transit and support a variety of housing types and forms in the community. The Site also forms part of the “Intensification Corridor”, which is intended to provide a focus for higher density mixed use development.



In considering Official Plan Amendments to permit higher density development, Section 7.2.7 OP sets out a number of evaluation criteria. The table below outlines the criteria and evaluates the criteria against the Proposed Development. Table 9-1: Official Plan Evaluation Criteria for High Density Development

Criteria Justification That the building form, massing, appearance and siting are compatible in design, character and orientation with buildings in the immediate vicinity

• As outlined in the Urban Design Analysis (Section 9.2 of this report), the buildings form, mass, appearance and siting are compatible to the immediate area

• Appropriate edge treatments are provided, including the row of mature trees that will be maintained

• The Site is appropriate for high-density residential uses as it is located at a major intersection, across from the University of Guelph, and is well served by transit

• The Proposed Development incorporations significant stepping in the building height, from 10 and 12-storeys to 4 storeys through numerous steps down

That the proposal can be adequately served by local convenience and neighbourhood shopping facilities, schools, parks and recreation facilities and public transit

• There is a range of local conveniences surrounding the Site, including restaurants, grocery store and a convenience store

• Transit is available on both Gordon Street and Stone Road East

• The Site is located across from the University of Guelph • There are five parks in the immediate area (all south of

Stone Road East) and there is a number of recreation facilities and open spaces at the University of Guelph

• Given the proximity to the University of Guelph, students can walk to school

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

• The traffic generated from the proposed development is directed to both Stone Road East and Gordon Street

• Traffic does not have access to the surrounding residential neighbourhoods

• Parking is provided on-site for student residents

That adequate municipal infrastructure, services and amenity areas for the residents can be provided

• Municipal services are available • As noted above, there are 5 parks in the immediate

area • The proposed buildings contain significant amenity

spaces for student relaxation, recreation and fitness • The Site is located across the street from the University of

Guelph, which provides a range of services for the students who reside in the Proposed Development

The requested site specific policy to permit 156 units per hectare is in keeping with provincial directive for intensification and assists in meeting the student housing needs in the City. As outlined in the benchmarking analysis, the majority of similar sized municipalities permit 200 units per hectare on a site suitable for high density development.



The Shared Rental Housing study currently being undertaken by the City clearly illustrates the existing challenges in providing student housing through the conversion of traditional housing and the Proposed Development offers an opportunity to address the issues related to student housing. The public meetings held by City staff at Council, included a number of delegations providing insights into the issues of student housing. The Proposed Development will be maintained to high standards (parking areas, landscaping, etc.) and there will be on-site managers to manage student lifestyles and to address any social issues. The Site is ideally situated to provide student housing and would allow students to easily walk to campus and commerce, without infringing on existing residential neighbourhoods. As outlined in Section 3.1 of this report, the Proposed Developments height, massing and form complement the existing built-form in the area. The Site is located in the Arkell Springs Water Resource Protection Area; however, the Site has already been developed for urban land uses and no impacts will occur to the existing wells. This Planning Justification Report meets the intent of Section 9.3.2 of the OP by demonstrating that:

• The Proposed Development is in conformity to the goals and objectives of this Plan; • The Site is ideally located for a student apartment project, given its proximity to the

University of Guelph; • The Proposed Development is compatible with the adjacent land use designations as

supports the University of Guelph and appropriate edge treatments have been provided; • The Shared Rental Housing study previously undertaken by the City highlighted the need

for secure, maintained student housing; and, • Services (sewage, water and solid waste management systems, the transportation system,

community facilities and the natural environment) are available. The Proposed Development also meets the intent of OPA 39, as it provides increased density along an ‘Intensification Corridor’ and:

• Promotes compact urban form along a major thoroughfare in the City of Guelph; • 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

with environmentally sensitive landscaping; • Supports existing public transit routes and cycling networks along with potential future

connections to a off-road trail system; • Contributes to the range in residential dwelling types in the southern part of the City; and, • Complementary new residential land use to support existing and emerging local retail and

services along both Stone Road and Gordon Street including the Campus Estates Shopping Centre and the Stone Road Mall.



City of Guelph Zoning By-law The applicant is requesting a Zone Change from SC.1-11 to R.4B site specific regulations to permit the student-oriented high density residential development. The proposed density of 156 units per hectare reflects the intent of the planning policies to promote efficient land use patterns, alternative transportation, and the intensification of the built-up area. Generally, the R4 Zone applies to multi-unit residential buildings. There are four categories with the R4 Zone:

• A – General Apartment Zone • B – High Density Apartment Zone • C – Central Business District Apartment Zone • D – Infill Apartment Zone (defined area)

Given the location of the Site and the surrounding uses and the nature of the Proposed Development, the R.4B Zone is the most appropriate zone to implement the High Density Residential designation, including the adopted OPA 39 policies and the Draft Urban Design Action Plan. Table 9-2 provides a summary of the requested site-specific zoning regulations and the justification for each regulation. Table 9-2: Requested Site Specific Zoning Regulations

Required Original Application

Revised Application

Justification

Maximum Density

150 uph 200 uph 156 uph • Consistent with the PPS and P2G in promoting redevelopment and intensification

• Appropriate location for increased density with access to two major arterial roads and being immediately adjacent to the University of Guelph

• The Site is designated as an ‘Intensification Corridor’

• Proposed Development meets a special housing need in the City of Guelph

• Similar municipalities to Guelph permit the type of densities that are proposed for this Site

Floor Space Index (FSI)

1.5 3.7 2.5



Required Original Application

Revised Application

Justification

Maximum Height (storeys)

10 16 12 • Sun shadow analysis illustrated that there will be minimal shadow impact on the surrounding residential properties as a result of the Proposed Development

• In the Spring, Summer and Fall, the shadow from the Proposed Building is entirely contained on the Site

Minimum Rear Yard

39.2 metres 5.0m 19.6m • The rear yard on the Site abuts an existing commercial property on Gordon Street

• The sun shadow analysis demonstrates that there are no shadow impacts on the adjacent property to the south

• Similar to the side yard, the applicant is proposing to provide significant landscaping along the property boundary

• The proposed landscaping will ensure that the existing properties maintain their privacy

Parking 1.5 spaces for the first 20 units, 1.25 spaces for each unit thereafter (=335 spaces)

1 per unit 1 per unit, plus 15 visitor parking spaces (279 spaces)

• The Site is immediately adjacent to the University, which will be the predominate destination for student residents

• The student residents will be able to walk to campus

• Students receive a mandatory transit pass with tuition, providing incentive to use the transit system

• There are 4 bus routes in close proximity to the Site as well as Greyhound and GO service on campus for longer trips

Angular Plan 45º 69 º 57 º from Stone Road and 61 º from Gordon Street

• Street trees and front yard landscaping will ensure that there is a comfortable pedestrian realm on both Gordon Street and Stone Road East. As such, the minor increase in the angular plane will not reduce the quality of the streetscape

• As illustrated in the angular plan graphics, the angular plane from the centerline of the road to the podium complies with the 45 º angular plan

• Further, the angular plan from the opposite side of the roadway complies with the 45 º angular plan



Through the Zoning By-law Amendment, it is also requested that a site-specific definition of “Apartment Building” be applied to the Site to recognize the form of housing proposed. The requested definition is as follows:

"Apartment Building" means a Building consisting of 3 or more Dwelling Units, each providing up to 5 units for hire or gain directly or indirectly to persons, where access to each unit is obtained through a common entrance or entrances from the Street level and subsequently through a common hall or halls, but does not include a Maisonette Building.

Draft Envision Guelph Official Plan While the draft OP is not even adopted by City Council yet, it gives some insight into what staff are considering. The Site conforms to the locational criteria for ‘High Density Residential’ development in the draft OP as it can be serviced by transit and can accommodate structured parking. In considering Official Plan Amendments to permit higher density development, the Section 9.3.1.1 of the draft OP sets out a number of evaluation criteria. The table below outlines and evaluates the criteria against the Proposed Development. Table 9-2: Draft Official Plan Evaluation Criteria for High Density Development

Criteria Justification Building form, scale, height, setbacks, massing, appearance and siting are compatible in design, character and orientation with the surrounding neighbourhood

• As noted in Section 9.2 (Urban Design Analysis) the buildings form, mass, appearance and siting are compatible to the immediate vicinity

• Appropriate edge treatments are provided, including the row of mature trees

• The Site is appropriate for high-density residential uses as it is located at a major intersection, across from the University of Guelph, and is serviced by transit

• Development includes stepping of the buildings in keeping with good urban design

Where a development represents a transition between different land use designations or housing forms, a gradation in building height will be encouraged to achieve a transition from adjacent development

Residential development can be adequately served by local convenience and neighborhood shopping facilities, schools, parks and recreation facilities and public transit

• There is a range of local conveniences surrounding the Site, including banks, restaurants, grocery, and convenience stores

• Transit is available on both Gordon Street and Stone Road East

• The Site is located across from the University of Guelph

• There are five parks in the immediate area (all south of Stone Road East)

Vehicular traffic generated from the proposed development will have minimal impact on local residential streets and intersections

• The traffic generated from the proposed development is directed to both Stone Road East and Gordon Street



Criteria Justification Vehicular access, parking and circulation can be adequately provided or impacts mitigated

• Traffic does not have access to the residential neighbourhoods

• Parking is provided on-site for student residents Surface parking shall be minimized • Minimal surface parking is proposed, and is

screened from both Gordon Street and Stone Road East

Impacts on adjacent properties are minimized in relation to grading, drainage, location of service areas, privacy, views, and microclimatic conditions such as wind and shadowing

• As outlined in the Urban Design Analysis (Section 9.2 of this report), the impacts on adjacent properties is minimized

• The Functional Servicing Report concluded that services are available and have capacity to support the Proposed Development

• The shadow analysis demonstrated that there is minimal shadow impact on properties located on Evergreen Drive

Affordable housing and special needs housing will be encouraged throughout all residential designations in accordance with the Affordable Housing provisions of this Plan

• The Proposed Development meets a special housing need in the City (students)

• Shared Rental Housing study previously undertaken by the City, sets out the current issues related to student housing in traditional neighbourhoods

• The Proposed Development would assist in alleviating the current concerns related to student housing around the University of Guelph

That adequate municipal infrastructure, services, utilities and amenity areas for the residents can be accommodated

• Municipal services are available • As noted above, there are 5 parks in the immediate

area • The Site is located across the street from the

University of Guelph, which provides a range of services for the students who reside in the Proposed Development

While the draft OP proposes to limit building height in the High Density Residential designation to 10 storeys and the maximum density to 150 units per hectare, the draft OP also provides bonusing opportunities for both height and density. The Proposed Development provides purpose built housing for students and could be eligible for bonusing in the draft OP. As the Proposed Development serves as a special form of housing, the development could be eligible for bonusing. We do not agree, however, with a policy which would require bonusing above 3 stories at this location. The proposed height and density of the revised development is justifiable on good planning principles and need not be justified through bonusing. The Proposed Development meets in the intent of the draft OP urban design policies by:

• Placing the buildings along the street with entrances and windows facing the street; • Articulating the facades facing the street; • Providing high quality finishes and windows as well as building articulation through the

use of varied building materials;



• Clearly demarking the bottom of the buildings through the use of glass; • Providing stepping to reduce adverse impacts on adjacent properties; and, • Providing structured parking.



10.0 CONCLUSIONS Abode Varsity Living is proposing a student apartment project on land known municipally as 716 Gordon Street. The Proposed Development includes two purpose-built student apartment buildings at 10 and 12-storeys. Combined, the buildings will provide 264 units that contain 2, 3, 4 and 5-bedroom suites. A total of 279 parking spaces will be provided both at-grade and underground with access from Stone Road East (4 lane arterial road). The building has been designed to include high-quality materials, complimentary colours, detailing, appropriate massing and asymmetrical building lines to continue the urban character of area surrounding the University of Guelph. Architectural features, such as glass and terracing create visual interest. The building location and landscaping along the street edge will create a comfortable pedestrian realm. In the last 5 years, the Province of Ontario has introduced new policies for high density residential development in built-up areas. In implementing Provincial policies (PPS and Growth Plan), The City designated the Site as forming part of an ‘Intensification Corridor’, intended for higher density development. The findings of the Traffic Impact Study, the Functional Servicing Report, Tree Inventory and Shadow Analysis support the Proposed Development. In summary, the Proposed Development is consistent with the Provincial Policy Statement and the Growth Plan, aligns with the interest and direction of City Council in addressing the significant issue of student housing in proximity to the University campus, and in our opinion represents good planning. Chris Pidgeon, MCIP, RPP Caroline Baker, MCIP, RPP Principal Planner

APPENDIX A

TREE DRIPLINE

TREE DRIPLINE

SITE ACCESS

BUILDING 112 STOREY APT.BLDG.

BUILDING 2

10 STOREY APT. BLDG


6m

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BUILDING 1

BUILDING 2

146 BIKES

119 BIKES

Site Area

17,089m² (183,950.8 SF)

Total Site264 Total Units 1216 Total Bedrooms**

**+10 Beds Building 1, +10 Beds Building 2Total Beds 1236

Parking Statistics

Parking Proposed - 1 Per Unit - 264

Surface Parking - 12 For Visitors (plus 3 requiredaccessible parking stalls)= 15 spaces

Surface Parking= 141 For Residents

Under Ground Parking= 123 For Residents________________________________________TOTAL = 279

Gross Floor Area (GFA)

BldgNo.1 =22,688.13m² (244,213 f²)Bldg No.2 =19,011.96m² (204,643 f²)Total =41,700.01m² (448,856 f²)

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DS-01- Context Site PlanGuelph Apartments

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Under Ground Parking Level

SIte Area Breakdown

Area Type Area Percentage

Asphalt 5,611.18 m² 33%

Building 4,374.96 m² 26%

Landscape 7,103.45 m² 42%

17,089.59 m² 100%

Amenity Area Breakdown

AmenityLocation Area

Site 7,103.45 m²

Building 1 1,558.80 m²

Buidling 2 1,769.80 m²

10,432.05 m²

TREE DRIPLINE

TREE DRIPLINE

SITE ACCESS

BUILDING 112 STOREY APT. BLDG.

BUILDING 2

10 STOREY APT. BLDG


6m

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STREET FRONTAGE86.78 m

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.82 m23

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REAR SETBACK

15.24 m

Site Area

17,089m² (183,950.8 SF)

Total Site264 Total Units 1216 Total Bedrooms**

**+10 Beds Building 1, +10 Beds Building 2Total Beds 1236

Parking Statistics

Parking Proposed - 1 Per Unit - 264

Surface Parking - 12 For Visitors (plus 3 requiredaccessible parking stalls)= 15 spaces

Surface Parking= 141 For Residents

Under Ground Parking= 123 For Residents________________________________________TOTAL = 279

Gross Floor Area (GFA)

BldgNo.1 =22,688.13m² (244,213 f²)Bldg No.2 =19,011.96m² (204,643 f²)Total =41,700.01m² (448,856 f²)

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DS-02- Site PlanGuelph Apartments

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SIte Area Breakdown

Area Type Area Percentage

Asphalt 5,611.18 m² 33%

Building 4,374.96 m² 26%

Landscape 7,103.45 m² 42%

17,089.59 m² 100%

Amenity Area Breakdown

AmenityLocation Area

Site 7,103.45 m²

Building 1 1,558.80 m²

Buidling 2 1,769.80 m²

10,432.05 m²

BUILDING 2 - VIEW FROM PARKING LOT ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 2 - VIEW FROM GORDON STREET (PERSPECTIVE 2) ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 2 - VIEW FROM GORDON STREET (PERSPECTIVE 1) ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 2 - VIEW FROM EVERGREEN DRIVE ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 2 - ENTRANCE ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 1 - VIEW FROM STONE ROAD ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 1 - VIEW FROM GORDON STREET ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 1 - INTERSECTION OF GORDON ST & STONE RD ISSUED 2012-04-04 - ARTIST CONCEPT

BUILDING 1 - ENTRANCE ISSUED 2012-04-04 - ARTIST CONCEPT

VIEW FROM PARKING LOT OF GORDON STREET ACCESS ISSUED 2012-04-04 - ARTIST CONCEPT

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DS-03- Angular Plane ElevationsGuelph Apartments

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West Elevation - Building #1 & Neighbours

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MONTICELLO CR

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6 m18 m23.25 m

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South Elevation - Building #1 & Stone Road

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DS-06- Site SectionsGuelph Apartments

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APPENDIX B

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APPENDIX D

1.0 Introduction 1.1 Purpose and Summary Conclusion M. Behar Planning & Design Inc. (MBPD) has been retained by Abode Varsity Living to provide urban design consulting services in support of a proposed redevelopment of the subject lands located at the south east corner of Gordon Street and Stone Road East. The proposal is for student housing with 264 units, 1216 bedrooms and associated amenity spaces. A 12 storeys high building is located at the intersection and a 10 storeys high building is located along the Gordon Street frontage. This Urban Design Brief has been prepared in support of a revised application for Official Plan and Zoning By-law Amendments, which were initially submitted and deemed complete on November 25, 2010. This Brief provides the urban design rationale in support of the revised proposed development and demonstrates how it is in general compliance with the current urban design framework provided by the City of Guelph’s in-force Official Plan and principles of good urban design. Although not required to do so, the revised proposed development will also be evaluated against the general principles of the Draft Official Plan (Envision Guelph) and Urban Design Action Plan. The Brief concludes that the revised development concept remains in compliance with the City of Guelph’s urban design policies. The revised development concept represents an improvement over the initial application for two buildings (16 and 14 storeys high) by providing a more appropriate contextual fit within the area. The revised development concept:

Reduces the height of the original proposal from 16 and 14 storeys to 12 and 10 storeys;

Is designed to take advantage of the site’s location on a corner lot at an important gateway in the City;

Provides well-articulated massing, which incorporates podiums and stepback features to create a strong pedestrian scale along both street frontages;

Utilizes façade treatments above the podiums to impart layered and dynamic building facades for both buildings;

Ensures proper transitioning to adjacent areas by terracing the proposed buildings to comply with the 45 degree angular planes taken from:

o the adjacent houses along Evergreen Drive; and o the properties along Monticello Court immediately south of the subject site.

1.2 Background The original application was submitted to the City of Guelph on November 11, 2010 and deemed complete on November 25, 2010. The subject site is located southeast of downtown Guelph at the southeast corner of the Gordon Street and Stone Road East intersection. The site is generally rectangular in shape but narrows down to the south of Gordon Street. The property is 17,089 m

2 (approximately 1.7 ha) in area, and has a 196m

frontage on Gordon Street and 117m of frontage on Stone Road East. The site is currently occupied by a Best Western Royal Brock Hotel and an associated parking lot. The initial development proposal was comprised of two 16 and 14 storeys high student apartment buildings with 341 units, interior amenity spaces and structured parking. Building 1 was located near the Gordon/Stone intersection, and Building 2 fronted along the south portion of the subject property along Gordon Street. The entrances to the site and the structured parking were provided between Buildings 1 and 2 along Gordon Street and off Stone Road East at the east end of Building 1.

The gross floor area of the two buildings was approximately 62,900 m2. The proposed buildings included

over 1,1021m2 of amenity space dedicated to a Café, Game Room, Gym, Laundry Room, Study Area,

Party Room and Movie Theatre. The siting of the revised proposal is similar to the initial concept; however, revisions have been made to significantly improve the initial design by reducing the height and improving the massing of both buildings. The revised proposal comprises of two 12 and 10 storeys high student apartment buildings with 264 units, interior amenity spaces and parking. Similar to the initial concept, entrance to surface parking of the revised proposal is located off of Gordon Street, between Buildings 1 and 2. Additionally a ramp to underground parking has also been provided off of Stone Road East, east of Building 1. The total gross floor area of both buildings has been reduced and is now a total of 41,700.01 m

2.

The proposed development provides 7,103.45m

2 landscaped space on the site. 1,558.80m

2 of indoor

amenity space is provided in Building 1 and 1,769.80m2 of indoor amenity space is provided in Building 2.

2.0 Existing Built Form Context The built form of the area incorporates a wide range of land uses. The low-rise commercial and retail buildings in the area are typically characterized by large front yard setbacks with asphalted parking lots between the buildings and the street. The residential buildings in the area are primarily composed of 1 - 2 storeys high detached dwellings. The built form character of the area is also defined by the University of Guelph Campus buildings and facilities which range in height from 1 to 12 storeys.

North The University of Guelph Campus buildings, including a 6 storeys high student housing complex, are located on the north side of Stone Road East, east of Evergreen Drive. A large parking lot is located near the northeast corner of Stone Road East and Gordon Street. East Lands east of the subject property are composed of 1 and 2 storeys high detached dwellings, which are located on Evergreen Road east of Gordon Street. Further east, the University of Guelph Arboretum trails and Wild Goose Woods are located on the north side of Stone Road East. South Commercial, retail, hotel, restaurants and low rise housing occupy the area south of the subject property. Most of the commercial buildings, which include a dental and medical clinic, are approximately 2 storeys in height. A 1 storey high retail complex is located on the west side of Gordon Street and contains a grocery store, restaurants and retail units.

Figure 1– Site Aerial Commercial, retail, hotel, restaurants and low rise housing occupy the area south of the subject property. Most of the commercial buildings, which include a dental and medical clinic, are approximately 2 storeys in height. A 1 storey high retail complex is located on the west side of Gordon Street and contains a grocery store, restaurants and retail units. West A Delta Guelph Hotel and Conference Centre which measures 5 storeys in height is located at the southwest corner of Gordon Street and Stone Road East. A 5 storeys high building housing the Ontario Ministry of

Figure 2 – 716 Gordon, East Commercial, retail, hotel, restaurants and low rise housing occupy the area south of the subject property. Most of the commercial buildings, which include a dental and medical clinic, are approximately 2 storeys in height. A 1 storey high retail complex is located on the west side of Gordon Street and contains a grocery store, restaurants and retail units. West A Delta Guelph Hotel and Conference Centre which measures 5 storeys in height is located at the southwest corner of Gordon Street and

West A Delta Guelph Hotel and Conference Centre, which is 5 storeys high is located at the southwest corner of Gordon Street and Stone Road East. A 5 storeys high building housing the Ontario Ministry of Rural Affairs is located near the northwest corner of the Gordon/Stone intersection. Additionally, 1 and 2 storeys high buildings are located further west and include retail and commercial buildings, a fire station, and a laboratory.

Figure 4 – Context Aerial (Northeast)

Figure 2 – 716 Gordon, North

Commercial, retail, hotel, restaurants and low rise housing occupy the area south of the subject property. Most of the commercial buildings, which include a dental and medical clinic, are approximately 2 storeys in height. A 1 storey high retail complex is located on the west side of Gordon Street and contains a grocery store, restaurants and retail units. West A Delta Guelph Hotel and Conference Centre which measures 5 storeys in height is located at the southwest corner of Gordon Street and Stone Road East. A 5 storeys high building housing the Ontario Ministry of Rural Affairs is located near the northwest corner of the Gordon/Stone intersection. Additionally, 1 and 2 storeys high buildings are located further west and include retail and commercial buildings, a fire station, and a laboratory.

Figure 3 – View of Gordon Street Frontage

Commercial, retail, hotel, restaurants and low rise housing occupy the area south of the subject property. Most of the commercial buildings, which include a dental and medical clinic, are approximately 2 storeys in height. A 1 storey high retail complex is located on the west side of Gordon Street and contains a grocery store, restaurants and retail units. West A Delta Guelph Hotel and Conference Centre which measures 5 storeys in height is located at the southwest corner of Gordon Street and Stone Road East. A 5 storeys high building housing the Ontario Ministry of Rural Affairs is located near the northwest corner of the Gordon/Stone intersection. Additionally, 1 and 2 storeys high buildings are located further west and include retail and commercial buildings, a fire station, and a laboratory. Figure 1- Site Aerial

Figure 5 – Context Aerial (Southwest)

3.0 Description of Proposed Development The proposed development is comprised of two 12 and 10 storeys high apartment buildings, with maximum heights of 37.59m and 31.9m respectively. The 12 storeys high building is shown on the architectural drawings as Building 1 and the 10 storeys high building is shown as Building 2. The proposed development’s built form characteristics and attributes are summarized below:

Building 1 has been organized to take advantage of the site’s location on a corner lot. The height of 12 storeys has been placed immediately at the corner to highlight the urban setting of Stone Road East and Gordon Street as arterial streets and a gateway, while providing a focal point. Currently, the existing buildings at or near this intersection do not take full advantage of their location:

o The Delta Guelph Hotel and Conference Centre, southwest of the intersection does not provide an effective streetwall leading to the corner. While the building is accessed directly by pedestrians at the corner of the site, most of the building is separated from the sidewalk at grade

o The Ontario Ministry of Rural Affairs building and the adjacent Campus Child Care building northwest of the intersection do not take advantage of their prominent location. These existing buildings are set back considerably from the intersection and do not highlight the corner site with appropriate massing and height emphasis.

Over the next planning period, it is expected that buildings along the city’s intensification corridors (and especially at key intersections such as Stone Road East and Gordon Street), will redevelop to take advantage of their locational attributes.

Building 1 provides a total of 145 units with a total Gross Floor Area (GFA) of 22,688.13 m2.

Building 1 incorporates 1.8m stepbacks at the 7th storey along the west, south and north

elevations, resulting in a well-defined 6 storeys high podium which wraps around the street corner. This massing feature establishes a pedestrian supportive scale along both the Stone Road East and Gordon Street frontages. Above the podium, the building is terraced down from 12 to 6 storeys along Stone Road and from 12 to 10 storeys along Gordon Street to eliminate any height and massing impacts.

The length of Building 1 is 86.88m along Stone Road East and 54.1m on Gordon Street, providing a consistent built form presence along the public streets.

Building 2 is situated on the southern portion of the subject property and maintains frontage onto Gordon Street. Building 2 measures 10 storeys in height and terraces down to 8 storeys. The organization of the two buildings on the site ensures sufficient separation distance between them to allow for sunlight, access and privacy views.

Building 2 provides a total of 119 units with a total Gross Floor Area (GFA) of 19,011.96 m2.

Building 2 maintains similar massing and stepback features to Building 1. A 1.8m stepback is provided at the 7

th storey along west, south and north elevations, resulting in a well-defined 6

storeys high podium. The podium helps create a pedestrian supportive scale along the Gordon Street frontage.

The length of Building 2 is 86.78m on Gordon Street providing a consistent built form presence along the street.

The podiums are defined by the stepbacks at the 6th floors of the buildings and correspond to the

45 degree angular plane taken from the centre line of the Gordon Street right-of-way.

The terracing for both buildings is determined by the 45 degree plane taken from the adjacent property lines along Evergreen Drive and the north property line of 750 Gordon Street.

The podiums of both buildings provide a consistent height along Gordon Street. Recesses have been provided on the building elevations to further articulate the facades along both street frontages.

The total GFA of the proposed development is 41,700.01 m2.

Vehicular access into the site is provided via Gordon Street, which is located approximately mid-block between Buildings 1 and 2.

A consistent 6m setback has been provided for both buildings along Gordon Street and Stone Road East. This setback allows for a significant amount of landscaping, further improving the pedestrian environment at the street level.

Landscaping will be provided along both frontages of Building 1, including at the corner where the main entrances are located.

Building 2 will include landscaping along the frontage of the building.

Landscaping will be provided at the south and east property lines in order to screen surface parking and provide privacy for the properties at Evergreen Drive and 750 Gordon Street.

A total of 279 parking spaces are provided, of which 156 are located on the surface and the remaining 123 spaces are contained within 1 level of underground parking. The access to the underground parking ramp is provided from Stone Road East, immediately east of Building 1. It is noted that no surface parking is located between the building face and the street lines.

Out of the 156 surface parking spaces provided, 15 spaces are dedicated for visitors, which include 3 accessible parking spaces, and the remaining 141 spaces are for the residents.

The primary pedestrian entrance into Building 1 is provided at the corner of Gordon Street and Stone Road East through a lobby and vestibule. This entrance feature has been accentuated with a 3 storeys high component articulated with glass. .

The primary pedestrian entrance into Building 2 is provided at the corner, adjacent the mid-block vehicular access point. This entrance feature has similarly been accentuated with a 3 storeys high portion clad with glass.

Additional entrances are located along the rear of both buildings to provide direct and convenient pedestrian access to the surface parking.

All pedestrian access points into Building 1 and 2 are directly accessed from either the Gordon Street or Stone Road sidewalks.

Red and grey brick cladding and glazing with vision and spandrel glass are used for both buildings. The darker colour brick defines the podium and the lighter colour brick provides the upper storeys. Prefinished aluminum and stucco cornices add visual interest to the facades. Additional details will be provided at Site Plan Approval.

Figure 6 – Site Plan

Figure 7 – Angular Plane From 750 Gordon Street Property Line

Figure 8 – Angular Plane From 1 Evergreen Drive Property Line

Figure 9 – Angular Plane From Gordon Street Centreline

Figure 10 – Angular Plane From Stone Road East Centreline

4.0 Urban Design Policy Analysis 4.1 The City of Guelph Official Plan 2001 (August 2011 Consolidation) The City of Guelph Official Plan was adopted by City Council on November 1

st, 1994 and obtained

Provincial approval on December 20, 1995. The last consolidation date was August 2011. The City of Guelph is currently in the process of reviewing and updating the Official Plan, and has since released Phase 3 (OPA 48) Draft Official Plan on January 30, 2012. Until the Draft Official Plan is adopted by Council and approved by the Ministry of Municipal Affairs and Housing, the Official Plan (August 2011 Consolidation) remains in force and effect. Since the site-specific applications were filed in November 2010, it is the in-force Official Plan which applies (not the proposed new Official Plan). 4.1.1 General Development Policies (Section 3) The Urban Design policies in Section 3.6 outline objectives and policies for the design of the built environment with the intent of ensuring a safe, functional and attractive environment. The broad urban design policies contained therein attempt to achieve this by requiring developments to: strengthen the character of existing landmark areas and neighbourhoods; create new communities that are well served by all forms of transportation; encourage compatibility, quality and diverse expression of site design; improve conditions for personal security within public spaces; design accessible spaces; and to identify, preserve and enhance the views and vistas of the built and natural features. Below is a summary of the relevant urban design framework provided by the City of Guelph Official Plan. General Policies 3.6.8 - To create visually stimulating built environments, the Plan promotes the provision of a wide variety of housing types and forms in all neighbourhoods of the City. 3.6.9 - New buildings are to be designed in a manner that reflects the visual character and architectural elements found in older, established areas of the City. 3.6.10 - New Buildings should be oriented towards the street with entrances and windows respecting the rhythm and frequency of prevailing neighbourhood or district patterns. 3.6.11 - Within residential areas, a clear public realm should be established through an interconnected network of streets, parks, school sites, community trails and open spaces. 3.6.12 - Safety measures such as surveillance of public parks, streets and parking areas, visible sidewalks, community trails aligned along public spaces, clear transitions between spaces and maintenance of the built environment to display civic pride should be implemented within new developments. 3.6.15 - Loading bays, refuse containers, outdoor storage areas and building utilities/mechanical equipment should be screened from public view, where appropriate. 3.6.16 - Parking areas should be designed to contribute to an attractive streetscape by providing screening and landscaping. Assessment: The proposed development contributes to the variety of housing types by introducing apartment units in an area predominantly comprised of 1 to 2 storeys high detached dwellings as well as other student residences. In addition to the high quality design of the proposed development, these apartment units provide an alternative housing option for students within walking distance of the University of Guelph.

Figure 10 – Angular Plane from Stone Road East Centreline

Figure 9 – Angular Plane from Gordon Street Centreline

Figure 10 – Angular Plane from Stone Road East Centreline

The proposed buildings have been located on the subject lands in a manner which utilizes the shape of the site as well as its location as a corner property. The combined footprint of both buildings generally forms an “L” shape which addresses both street frontages adequately while providing a prominent built form presence at the intersection. The intersection of Gordon Street and Stone Road East is anchored by Building 1, which is 12 storeys high. This height emphasis at the corner assists in highlighting the urban setting of Stone Road East and Gordon Street, while providing a focal point. Building 1 terraces down to 6 storeys along Stone Road East and 8 storeys along Gordon Street, which are both identified as Arterial Roads under the City of Guelph Official Plan. Building 2 is a 10 storeys high building that terraces down to 8 storeys along Gordon Street. The stepbacks for both buildings provide a distinction between the 6 storeys high podium base and the remaining storeys, with façade articulations that are similar to the existing buildings in the surrounding area. The 6 storeys high podiums for both buildings address both street frontages resulting in a strong pedestrian scaled streetwall. Additionally, all pedestrian entrances into Buildings 1 or 2 are provided close to the street and are directly accessible from the Gordon Street or Stone Road East sidewalks. Principal building entrances maintain clear site lines to the adjacent streets, which allows for a safe and comfortable pedestrian environment. The pedestrian condition at grade has also been augmented with landscape improvements within both the private and public realms thereby contributing to a pedestrian friendly environment. The rhythm and frequency of the windows and entrances of the proposed buildings generally follow the patterns of the existing buildings along Gordon Street and Stone Road East, which use a wide variety of cladding materials and façades including: brick cladding, window patterns, and light red, grey and beige colour schemes. The proposed buildings use red and grey veneer brick cladding and glazing/window systems, which is consistent with the general façade patterns found in the area. The use of many windows on the building, including the lower levels of podium, provides visual transparency to the street, which facilitates a safe and secure environment for pedestrians. Functional elements of the proposed development including loading and parking areas have been adequately screened from public view and contained within the site. In this regard, no parking has been provided between the building face and the property lines, ensuring a clearly defined pedestrian supportive streetscape. 4.2 Envision Guelph - City of Guelph Draft Official Plan (Working Consolidation) January 30, 2012 –

OP Update Phase 3 (OPA 48) - not in effect On January 30, 2012, the City of Guelph released the draft Envision Guelph Official Plan (OPA 48) Phase 3. Envision Guelph provides a more comprehensive and detailed urban design framework than the current Official Plan (2011). Since Envision Guelph has not yet been adopted by the city, the proposed development is not subject to the policies herein. However, an analysis has been prepared to demonstrate how the Proposed Development maintains the general intent of the Draft Official Plan and future direction of the City of Guelph from an urban design standpoint. The urban design guidelines provided in Envision Guelph aim to protect and enhance the character of the City by supporting compact mixed use and supportive communities and providing a sense a place though an attractive urban landscape. The City also encourages intensification and redevelopment of existing urban areas that is compatible with the existing built form. Below is an analysis of the relevant urban design framework. 4.2.1 Sustainable Urban Design (8.1) New development shall be integrated with the existing topography where possible to maintain the physical character of the area and minimize the amount of grading and filling. New residential

neighbourhoods are to be designed to ensure residents live within 400m walking distance of mixed use areas, amenities and transit stops. Assessment: The proposed development is located within 400m – 5minutes walking radius - of the University of Guelph Campus as well as commercial and retail uses including a grocery store, convenience store, dental clinic, walk-in medical clinic, athletic club, restaurants and commercial services. It is also noted that bus stops are also located within walking distance of the subject property. Additional details will be provided during the Site Plan Approval process. 4.2.2 Public Realm (8.2) The urban design policies in the current and draft Official Plan remain consistent. However, additional urban design policy details are provided in the Draft Official Plan, which include but are not limited to the following: encouraging landscaped street medians and shoulders with trees, shrubs and ground cover in a manner that allow for their long term health through best practices; locating the built form adjacent to the street edge; fronting built form entrances towards the street and corner intersections; providing for active uses to enhance the liveliness and vibrancy of streets; ensuring placement of above-ground utilities do not visually detract from a cohesive streetscape; and continuing the building facade along the street. In addition block lengths shall be short especially within Intensification Corridors and shall optimize connectivity for pedestrians and encourage walking. Assessment: Section 8.2 Public Realm remains consistent with Section 3.6.11 of the current Official Plan; therefore, assessment against Section 3.6.11 of the proposed development provided earlier in this report continues to apply to the current Official Plan. Below is a review of the additional policies. The proposal establishes an effective public realm by positioning buildings along the street frontages: Building 1 fronts on to the corner of Gordon Street and Stone Road East while Building 2 fronts onto Gordon Street. Both Buildings are consistently set back 6m from the property lines with the main entrances to the building located at the corners of each building, maintaining a clear site line for pedestrians. The podiums of both buildings at 6 storeys in height establish an appropriately scaled pedestrian streetwall. Both buildings provide consistent and continuous streetwalls along the public streets. Schedule 1 of OPA 39 and Envision Guelph classifies Gordon Street and Stone Road East as Intensification Corridors. The proposed development promotes a high quality pedestrian streetscape by locating buildings and main entrances along the property line and parallel to the sidewalks. Proximity to the University of Guelph Campus and retail and commercial services also provide future residents the convenience to walk to their destination, reducing the need to travel by personal vehicles. Landscaping will be provided along both frontages of Building 1, including at the corner tower, where the main entrances are located. Building 2 will include landscaping along the frontage of the building. The landscaped areas along both the building frontages will enhance the public realm, improve the streetscape and frame main building entrances. Landscaping will be provided at the east and south property lines in order to screen surface parking and provide privacy to the properties along Evergreen Drive and 750 Gordon Street. The existing mature trees located along the eastern edge of the property will be retained. Additional trees will also be planted, where possible. Detailed landscape treatments will be determined during the Site Plan Approval process.

Figure 12 – Building 2 Corner Treatment Figure 11 – Building 1 Corner Treatment

4.2.3 Gateways (8.4) Major gateways are to be located in prominent intersections which are neighbourhood scaled gateways or at secondary entry points into the City. These gateways shall meet high standard design that is appropriately oriented to the public realm. Gateways to new neighbourhoods should enhance an entrance using elements such as landscaping, paving, lighting, and public art. Assessment: The intersection of Stone Road East and Gordon Street is identified as a Major Gateway under Envision Guelph. The proposed development has been oriented towards the streets to establish a pedestrian friendly environment. To highlight this important intersection as a focal point in the area, Building 1 is positioned to front the urban corner with the highest building element on site, a 12 storeys corner tower. The corner height is further reinforced by terracing the building down to 6 storeys to the east, and 10 storeys to the south along Gordon Street. Building 2, located along Gordon Street, is designed to continue the architectural expression of Building 1 and to enhance Gordon Street as a gateway. Building 2 includes a corner segment at 10 storeys which emphasizes the building entrances and frames the vehicular entrance of the site. The corner height is further reinforced by terracing the building down to 6 storeys at the south end. High quality design features have also been included to further enhance the public realm through the use of consistent cornice lines, building projections and recesses for both buildings. The buildings cumulatively contribute towards the creation of a dynamic skyline for this important gateway intersection.

4.2.4 Built Form: All Built Forms other than Low Rise Residential Forms, and Built Form: High Rise

Buildings Section 8.6 is generally consistent with Section 3.6.10 of the current Official Plan. Additional details that are applicable to the proposed development are noted below: Section 8.6

Corner buildings shall address both streets by the use of articulated facades.

Buildings that are adjacent to the street edge with high public visibility shall incorporate elements such as increased height, high quality finishes and windows, roof features and building articulation to maximize public views.

Intersections of major streets shall be emphasized by placing buildings within close proximity and ensuring that building entrances are visible.

Long building facades or large buildings should include recesses, projections, windows, colonnades, landscaping and any other architectural elements that reduce visual effects of flat roof lines.

Buildings shall be designed to screen roof-top mechanical equipment from public view. Section 8.9

The City of Guelph classifies high rise building as 6 storeys or greater. New high rise buildings should act as a landmark with a distinct bottom, middle, top and interesting architectural features and roof treatments.

The tower portion may be slender and elegant to encourage tall building designs, with careful consideration of adequate spacing between towers to allow for solar access and privacy.

Floor plate sizes of the tower portion of the building may be limited to encourage slender and elegant tall building designs.

Built form studies addressing building massing, shadows, views and micro-climatic studies may be required to determine the potential impacts to the surrounding neighbourhood arising from tall buildings.

Assessment: Section 8.6 Public Realm is generally consistent with Section 3.6.10 of the current Official Plan; therefore, assessment against Section 3.6.10 of the Proposed Development continues to apply to the current Official Plan. Below is a review of the additional policies of 8.6 as well as an assessment against policies under 8.9. The corner of Building 1, located at the intersection of Gordon Street and Stone Road East, is accentuated with a 12 storeys corner tower to establish a focal point at the intersection of two arterial roads. The proposed buildings provide podiums, facade articulation, terracing and architectural elements to clearly define a pedestrian scale along the streets. The upper storeys of the buildings above the podiums contain different yet complimentary cladding to further articulate the buildings. The main building entrances and high quality design elements such as cornices, projections and recesses also assist in emphasizing and framing the corner. These design attributes create distinct bases, shafts and tops for both proposed buildings. The buildings have been designed to incorporate height transitions along the frontages of both streets:

Building 1 terraces down to 6 storeys in the easterly direction and to 10 storeys at the southerly direction.

Building 2 terraces down 6 storeys in the southerly direction and 8 storeys in the easterly direction.

These features emphasize the urban intersection of Gordon Street and Stone Road East enhancing this prominent location at the corner of two major intensification corridors. At a height of 6 storeys, the podiums provide strong datum lines above which the floor plates are reduced in size and are properly terraced. Furthermore, the proposed building mass finds an appropriate balance between building height and floor plate size to achieve a proper fit in the neighbourhood.

The main entrances are located at the corners of Building 1 and Building 2, are close to the street intersection and can directly be accessed from the sidewalks. A consistent setback of 6m has been provided parallel to the property lines. Within the setback, elements such as lighting and landscaping are provided to frame the walkways and building entrances. The proposed buildings contain recesses and projections on the buildings, complimented by cornices, to create well-articulated facades. The buildings provide a consistent street wall along Gordon Street and along Stone Road East. Furthermore, the 6 storeys high podium creates a strong pedestrian scale for both buildings, and modulates the height of the buildings, which assists in reducing any height impacts. The podium uses red brick cladding, while the upper floors use a lighter coloured grey brick cladding. These façade design features further help break down the mass of both buildings. During the months of September and March, residences along the west side of Evergreen Drive are not affected by any shadowing until after 2:00pm. Shadows move through the Evergreen properties after 2:00pm. Also during March and September, 750 Gordon Street is free of shadows until after 4:00pm. The sidewalk along Gordon Street is free of shadows. On Stone Road, the sidewalks are free of shadows after 2:00pm. As part of the revised submission, a full shadow analysis has been prepared and submitted by the GSP Group. The rooftop mechanical enclosure will be in keeping with the building design. Details will be submitted as part of the Site Plan Approval Process.

Figure 13 – Building 1 Main Entrance

4.2.5 Transition of Land Use (8.11) To achieve compatibility between different land uses, appropriate transitions through the provisions of roads, landscaping, spatial separation of land use and built form must be achieved. Buildings that exceed the height of adjacent buildings may require being stepped back, terraced or set back to reduce adverse impacts of adjacent property or streetscape as may be required from the City. Assessment The bulk of the building mass is located along the street frontages of Gordon Street and Stone Road East, with the highest building element located at the corner of the intersection. Building 1 is terraced to be under a 45 degree angular plane measured from the property line of the residences to the east. Building 2 is terraced at its southerly end to be under the 45 degree plane as measured form the property line of the adjacent 1 storey commercial building at 750 Gordon Street. Terracing the buildings allows for an effective transition between the proposed and existing buildings. The building heights, as configured, maintain privacy and solar access while eliminating height impacts against low rise residential properties to the east. In addition, the existing fence and mature trees along the east property line further assist in screening and buffering the adjacent residences. Zoning By-law (1995) – 14864 specifies a 45 degree angular plane measured from the centreline of the right-of ways to determine the maximum building height. Although the heights of the buildings are beyond this angular plane, the proposed design corresponds to the By-law’s intent of controlling building heights. This is achieved by:

Moderating height impacts at the pedestrian realm along the public streets by providing a stepback at the 6

th floor; and

Terracing both buildings down towards the adjacent properties, which are contained within the 45 degree plane as measured from the nearest common property line.

The above features are in keeping with good urban design principles espoused in both the in effect and draft Guelph Official Plans, which promote new buildings which create and support a well-scaled, and

Figure 14 – Building 2 Main Entrance

vibrant public realm and streetscape (8.2 Draft Official Plan, 2012), and reduced adverse impacts on adjacent properties (8.11 Draft Official Plan, 2012).

Figure 16 – Terracing Towards Evergreen Drive Properties

Figure 15 – Terracing Towards 750 Gordon Street Property

4.2.6 Parking (8.12) The draft Official Plan is generally consistent with Section 3.6.16 of the current Official Plan. Additional requirements from Section 8.12 are noted below.

Surface parking should be located at the rear or side of the building and not at the corners of a street intersection with well-articulated facade treatments.

Landscaping should be provided to act as buffer against residential areas or used to divide large parking lots into smaller sections using landscape strips and islands.

Pedestrian walkways from parking areas and municipal sidewalks to the main entrance(s) shall be safe, comfortable, accessible and articulated and must lead to building entrances.

Bicycle parking should be provided and located in close proximity to building entrances. Sheltered bicycle parking should be integrated in the built form.

With regard to underground and surface parking, underground parking must reduce conflict with pedestrians and minimize negative impact on the streetscape while surface parking must be separated by a landscaped strip or decorative fencing or walls.

Surface parking adjacent to ground-related residential uses should be separated by a landscaping and/or decorative fencing or walls.

As outlined in section 8.9, surface parking should be provided below grade with limited visitor parking. Above surface parking may be permitted.

4.2.7 Access, Circulation, Loading and Storage Area (8.13) Well-articulated and distinct pedestrian walkways should be placed along a building street frontage and linked to public boulevards, sidewalks, transit stops and other pedestrian systems. Pedestrian systems are to incorporate landscaping and pedestrian scale lighting and be defined by distinct materials and/or raised walkways. Internal driveways should be comfortable and safe for pedestrians, cyclists and vehicles. They should be landscaped, designed to interconnect adjacent properties for a cohesive circulation network, and used to divide large sites into a grid of blocks and roadways to facilitate safe pedestrian and vehicular movement. Loading bays, waste service areas and building utilities/mechanical equipment should be located within a building. If permitted outside a building it must be directed away from an intersection, public street, park, river, public open space or residential area or screened appropriately. Outdoor storage must not be located between a street edge and a building or a building and the intersection of streets. Assessment Parking has been screened from public view and is contained within the interior of the site. A total of 279 spaces have been provided, of which 123 are contained underground and 156 are located on the surface. A ramp at the northerly end of the subject lands is provided off Stone Road East to access the underground level. Where surface parking has been provided, it is contained within the site. No surface parking is situated between the building face and either the Gordon Street or Stone Road East frontages. Both the surface parking as well as ramp to underground has been buffered and screened from the adjacent residential areas through the use of fencing and mature tree to effectively break sight lines into the site from those areas. Both buildings include pedestrian walkways adjacent the main entrances, which front the streets. Access to these walkways is provided via stairs leading to the main entrances from the sidewalks. Walkways are also provided along the rear of the buildings, where additional entrances are located, for safe pedestrian access to the surface parking. The detailed landscape treatment along walkways will be determined as part of the Site Plan Approval process.

A total of 265 bicycle parking spaces have been provided within close proximity to the building entrances as well in the underground parking level. The subject lands are accessed by one shared driveway situated approximately mid-block along Gordon Street. This access leads to parking and loading areas, including garbage pickup. All vehicular access has been consolidated to this driveway, which has been designed to the minimum feasible width. Lighting and landscaping are provided along the sidewalks. Additionally, the proposed development integrates all service and utility areas within the site and within buildings. Garbage storage is contained within the proposed buildings. All service and utility functions are screened from public view and contained within the interior of the site. The lighting and landscape details will be determined during the Site Plan Approval process.

Figure 17 – Entrance to Surface Parking At Gordon Street

Figure 18 – Ramp to Underground Parking At Stone Road East

4.2.8 Lighting, Landscaping and Development and Safety (8.16 & 8.17) Buildings must have sufficient lighting levels for identification and safety purposes. Buildings and site lighting must be oriented and shielded to minimize infringement of light and creation of glare on adjacent properties or public roads. In addition, pedestrian scaled lighting on walkways, steps, ramps, transit stops and other features are to be provided. 8.17 Landscaping serves as visual interest by framing views and focal points, complimenting the built form and contributing to high quality public realm. If buffer strips are to be included, plant materials at maturity must form a visual barrier. 8.18 of the draft Official Plan is generally consistent with Section 3.6.12 and 3.6.21 of the current Official Plan. However, the additional requirements in Section 8.18 can be applied to the proposed development including providing adequate lighting in accordance with Sections 8.14 - 8.16 of the Draft Official Plan. Assessment The proposed development fronts onto Gordon Street and Stone Road East, providing “eyes on the street” for a safe pedestrian environment, as well as adequate lighting along the sidewalks. Additionally, site and building lighting will be provided and detailed at Site Plan Approval stage. As discussed earlier in this brief, landscaping is being provided to compliment the proposed buildings, the public streetscape and to buffer adjacent properties.

Figure 19 – Lighting at Surface Parking

5.0 Urban Design Action Plan (Final Draft – Adopted by City Council May 4, 2009) The Urban Design Action Plan outlines the importance of intensification corridors and the potential opportunities for redevelopment or infill development. While there are no urban design policies provided in the Urban Design Action Plan, an assessment on how the proposed development maintains the principles of good urban design and objectives of Intensification Corridors has been provided. The Action Plan states principles of good urban design. Below are the goals applicable to the subject development proposal:

1. Create communities where there are diverse opportunities for living, working, learning and playing.

2. Build compact communities that use land, energy, water and infrastructure efficiently and encourage walking.

4. Focus on “place-making”- developing infrastructure, spaces and buildings that are permanent and enduring, memorable and beautiful, adaptable and flexible, and ultimately valued.

8. Establish a pattern of interconnected streets and pedestrian networks in which buildings frame and address public spaces.

9. Allow for a range of architectural styles and expressions that bring interest and diversity while responding appropriately to the scale and materiality of the local context.

The Urban Design Action Plan recognizes Stone Road East and Gordon Street as intensification corridors. Overall, intensification corridors provide opportunities to accommodate growth, contribute to more efficient and complete communities, enhance mobility and improve visitor experience through intensification, place making and streetscape improvements along main transit corridors, and approach routes to the core of the city. The Urban Design action Plan includes objectives that promote medium to high density housing and pedestrian oriented mixed use developments and provide enhanced sidewalks and cycling facilities for comfort and safety along Intensification Corridors and other primary mobility corridors. Assessment The proposed development contributes to a diverse range of living options for students attending the University of Guelph. The rental units are located in close proximity to the University of Guelph and offer an alternative to living on university residences. The proposal offers a high density and compact built form along major streets well served by public transit. This enables efficient use of land/services and promotes active transportation. The proposed development offers a high standard of design. It provides appropriate visual emphasis along two major arterial roads/gateways of Gordon Street and Stone Road East. The proposal takes advantage of its location on Gordon Street and Stone Road East by fronting the buildings along the streets thus framing the streets and establishing an active streetscape. The streetscape is further enhanced with podiums, which create a pedestrian supportive scale. As well, a comfortable and safe public realm is supported through appropriate lighting, creating opportunities for passive surveillance and landscaping along the street frontages.

The buildings are sensitively designed, incorporating massing and façade features, which place the buildings appropriately in the existing context. The buildings use layered facades that articulate the building heights, incorporate features such as cornice lines and columns, and use brick and window systems in keeping with materials and facades in the general area. The buildings rise in height towards the intersection and terrace down to the adjacent properties thus creating a dynamic presence in the area’s skyline.

Figure 19 – Lighting at Surface Parking

6.0 Conclusion It is our conclusion that the proposed development is in substantial compliance with the principals of the applicable and (although not required to do so) with the emerging urban design policies applicable to this sit, as well as principles of good urban design. In this regard, the proposal:

Establishes the intersection of Gordon Street and Stone Road East as major gateway and focal point for the community.

Emphasizes the two intensification corridors by providing two prominent buildings with high quality design that denotes the subject site as a prominent intersection.

Includes massing that distinguishes podiums, the upper floors and tops of both buildings.

Locates the buildings along the street edges, fronting the street and corner intersections, defining a strong public realm.

Provides a built form that is pedestrian scaled with architectural features and building materials that contribute to the creation of a safe and active pedestrian streetscape.

Implements terracing to effectively provide a transition between the proposed buildings and the adjacent residential and commercial properties.

Does not create undue shadowing or overview impacts due to its siting, massing features, including locating maximum height at the intersection and landscape buffering.

Incorporates parking internal to the site, with appropriate landscaping to screen and buffer adjacent residential properties.

Places all service spaces internal to the site, buffered from the adjacent public streets. Respectfully submitted,

Moiz Behar, OAA, MRAIC , MCIP, RPP MBPD Inc.

APPENDIX E

REVISED – APRIL 11, 2012

AMENDMENT NO. __TO THE OFFICIAL PLAN

OF THE CITY OF GUELPH

Abode Varsity Living 716 Gordon Street


CITY OF GUELPH

BY-LAW NO. ________

A BY-LAW TO ADOPT AMENDMENT NO. XX

TO THE OFFICIAL PLAN OF THE

CORPORATION OF THE CITY OF GUELPH The Council of the Corporation of the City of Guelph, in accordance with the provisions of Sections 17 of the Planning Act, R.S.O. 1990, c. P. 13, HEREBY ENACTS AS FOLLOWS: 1. Amendment No. XX to the Official Plan of the City of Guelph consisting of the attached text and

map schedules is hereby adopted. 2. The By-Law shall come into force and take effect on the day of the final passing thereof. READ A FIRST AND SECOND TIME THIS ____ DAY OF ____________, 20___. READ A THIRD TIME AND FINALLY PASSED THIS ___ DAY OF __________, 20___. _____________________ ________________________ Clerk Mayor Certified that the above is a true copy of By-law No.____ as enacted as passed by the Council of the Corporation of the City of Guelph on the ____ day of __________, 20___. _________________________ Clerk


AMENDMENT NO. __TO THE OFFICIAL PLAN

OF THE CITY OF GUELPH

Abode Varsity Living 716 Gordon Street

PART "A" - THE PREAMBLE - does not constitute part of this Amendment. PART "B" - THE AMENDMENT - consisting of the text and map schedules of Amendment No. XX PART "C" - THE APPENDICES - do not constitute part of this Amendment.

REVISED – APRIL 11, 2012 SECTION 1 – TITLE AND COMPONENTS This Amendment shall be referred to as Amendment No. __ to the Official Plan of the City of Guelph. Sections 1 to 4 inclusive of this document shall constitute the Amendment. SECTION 2 – PURPOSE OF THE AMENDMENT The purpose of the amendment is redesignated land known municipally as 716 Gordon Street from General Residential to High Density Residential with site specific policies. The Amendment would allow for the development of a student apartment building with a maximum density of 200 units per hectare. SECTION 3 – BASIS OF THE AMENDMENT The Official Plan Amendment will permit the development of an apartment building with a maximum density of 156 units per hectare. In the last 5 years, the Province of Ontario has introduced new policies to promote the efficient use of land and infrastructure through increasing residential densities in built-up areas. In implementing Provincial policies (Provincial Policy Statement and Growth Plan for the Greater Golden Horseshoe), the subject site has been designated as part of an ‘Intensification Corridor’, intended for higher density development. Provincial planning policies promote intensification and redevelopment to create a compact, pedestrian-oriented urban form which efficiently uses existing infrastructure. Provincial policy promotes housing to meet specialized needs and the Amendment will provide for required student housing in the City of Guelph. The Amendment meets these objectives. The Amendment will provide for a development that contributes to a healthy, liveable and safe community through the provision of appropriate housing for the student population that is in walking distance to the University of Guelph. The subject site is well serviced by Guelph public transit, GO service, Greyhound and on-road bike lanes. The Amendment meets the intent of the 'High Density Residential' designation, as outlined in the existing OP, by providing greater housing densities that support transit and provides for a variety of housing types and forms in the community. The Site also forms part of the “Intensification Corridor”, which is intended to provide a focus for higher density mixed use development.

The requested site specific policy to permit 156 units per hectare is in keeping with provincial directive for intensification and assists in meeting the student housing needs in the City. The Shared Rental Housing study currently being undertaken by the City clearly illustrates the existing challenges in providing student housing and the Amendment offers an opportunity to address the issues related to student housing. The findings of the site specific Traffic Impact Study, the Functional Servicing Report, Tree Inventory and Shadow Analysis support the designation of the site to high density residential. The building has been designed to include high-quality materials, complimentary colours, detailing, appropriate massing and asymmetrical building lines to continue the urban character of area surrounding the University of Guelph. Architectural features, such as glass and terracing create visual interest. The building location and landscaping along the street edge will create a comfortable pedestrian realm. In summary, the Amendment is consistent with the Provincial Policy Statement and complies with the Growth Plan, is in the public interest and represents good planning.

REVISED – APRIL 11, 2012 SECTION 4 – THE AMENDMENT The Official Plan for the City of Guelph is hereby amended as follows: ITEM 1: The purpose of ITEM 1 is to replace the General Residential designation on land identified Schedule ‘A’ and known municipally as 716 Gordon Street with the High Density Residential designation.

Official Plan Schedule 1, entitled ‘Land Use Plan’ is hereby amended in accordance with the following mapping:

REVISED – APRIL 11, 2012 ITEM 2: The purpose of ITEM 2 is to permit a maximum density on land identified Schedule ‘A’ and known municipally as 716 Gordon Street of 156 units per hectare. The following site specific policy is added to Section 7.2 (High Density Residential Land Use Designation):

In spite of the maximum density provisions of Policy 7.2.43, the net density of residential development on lands known municipally as 716 Gordon Street, shall not exceed 156 units per hectare.

APPENDIX F


THE CORPORATION OF THE CITY OF GUELPH

By-law Number (2012)-XXXXX

A by-law to amend By-law Number (1995)-14864, as amended, known as the Zoning By-law for the City of Guelph as it effects property known municipally as 716 Gordon Street and legally described as Part of Block A, Registered Plan 552, City of Guelph.

Whereas Section 34(1) of The Planning Act, R.S.O. 1990, c.P.13 authorizes the Council of a Municipality to enact a Zoning By-law; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF GUELPH ENACTS AS FOLLOWS:

1. By-law Number (1995)-14864, as amended, is hereby further amended by transferring property described as Part of Block A, Registered Plan 552, City of Guelph, and municipally known as 716 Gordon Street, to permit an apartment residential development.

2. Section 4.13.4.3, 4.16.2, 5.4.1 and 5.4.2 of By-law (1995) – 14864, as amended, is hereby further

amended as follows:

5.4.3.1.XX R.4A-XX 716 Gordon Street As shown on Defined Map Number 40of Schedule “A” of this By-law. 5.4.3.1.XX.X Permitted Uses Apartment Building Nursing Home Home for the Aged Retirement Residential Facility Maisonette Accessory Uses in accordance with Section 4.23 Home Occupation in accordance with Section 4.19 5.4.3.1.XX.XX Definitions Notwithstanding the definition of “Apartment Building” in Section 3.1.58 b), an Apartment Building for the purposes of R.4A-XX shall be defined as:

"Apartment Building" means a Building consisting of 3 or more Dwelling Units, each providing up to 5 units for hire or gain directly or indirectly to persons, where access to each unit is obtained through a common entrance or entrances from the Street level and subsequently through a common hall or halls, but does not include a Maisonette Building.


5.4.3.1.XX.X Regulations In accordance with the provisions with Section 5.4.2 of Zoning By-law (1995)- 14864, as amended, with the following exceptions and additions: 5.4.3.1.XX.X.X Maximum Density Notwithstanding the provisions of Table 5.4.2, Row 5, the maximum density shall be 156 dwelling units per hectare, whereas a maximum density of 150 units per hectare is permitted. 5.4.3.1.XX.X.X Minimum Rear Yard Setback Notwithstanding the provisions of Table 5.4.2, Row 9, the minimum rear yard setback shall be 19.6 metres, whereas a minimum rear yard setback of 39.2 metres is required . 5.4.3.1.XX.X.X Maximum Building Height Notwithstanding the provisions of Table 5.4.2, Row 10, the maximum building height shall be 12 storeys for the first building and 10 storeys for the second building, whereas a maximum height of 10 storeys is permitted 5.4.3.1.XX.X.X Maximum Floor Space Index Notwithstanding the provisions of Table 5.4.2, Row 18, the maximum floor space index of 2.5, where a maximum of 1.5 is permitted. 5.4.3.1.XX.X.X Minimum Required Parking Spaces Notwithstanding the provisions of 4.13.4.3, the minimum required parking spaces shall be 1 parking space per dwelling unit , whereas a minimum of 1.5 spaces the first 20 dwelling units and 1.25 spaces for each unit thereafter is required. In addition, 15 visitor parking spaces shall be required. 5.4.3.1.XX.X.X Maximum Angular Plane Notwithstanding the provisions of 4.16.2, a maximum angular plane of 57 º from Stone Road and 61 º from Gordon Street angular plane, where a maximum angular plane of 45º is permitted.

3. Schedule ‘A’ of By-law (1995)-14864, as amended, is hereby further amended by deleting Defined Area Map 40 and substituting therefore a new Defined Area Map 40 attached hereto as Schedule ‘A’.

4. Where notice of this by-law is given in accordance with the Planning Act, and where no objection has been filed within the time prescribed by the regulations, this by-law shall come into effect. Notwithstanding the above, where notice of objection had been filed within the time prescribed by the regulations, no part of this by-law shall come into effect until all of such appeals have been finally disposed of by the Ontario Municipal Board.

PASSED this _______________ day of ________________, 20_____


Karen Farbridge, Mayor Blair Labelle, City Clerk


EXPLANATION OF PURPOSE AND EFFECT AND KEY MAP FOR BY-LAW (20XX)-XXXXX

1. By-law Number (20XX)-XXXXX has the following purpose and effect:

This By-law authorizes a Zoning By-law Amendment affecting land known municipally as 716 Gordon Street in the City of Guelph. The proposed zoning amendment would rezone the site from Specialized Service Commercial 1-11 (SC.1-11) Zone to a specialized High Density Apartment (R.4A) Zone, to permit a residential apartment.

The proposed zoning amendment was considered by Guelph City Council at a Public Meeting held on January 17th, 2011.

Further information may be obtained by contacting or visiting Planning Services, 837-5616, City Hall, Guelph, Ontario.

Persons desiring to officially support or object to this zoning amendment must file their support or objection with the City Clerk, City Hall, Guelph, as outlined on the page entitled “Notice of Passing”. Any comments or objections which you may have previously submitted are considered to have been unofficial and for the City’s guidance only.

2. Key Map showing the location of the lands to which By-law Number (20XX)-XXXXX applies:

KEY MAP


Page 4 of By-law Number (20XX)-XXXXX

Schedule ‘A’

abode varsity living inc. planning justification report

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