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CITY COUNCILAGENDA

of 1 CITY OF GUELPH CITY COUNCIL AGENDA

DATE February 8, 2010 – 6 p.m.

Committee Room C (Room 137)

Please turn off or place on non-audible all cell phones, PDAs, Blackberrys and pagers during the meeting.

Guelph Innovation District Information Session

Glenn Pothier:- Welcome and introductory remarks 1.

Joan Jylanne:- Guelph Innovation District overview and related initiatives 2.

Glenn Pothier:- Implementing the Guelph Innovation District: participant 3.engagement

vision and principles•implementation roles overview and exercise•proposed plan for proceeding•

Next Steps4.

Open Forum5.

Closing Remarks6.

Council Appointments to the Social Services and Housing Committee

THAT Resolution #4 of the Council Meeting held February 1, 2010 be rescinded;

AND THAT Councillors Findlay, Hofland, Laidlaw, Piper and Mayor Farbridge be appointed to the Social Services & Housing Committee for a term ending November 30, 2010;

AND THAT Councillor Laidlaw be appointed Chair of the Social Services & Housing Committee.

ADJOURNMENT

1

Guelph Innovation District

City Council Workshop – February 8, 2010

2

Guelph Innovation District Secondary Plan

Study Area

Total Area 453 ha. Provincial 233 ha. Private 122 ha. City 99 ha.

Total Gross Dev’p 206 ha.

Downtown

Study Area

3

Lands offer an important opportunity for the City to:

meet the goals of the Growth Plan by creating a compact •mixed use community that is sustainable, efficient and supports choice;

conserve natural and cultural heritage resources;•

support Prosperity 2020 which includes an Agri-Innovation •Cluster by providing employment lands;

support the Waste Resource Innovation Centre; and•

strive for carbon neutrality and put the Community Energy •Plan into practice .

Legislative requirement to develop a land use policy framework


4

Secondary PlanGrowth Management•

& Land Use

Natural & Cultural•

Stewardship

Community Energy PlanEfficiency•

Renewable Sources•

Distribution Systems•

Economic Development

StrategyAgri- Innovation Cluster•

Green Jobs•

ICT Sector•

Project Integration

5

VisionPrinciples

Development Plan

Secondary Plan

Growth

Management

Community

Energy Plan

Economic

Development Strategy

Prosperity 2020

Agri-Innovation Cluster

IntegrationBackground/Technical Work

Public Consultation

Communication

Project Integration

6

Plan for a City population of 175,000 by 2031•54,000 more people and 32,400 additional jobs•

Guelph Innovation District Contribution•3,000 – 5,000 people•8,000 – 10,000 jobs•

Density Requirements•50 persons/jobs per ha. in “Greenfield Area”•40% of all future growth to occur within “Built-up Area” after 2015•

Residential Growth to be focused within an urban village •

Local Growth Management Strategy

An opportunity to create a compact mixed use community

6

7

Diversify Guelph’s economy and help balance residential •and employment tax base by providing employment landsSupport and strengthen agri-innovation sector•

Agri-business, food and wellness•Convergence of agri-technology, advanced manufacturing, •bio-sciences, food, health, alternative energy and the environment

Create investment and green jobs•Attract and develop talent•Accelerate commercialization of research discoveries •

Economic Development Strategy

An opportunity to support Prosperity 2020 which includes an Agri-Innovation Cluster

7

8

The Secondary Plan will consider: local energy generation and distribution;•mixed land uses (support live, work, play and learn •activities), transit supportive densities;design around minimum transport and minimum water •needs;pedestrian orientated development and transit choices;•efficient building standards and construction;•site orientation;•green roofs; and•open spaces retention (respects water resources and •natural heritage).

Community Energy Plan

An opportunity to strive for carbon neutrality

8

9

Preferred Land Use Concept•

Draft Vision•

Draft Planning and Development Principles•

Area Structure Plan•

Where have we landed


10


Preferred Land Use Concepts (April, 2008)

York R

oad

Stone

Roa

d

Stone

Roa

d

York R

oad

Victoria Road S

Victoria Road S

Watson Road S

Watson Road S

11

Draft Vision

The Guelph Innovation District will be a new kind of

employment area in the city.

It will strive to be carbon neutral;house an innovation cluster with thousands of employment opportunities; andoffer an urban village with appealing places to live,

work, play and learn in a setting that is rich in natural and cultural heritage.

12

Create a compact, mixed use community at transit supportive •

densities

Support a wide range of employment uses including an Agri-•

Innovation Cluster

Support a diverse residential mix in a village-like setting•

Preserve and protect a Natural Heritage System, respecting •

the District’s topography and sightlines

Create an accessible network of parks and public spaces that •

is connected to the Natural Heritage System

Encourage the preservation, celebration and adaptive reuse of •

the District’s cultural heritage resources

Draft Planning and Design Principles


13

Create a framework to work toward carbon neutrality•

Support an integrated energy system•

Integrate the District with the rest of the City•

Encourage urban/architectural design that reflects the District’s •

setting, adjacent uses, and distinguishing characteristics

Showcase sustainable, green and innovative development•

Provide a rational and efficient transportation system that •

prioritizes pedestrians, cyclists and transit users

Support a flexible and phased development implementation •

strategy

Draft Planning and Design Principles


14


Area Structure Plan

15

Develop Three Alternative Design Scenarios•

Hold Public Meeting - Present and Evaluate Designs•

Identify Preferred Design Scenario •

Elaborate Preferred Design Scenario•

Identify Infrastructural Requirements–

Prepare Design Guidelines–

Define Implementation Plan–

Prepare Draft Secondary Plan•

Hold Public Meeting – Present Draft Secondary Plan•

Finalize Secondary Plan•

Statutory Public Meeting•

Moving Forward – Next Steps


16

Guelph Innovation District

Thank You

Background Material

Guelph Innovation District – Secondary Plan

City of Guelph Council Workshop

February 8, 2010

Contents 1.0 Guelph Innovation District - Secondary Plan Work ......................................................................... 1

1.1 Phase I - Background Report (March 2005) ................................................................................. 1

1.2 Phase II – Land Use Scenario (March 2007) ................................................................................ 8

1.3 Provincial Authenticity Work (November 2007) .......................................................................... 9

1.4 Phase III – Secondary Plan Preparation ...................................................................................... 10

1.4.1 Design Charrette (April 2008) ............................................................................................ 10

1.4.2 Community Meeting (June 2009) ....................................................................................... 13

1.4.3 Vision Statement ................................................................................................................. 14

1.4.4 Planning and Design Principles .......................................................................................... 14

1.4.5 Area Structure Plan ............................................................................................................. 15

1.5 Next Steps ................................................................................................................................... 15

2.0 Guelph Innovation District - Municipal Interests & Project Integration ........................................ 17

2.1 Growth Management Strategy Connections ............................................................................... 19

2.2 Economic Development Strategy Connections ........................................................................... 20

2.3 Community Energy Plan Connections ........................................................................................ 22

3.0 Guelph Innovation District - Development Opportunities and Challenges .................................... 24

4.0 Guelph Innovation District - Moving Forward on the Secondary Plan .......................................... 26

Background Material – Guelph Innovation District Council Workshop - Feb. 8, 2010 Page 1

1.0 Guelph Innovation District - Secondary Plan Work A Secondary Plan has been initiated for the Guelph Innovation District to determine an appropriate land use framework for the district, in consultation with the community that recognizes the diversity of the area and protects natural and cultural heritage resources. The Secondary Plan will form part of the City’s Official Plan and be guided by the City’s Strategic Plan.

Study Background

The Guelph Official Plan currently designates much of the Guelph Innovation District as Special Study Area. The designation was applied to the lands in response to a number of future land use uncertainties in the area including: the closing of the Guelph Correctional Centre and the Wellington Detention Centre; site servicing; closed aggregate operation south of Stone Rd.; significant natural and cultural heritage resource features; major industrial operation, i.e. Cargill; and City operations, i.e. Waste Resource Innovation Centre. The goal of the Special Study Area and of this Study is to engage “landowners, government agencies, and the general community to determine a future land use concept. The area has a diversity of existing and potential land use activities and a holistic examination of land use, servicing, transportation and community needs is required”.

Study Status

The Secondary Plan work is proceeding in three stages. A pause was taken after Phase II in 2007 to provide an opportunity for the Province to conduct its own research and public consultation process in order to arrive at a development scenario for their lands.

• Phase I – Background Report Completed • Phase II– Land Use Scenario Completed • Provincial Authenticity Work • Phase III – Secondary Plan Preparation Underway

1.1 Phase I - Background Report (March 2005) Purpose: To compile land use and servicing information on the site based on a review of background documents and from selected interviews. The Background Report sets the historical context and describes the planning framework for the lands; describes and analyses existing land uses, cultural heritage resources and natural heritage features; and investigates servicing and transportation infrastructure.

Natural heritage features identified in the Background Report are being updated based on the city-wide Natural Heritage Strategy work underway. In addition,


cultural heritage resources are being refined based on work undertaken by the Ontario Realty Corporation and expertise from the City’s Municipal Heritage Committee.

Public Consultation: Individual interviews were held with selected stakeholders and an information meeting was conducted to introduce the project. The key points expressed by stakeholders included:

• Turf Grass Institute & research lands provide forum for climate change, urban pollution & effect on vegetation – studies long term & location optimal

• Better Beef faces expansion difficulties & makes a big contribution as a major employer

• Better Beef has interests in operating a bio-diesel plant to run processing and current site issues include access, rail connection, water and wastewater, and power generation

• ORC has two surplus parcels – Reformatory and Detention Centre site, due diligence work is underway

• Need to consider Guelph Junction Railway • Need additional employment land – small and large parcels • Need to balance tax base by focusing on employment • Concerns over rezoning existing residential areas • Stone Rd. and Victoria Rd. intersection underused along with Stone Rd. north

frontage – office possibility • Trails along railway and top of bank on southwest side • Protect ANSI (old quarry) and eastern natural formation • High siltation at lower portion of Clythe Creek • Waste Innovation Resource Centre odour issues • No more residential land near Waste Innovation Centre

As part of the Phase I consultation process, the Ontario Realty Corporation submitted the following land use concept for their land holdings (see Figure 1).


Figure 1: ORC Land Use Concept (2005)

Action: A background report was accepted by City staff and serves as the foundation for the Secondary Plan work. As noted earlier, components of the background work are being updated. Key background information is presented below. Figure 2 outlines the Study Area showing major land ownership and land areas.


Figure 2: Land Ownership and Development Potential

Ownership Total Area (ha.)

Developed Cultural Landscape

Natural Heritage System

Gross Developable Area

City Owned 99 16 30 53 Provincially Owned

233 11 21* 100 101

Privately Owned

122 24 46 52

TOTAL 453 51 21 176 206 *Outside of Natural Heritage System

Servicing and Infrastructure

The site is bounded by two north-south roads, Victoria Road and Watson Parkway, and two east-west roads, York Road and Victoria Road. These roads are classified as arterials and are designated truck routes. All of these roads are experiencing increasing traffic volumes and will be impacted by the future development in the


GID. Roadway improvements that have been previously identified to accommodate future growth by various EA studies are:

• Stone Road EA (2002) recommends a 4-lane cross-section between Victoria Road and Watson Parkway;

• Victoria Road EA (2005) recommends a 4-lane cross-section between York Road and south of Stone Road; and

• York Road EA (2007) recommends a 4-lane cross-section between Victoria Road and Watson Road.

The properties within the site are connected to these arterial roads via Dunlop Road and private driveways. The existing bus routes that service the site can be easily extended to service future uses to link the Downtown, Stone Road Mall shopping center and the University of Guelph, which are primary nodes of transit activities. The site also features tracks that belong to Guelph Junction Railway that runs north-south to provide service for goods movements.

The main components of trunk water distribution and wastewater collection infrastructure are in-place on existing periphery roads around the Guelph Innovation District that will connect to future local services within the GID. There are, however, a number of key off-site water and wastewater linear infrastructure upgrades required in order to service this future development. The City’s “Water and Wastewater Servicing Master Plan” (2009) has identified upgrades to 1) the York Trunk Sewer that conveys wastewater from the GID lands along the Eramosa and Speed Rivers from Victoria Road to the Wastewater Treatment Plant, and 2) the Clythe Reservoir Feedermain on York Road from the F.M. Woods Booster Pumping Station to the Clythe Reservoir. In 2010, Engineering Services staff will commence a Municipal Class Environmental Assessment for these projects. Design and construction of this infrastructure has been identified for the 2011-2014 timeframe in the capital forecast.

A stormwater management (SWM) system will be required for the GID lands. The SWM system will incorporate low impact development (LID) or ‘green infrastructure’ to manage stormwater on a local scale in concert with a conveyance system (underground pipes and swales) and approximately 5-8 SWM Ponds located at the low elevations on the GID site. The SWM Ponds will improve stormwater quality and control the flow of runoff to the Eramosa River from large storm events. There are three (3) existing publicly-owned stormwater management (SWM) ponds (#38, #96, and #104) within the GID that collect runoff from roads and areas external to the GID.


Natural Heritage System

A Natural Heritage System, consisting of a network of natural areas and features, is being developed within the City that contributes to a healthy and attractive City that is environmentally and socially sustainable. The Natural Heritage System and policies will be included in the Official Plan.

The Guelph Innovation District has several Natural Heritage features shown in Figure 3 that are intended to be protected:

• Significant Woodlands • Significant Valleylands • Surface Water and Fisheries Resources • Significant Wetlands • Provincially Significant Areas of Natural and Scientific Interest • Significant Wildlife Habitat • Naturalization/Restoration Areas

Figure 3: Proposed Natural Heritage System


Cultural Heritage Resources (Under Review)

The City of Guelph maintains a Municipal Register of Cultural Heritage Resources and an inventory of potential sites for inclusion on the inventory. The City has recognized nine sites on the Guelph Innovation District lands, including the Provincial Correctional Centre complex (see Figure 4). In 2006, the Province identified the Guelph Correctional Centre as a provincially significant property after a comprehensive study of Ontario’s correctional facilities. Thirteen buildings and the associated landscape were identified as heritage resources. In May 2009, the Province completed a Heritage Conservation Plan (HCP) for the property. The HCP recognizes a range of cultural heritage features including historic buildings, heritage landscapes, and views. The intent of the HCP is to connect or integrate cultural heritage resources into proposed land uses and provide an approach for balancing the conservation of heritage value with ongoing and new uses.

A Stage 2 archaeological assessment has been completed on the Guelph Correctional Centre, Turfgrass Institute Area and City Owned Lands resulting in no significant sites being identified. However, the work did identify the need for a Stage 3 (site specific assessment) on one site on City owned lands and on two sites within the Turfgrass Institute area.

The Secondary Plan for the Guelph Innovation District will endeavour to protect the identified cultural heritage resources by providing a planning framework for changes in land use patterns and uses. It is imperative that new uses/functions are found for key cultural heritage resources since it will be change that saves them.

Figure 4: Cultural Heritage Resources


1.2 Phase II – Land Use Scenario (March 2007) Purpose: The Phase II Report analyzed a number of land use scenarios against established criteria to identify a preferred scenario. The evaluation criteria included:

• Environmental and Cultural Heritage Impact; • Serviceability, Transportation and Transit; • Conformance with Official Plan and Places to Grow; • Consistency with Municipal Strategic Directions; • Compatibility with Existing and Surrounding Uses;and • Market Feasibility and Municipal Financial Impact.

Public Consultation: A community workshop was held were participant’s evaluated seven land use scenarios focusing on environmental, cultural heritage, transportation and transit, and land use compatibility criteria. On the Reformatory side of the property, participants preferred natural uses (fronting York Road), institutional uses for the Reformatory and mixed use employment near Dunlop Drive or modified to include some residential lands between the natural and institutional area. On the turfgrass side, participants preferred institutional and mixed use employment. Some support for all residential use or all institutional use was also expressed.

Action: Council passed the following motion in response to the Phase II Report:

“That the York District Preferred Land Use Scenario be received and used as the basis for the development of final land use strategy for the York District lands” (see Figure 5).


Figure 5: Preferred Land Use Scenario (March 2007)

1.3 Provincial Authenticity Work (November 2007) Purpose: The City suspended further work on the Guelph Innovation District lands in order to provide the Province with time to conduct its own research and public consultation process in order to arrive at a development scenario for their lands.

Public Consultation: The Authenticity work included the establishment of a number of roundtables to develop ideas around:

• Research/Development/Innovation; • Light Manufacturing/Office/Retail; • Residential/Mixed Use; and • Culture/Design/Creative Enterprise.

A series of townhall meetings were also held providing the general public with a consultation opportunity.

Action: The Authenticity Report presented the following Development Scenario when it was released in November 2007 (see Figure 6). A link to the report is provided on the City’s website www.guelph.ca/innovationdistrict.


Figure 6: Authenticity Development Scenario

1.4 Phase III – Secondary Plan Preparation

1.4.1 Design Charrette (April 2008) Purpose: Following the release of the Authenticity Report, a design charrette was held to reinitiate the Secondary Plan work and present a hybrid land use concept which built upon the Phase II preferred land use concept and the Authenticity Development Scenario. The Charrette provided the public with an opportunity to input into development of land use concepts for the area including the range of uses.

Public Consultation: Participants divided into groups to discuss the hybrid plan – its vision, functionality, land use categories and design guidelines.

Land use and design comments expressed:

• Showcase Guelph’s environmental commitment – sustainability vision • Focus on innovation, “green” industries, R&D and partnerships with

University of Guelph • Integrate land uses – 24/7 uses, porous community • Create an urban village • Protect important views to and from the site • Building heights should respect Guelph and site topography


• Retain residential character south of Stone Road • Create pedestrian linkages across the river • Minimize impacts from heavy industry – noise, dust, odour, vibration • Create north-south linkages within the site • Pleasing designs and facades

Sustainability comments expressed:

• Environmental leadership: support alternative energy sources, co-generation, LEED standards, ground water protection

• Foster urban agriculture • Integrate all modes of transportation, pedestrian and bike friendly • Design for public access to natural features/recreation • Define Natural Heritage buffers • Ensure adaptive reuse and protection of historic buildings • Preserve heritage landscapes

Action: Two hybrid land use concepts were presented to the public at the design charrette (see Figure 7).

Figure 7: Hybrid Land Use Concepts


Land Use Definitions

Residential Mixed Use: Lands that accommodate a range of residential types in many possible configurations, resulting in vibrant pedestrian oriented medium-high density developments. Focus of development is on mixed-use residential and live-work opportunities. Compatible local commercial, recreational and small scale institutional uses maybe permitted.

Neighbourhood Commercial: Lands that accommodate commercial development that primarily serves the shopping needs of residents living and working in nearby neighbourhoods and employment district. Institutional and small scale office uses may be permitted where compatible. Medium density multiple unit residential buildings and apartments may also be permitted provided the principle commercial function is maintained.

Service Commercial: Commercial uses that serve the local community or highway, including:

• Gas bars • Restaurants • Hotels • Small offices • Medical clinics

Institutional: Lands that accommodate a range of institutional uses including:

• public buildings • universities, colleges • social and cultural facilities • research and development facilities • hospitals • residential care • health care facilities

Secondary residential development may be permitted (e.g. university residence)

Employment Mixed Use: Lands that accommodate: • high quality, light manufacturing,

research and development facilities • office development • laboratories • administrative centres • utilities • knowledge based technology

Compatible institutional, residential and accessory commercial development may be permitted


Industrial Employment: Lands that accommodate a range of manufacturing and industrial uses that may be unsuitable for mixed use development. Examples include:

• The manufacturing, fabricating, processing, assembly and packaging of goods, foods and raw materials

• Recycling facilities • Research and development facilities • Repair and servicing operations • Laboratories

1.4.2 Community Meeting (June 2009) Purpose: A community meeting was held on the Secondary Plan to: present the City and Provincial work underway; discuss how recent initiatives such as the local growth management strategy, economic development strategy and community energy plan will influence the Secondary Plan; present next steps; and provide an opportunity for public engagement.

Public Consultation: Participants were divided into three groups – Economic Development Cluster, Natural and Cultural Heritage, and Community Energy to discuss how to integrate areas/issues into the Guelph Innovation District Secondary Plan. The following insight was shared:

Economic Development Cluster Strategy

• Promote entire city - don’t narrow focus too much, give industry choice, cluster industry types

• Commercialize on research & development, production oriented with smaller non-intrusive businesses, office space, electronics industry – research & manufacturing, agriculture, food processing, biomaterials, green industries, environ. research & engineering

• High tech companies, smaller businesses, co-op student employers more likely to support live/work arrangements

• Green focus & LEED Village

Community Energy Plan

• Green focus, carbon/energy neutral – zero footprint • City must require energy features • Educate industries to see value of being green • Use solar, wind, river, Waste Innovation Centre & Cargill uses, bioenergy, heat

sink, geothermal, methane, rainwater harvesting • District Energy - Heat and Power • Broadband, fibre-optic, telecommuting, control wiring – networks, smart-meters

and sub-metering • Not just technology – behaviour change, education


• Carbon credit system, zero footprint for approval, density codes, stimulus money – upfront efficiencies

Natural and Cultural Heritage

• Promote broad spectrum of uses that are compatible – showcase environmental/sustainable living, working, playing and learning

• Community within itself • Connections with the surrounding Ward, University and rest of the City • Urban agriculture, community garden, community food restaurant • Rail access, bike lanes, car share, electric car plug-ins • Reuse reformatory (education uses – infant to seniors, office, retreat, museum,

restaurant, interpretive/conference/community centre, residential) • Showcase/tourist potential – interpretive/commemorative plaques, streets, trails,

events, guided walks • Promote public uses and visual/physical access to natural heritage system • Low impact development – minimize pavement • Protect natural areas, trees/hedgerows, top of bank • Restore Clythe Creek Tributary connections • Respect topography

Action: Consultants were directed to develop a vision, planning and design principles, and three design scenarios for the lands. The following vision statement and planning and design principles have been developed. The development of design scenarios has been placed on hold.

1.4.3 Vision Statement The following vision statement has been drafted to reflect project integration and ensure site development addresses the character, activities, uses and meaning of the district:

The Guelph Innovation District will be a new kind of employment area in the city. It will strive to be carbon neutral; house an innovation cluster with thousands of employment opportunities; and offer an urban village with appealing places to live, work, play and learn in a setting that is rich in natural and cultural heritage.

1.4.4 Planning and Design Principles The following planning and design principles will guide the design and development of the site:

• create a compact, mixed use community at transit supportive densities, which is sustainable, efficient and provides choices for living, working, playing and learning;

• support a wide range of employment uses including those central to the development of Guelph’s Agri-innovation cluster, green jobs, and the Information and Communication Technology sector(ICT);


• support a diverse cross-section of residents with a mix of residential building types and tenures in a village-like setting;

• provide rational and efficient connections for all modes of transportation in a manner that prioritizes pedestrians, cyclists and transit users over drivers;

• integrate the District with the wider City making clear connections with the Downtown and the University of Guelph campus;

• encourage urban and architectural design that responds to the District’s setting, adjacent uses, distinguishing characteristics and edges;

• preserve and protect the extensive Natural Heritage System, respecting the District’s topography and sightlines;

• create an accessible network of parks and public spaces that serves the community and is connected to the Natural Heritage System;

• encourage the preservation, celebration and adaptive reuse of the site’s cultural heritage resources (buildings, structures and landscapes);

• create a framework for the District to work toward carbon neutrality thereby exceeding Community Energy Plan targets;

• support an integrated energy system that maximizes connections between energy generation opportunities and end users;

• develop a model community that showcases sustainable, green development, embraces innovation, and serves as a living laboratory; and

• support a flexible and phased development implementation strategy.

1.4.5 Area Structure Plan The Area Structure Plan presented in Figure 8 connects with the above planning and design principles and provides an illustrative framework for the three alternative design scenarios being developed for the site.

1.5 Next Steps The following next steps are envisioned to complete the Secondary Plan work:

• Develop Three Alternative Design Scenarios • Hold Public Meeting – Present and Evaluate Designs • Identify Preferred Design Scenario • Elaborate Preferred Design Scenario

o Identify Infrastructural Requirements o Prepare Design Guidelines o Define Implementation Plan

• Prepare Draft Secondary Plan • Hold Public Meeting – Present Draft Secondary Plan • Finalize Secondary Plan • Statutory Public Meeting


Figure 8: Area Structure Plan


2.0 Guelph Innovation District - Municipal Interests & Project Integration

The development of the Guelph Innovation District must consider a number of City roles including:

• Legislative requirement to develop a land use policy framework; • Legislative requirement to protect natural and cultural heritage resources; • Opportunities to implement a number of municipal initiatives (e.g.

Community Energy Plan, Economic Development Strategies); and • Corporate business needs as a landowner (e.g. operation of the City’s Waste

Resource Innovation Centre, Guelph Junction Railway, and future uses).

The Secondary Plan being developed for the Guelph Innovation District lands is in response to the City’s legislative requirement under the Planning Act to develop a land use policy framework for the property that will guide future land use, physical development, growth and change within the district that considers the social, economic, cultural and natural environment of the community. The Secondary Plan will be guided by fundamental principles, to be included in the City’s Official Plan, that are built upon the Corporation’s strategic goals.

The development of the Guelph Innovation District lands impact every one of the Corporation’s strategic goals: Urban Design and Sustainable Growth, Personal and Community Well-Being, Economic Opportunity, Arts Culture and Heritage, Government and Community Involvement, and Natural Environment.

The lands are essential to:

• meet our growth management targets and urban design directions; • provide diverse housing options and life-long learning opportunities; • support a thriving, sustainable and diverse workforce that have opportunities

to also live in the community; • capitalize on our cultural and heritage assets; • build partnerships and take a consultative and collaborative approach to

community decision making; and • reduce greenhouse gas emissions, and be a leader in natural resource

conservation.

The fact that these lands touch every one of the Corporation’s strategic goals means that it also impacts every one of the City’s Departments. The Secondary Plan process recognizes the opportunities these lands bring to implement a number of Corporate initiatives by making key connections between Community Design and Development Services (land use planning and engineering), Economic Development and Tourism, and Environmental Services (energy planning & Waste Innovation Resource Centre operations). The Secondary Plan work also recognizes the City’s


corporate business needs, e.g. operation of the City’s Waste Resource Innovation Centre.

The land use framework for the Guelph Innovation District will build off a number of key initiatives including:

• Growth Management Strategy • Community Energy Plan • Agri-Innovation Economic Development Cluster Strategy • Prosperity 2020 • Natural Heritage Strategy • Cultural Heritage Resources

The GID lands offer the best opportunity to showcase the implementation of the City’s growth management strategy, economic development strategy and community energy plan (See Figure 9).

Figure 9: Guelph Innovation District – Project Integration


2.1 Growth Management Strategy Connections The Greater Golden Horseshoe (GGH) is Canada’s and one of North America’s fastest growing regions. By 2031, the population of the GGH is expected to grow by an additional 3.7m to 11.5m, creating 1.8m new jobs. The GGH Growth Plan is a provincial initiative to address where and how this growth should be directed across the region. The Plan is based fundamentally on the understanding that “growth as usual” is unsustainable.

The City of Guelph has made a commitment under its local growth management strategy to plan for an additional population of 54,000 people and 32,400 additional jobs bringing the City population to 175,000 people by 2031. The strategy provides a balance of residential and employment areas, intensification areas, mixed use nodes and “urban villages” at transit supportive densities.

The growth plan establishes a density of 150 persons/jobs per ha. in the Urban Growth Centre (Downtown Guelph) and a density of 50 persons/jobs per ha. in the “Greenfield Area”. After 2015, 40% of all future growth must occur within the “Built-up Area”. The growth plan maintains a ratio of 57 jobs per 100 residents.

The Guelph Innovation District includes lands within the Built-up Area and the Greenfield Area. The area is targeted to accommodate 3,000 – 5,000 people and 8,000 – 10,000 jobs. Residential growth will be focused within an urban village.

Figure 10: Urban Village Concept

Economic Development Strategy Connections

E


2.2 Economic Development Strategy Connections The City of Guelph is undertaking a city-wide economic development and tourism strategy known as Prosperity 2020. The strategy is about sustaining and enhancing the City’s position as a competitive and prosperous location for private and public sector investment. The strategy will look at diversifying Guelph’s economy in a number of areas including:

• targeting growth in Agri & Enviro-tech, Advanced Manufacturing, Professional, Science and Business Services, ICT, Culture Tourism and Film;

• focusing on strategic partnerships and networks; and • dominating a green niche.

A Strategic Plan for the Guelph Agri-Innovation Cluster has been developed to support and strengthen the agri-innovation sector in the City of Guelph as part of the City’s broader efforts to diversify its economy. The cluster strategy builds upon Guelph’s recognized strengths in agri-business, and food and wellness, and the convergence of agri-technology, advanced manufacturing, bio-sciences, food, health, alternative energy and the environment. The actions are meant to create investment and green jobs, attract and develop talent, accelerate commercialization of research discoveries and foster economic development placing Guelph at the forefront of innovation as society adapts to a new environmental and health regime.

The strategy presents a number of actions that deal with cluster development, company development, land development, and cluster leadership and governance. While all of the City’s employment areas are important to the cluster, the strategy recommends a geographic focus formed by Downtown Guelph, University Research Park and the Guelph Innovation District (See Figure 11).

The Guelph Innovation District lands are a strategic resource for a Guelph Agri-Innovation Cluster and other economic development and tourism initiatives to be identified under Prosperity 2020.


Figure 11: Geography of the Guelph Agri-Innovation Cluster


2.3 Community Energy Plan Connections The City of Guelph endorsed the vision, goals and the directions provided in the Community Energy Plan (CEP) as the basis for community energy planning in Guelph. An energy plan provides a long-term look at how a community uses energy, to identify future energy needs for a growing municipality, and to guide future efficient and sustainable energy use in the City. The Guelph Community Energy Plan covers energy efficiency, renewable energy sources, and energy distribution system(s).

The CEP endeavours to meet the following city-wide targets:

• 50% less energy use per capita; • 60% less GHG emissions per capita; • Decouple energy consumption from population growth; and • Invest in the green economy & green jobs.

The Guelph Innovation District lands provide a key resource for implementing and going beyond the energy targets established in the Community Energy Plan. The lands present the opportunity to strive for carbon neutrality.

The Secondary Plan will be based on an energy distribution system, clustered renewable energy supply options (local heat and power) and support the use of renewable energy sources which may include solar thermal, solar photovoltaic, wind energy, and geothermal.

The Plan will be founded upon energy efficient land use patterns that go beyond the design of energy efficient buildings. The establishment of urban land use patterns and infrastructure are the direct responsibility of municipal government and have a direct impact on the full cycle of energy use. Density and mixed use affect the level of energy service requirements (e.g. commuting distances), design of intra-urban transportation systems, and the potential for waste heat use. The determination of land uses and their urban form also tend to be the least expensive action to implement with the greatest impact since it sets the foundation for other choices. The density and mixing of land uses and transportation options are essential to minimize energy footprints. The energy exerted to get to our daily activities is often greater than the energy used by individual buildings/activities. Essentially, how we connect our uses can really make a difference. Energy efficient land use patterns also support a number of other community objectives including improved air quality, accessibility of services, affordable housing and lifestyles, operational efficiencies, land preservation and general improvements to liveability.


The Secondary Plan will consider:

• local energy generation and distribution; • mixed land uses (support live, work, play and learn activities), transit

supportive densities; • encourage design around minimum transport and minimum water needs; • pedestrian orientated development and transit choices; • efficient building standards and construction; • site orientation; • green roofs; and • open space retention (respects water resources and natural heritage).


3.0 Guelph Innovation District - Development Opportunities and Challenges

The strategic importance of these lands to a number of municipal, provincial and even federal initiatives brings with it challenges and opportunities for synergies. In addition, the sheer size and characteristics of the site create a number of opportunities and challenges to its development. Figure 12 presents a summary of opportunities and challenges that have emerged throughout the Secondary Plan work thus far.

Figure 12: Opportunities and Challenges

Opportunity Challenge Department/Role Impact

Site size & characteristics – large enough to meet various land needs

Site size & characteristics – integrating various land needs

Policy Planning & Urban Design

Views and Vistas Natural/cultural features and compatibility with development


Land Ownership & Parcelization Ownership – Currently mainly public

Ownership – future ownership of provincial lands

Phase development based on lease obligations, market, etc. consider earlier development of former Wellington Detention Centre lands

Future of Turfgrass Institute and Agro-Forestry Research lands

Policy Planning & Urban Design, Economic Development

Parcelization – North of Eramosa River, remnant land northeast of Watson, south corner of Watson & Stone due to NHS


Natural Heritage System Natural Heritage System – fit with open space, recreational and trail opportunities

Natural Heritage System – fit with transportation and transit integration

Policy Planning & Urban Design, Engineering

Floodplain restrictions near Victoria and York


Cultural Heritage Resources Adaptive reuse of Heritage Buildings

Find compatible uses for heritage buildings


Potential use of cultural heritage landscape area for urban agriculture

Limited integration of new buildings into cultural heritage landscape area



Infrastructure - Transportation Use of Guelph Junction Railway for Goods and People Movement – mobility hub potential

Access to Railway & mobility hub location vs. density/land use locations vs. Natural Heritage System

Engineering

Pedestrian crossings of Eramosa River – connect land uses

Limited vehicle crossings of Eramosa River

Engineering

Transit Integration, pathway enhancement

Limited development footprint – natural and cultural heritage resource protection

Engineering

Access opportunities along Watson and York

Engineering

Victoria Rd. widening to 4 lane arterial could reduce access points

Engineering

Sustainable Development – Growth Management Opportunity to mix land uses and create higher density development forms (Energy Planning)

Achieving critical mass to achieve Vision

Policy Planning & Urban Design Environmental Services

Low Impact Development – SWM potential

Market demand realty (Economic Development)

Limitations of Secondary Plan to achieve carbon neutrality

Engineering

Economic Development Connections to University and Downtown – support agri-innovation cluster, transit and live/work opportunities

Market demand reality Economic Development & Tourism Services

Increase supply of economic development land adjacent to existing industrial park – equalize tax base

Compatibility of some employment forms with sensitive land uses, e.g. residentail

Economic Development & Tourism Services

Energy Planning Energy planning opportunities – proximity to energy sources, e.g. Cargill, Waste Resource Innovation Centre

Compatibility of heavy industrial uses with sensitive land uses

Environmental Services

Financial Increase tax base of the City and bring in more industrial based revenue

Fiscal implications of implementation

Finance, Economic Development & Tourism Services,

Cost and timing of servicing upgrades to accommodate density targets

Engineering, Finance


4.0 Guelph Innovation District - Moving Forward on the Secondary Plan

Movement on the Secondary Plan is essential to determine the appropriate land use vision and planning principles for the area that will address many of the development opportunities and challenges this land resource presents. The lands offer opportunities to assist in the implementation of a number of city wide initiatives including our growth management strategy, economic development strategy and Community Energy Plan. Determining the land use framework for the District will help the exploration of various implementation approaches and the City’s role(s) in making the vision emerge. The benefits and risks presented in Figure 13 speak strongly for moving forward on the Secondary Plan work as the City explores implementation approaches.

Figure 13: Moving Forward on the GID Secondary Plan

Benefits of Proceeding Risks of Not Proceeding Determine the development potential of the site

Project timing –FCM Green Municipal Fund application, public stakeholders impact

Help visualize, on the ground, how the land resource could help meet various City interests/initiatives

Delay stalls momentum from last public meeting where residents were excited to see design scenarios

Help flesh out challenges and opportunities of various development options for the site

Province might go ahead with disposition of the lands and go forward to propose its own Official Plan Amendment and market the property independently

Land use policy framework for the property determined by current Council

Provincial disposal of lands could occur without certainty over municipal land use policy framework for the site – could deal with a number of individual development queries for the site

Builds on momentum of approved growth strategy, new Official Plan policy framework, Economic Development Strategies - Agri-innovation Cluster and Prosperity 2020

Province could issue a Minister’s Zoning Order under Section 47 of the Planning Act

Provides planning context for development applications within and adjacent to the GID lands

Positive relationship with Provincial staff who are working with us on developing a mutually beneficial land use framework

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