That the application submitted by Walker, Nott, Dragicevic Associates Limited on behalf of the owner, Armel Corporation to vary the Official Plan for the Paisley/Imperial Node lands, consisting of five (5) properties, communally known as 926 Paisley Road, 950 Paisley To approve the street, 963 to 1045 Paisley Road, 19 and 71 Elmira Road South and 129 Elmira Road South, City of Guelph, to increase the total allowable gross floor area in Paisley/Imperial Node by 4,400 m2 from 52,600 m2 to 50 m20, pursuant to ATT-3 of Infrastructure, Development and Enterprise Report 17-67, dated June 12, 2017. That the application submitted by Walker, Nott, Dragicevic Associates Limited on behalf of the owner, Armel Corporation to amend the by-law of Zoning for the municipal property known as 963 to 1045 Paisley Road to increase the maximum gross floor area allowed from 20,851 m2 to 25,251 m2. approved, pursuant to ATT-4 of Infrastructure, Development and Enterprise Report IDE 17-67, dated June 12, 2017. That the application filed by Walker, Nott, Dragicevic Associates Limited on behalf of the owner, Armel Corporation to amend the By-law of zoning for the municipal property known as 963 to 1045 Paisley Road to increase the maximum permitted gross floor area from 20,851 m2 to 25,251 m2.
The purpose of the proposed Official Plan Amendment application is to increase the overall permitted GLA in the Paisley/Imperial Node by 4,400 m2 from 52,600 m2. The purpose of the proposed zoning bylaw amendment application is to increase the permitted GPA on the property municipally known as 963 to 1045 Paisley Road from 20,851 m2 to 25,251 m2. Evaluation of the proposal against the urban design concept plans, principles and illustrative diagrams for the Paisley/Imperial Mixed Use Node;.
In addition, the zoning change is consistent with the goals and policies of the Official Plan. Notice of the application to amend the zoning by-law was also provided with signs on site.
Attachments
15. Mixed-use community centers include land that contains existing uses as well as vacant land necessary to meet the identified needs of the city. The proposal will facilitate the development of the remaining phase of West Hills Square. The official plan regarding the allocation of retail GFAs to mixed-use nodes is intended to encourage mixed land use.
Medium and high density housing is designated within walking distance of the Paisley/Imperial Community-Mixed Centre. The applications in question to increase the GFA in the Node will allow for the full expansion of the permitted uses. If approved, the applications will allow for the development of the remaining phase of West Hills Plaza (963 to 1045 Paisley Road).
The Urban Design Concept Plans establish the general principles for the development of the hub. Through site plan approval of West Hills Phase III, staff will work with the developer to ensure that the proposed development complies with and implements key design elements of the Urban Design Concept Plan for the Paisley/Imperial Community Mixed Use Node. Engineering previously provided comments to the owner/developer as part of the West Hills Phase III site plan application.
Through the review of the site plan application for West Hills Phase III, pedestrian connections will be required.
Staff Report
Recommendation
Executive Summary
Report
The new terms of reference also set out areas of expertise that will be taken into account when appointing the committee. The toolkit forms the basis of the mandate for Heritage Guelph, which is outlined in the Terms of Reference. The City's Official Plan sets out the policy framework for the preservation of heritage resources in the city and Heritage Guelph's role in implementing those policies.
These changes are consistent with the Ontario Heritage Act and outline the Council's policy for the conservation of cultural heritage resources. The policy also outlines the matters on which Heritage Guelph will be consulted to provide advice to Council through staff. The new mandate includes areas of responsibility for Heritage Guelph as set out in the Official Plan through OPA 48.
Heritage Guelph is governed by the City's Bylaws and Advisory Board Meeting Procedures. The mandate also determines the management of order and procedures for the board. As such, they refer to the City's procedural rules and advisory committee meeting procedures.
Consultation with Heritage Guelph members resulted in recommended terms of reference, which received committee support. SE Heritage Guelph supports the proposed amended Heritage Guelph Committee Terms of Reference at the May 24, 2016 Heritage Guelph meeting, with minor clarifications to be confirmed by planning staff with the City Clerk. The terms of reference provide that the date and time of the meeting shall be set by the commission in consultation with the city clerk.
As an advisory committee to council, Heritage Guelph is required to report to council in accordance with the city's advisory committee meeting procedures. While the minimum is set out in the meeting procedures, the Commission of Heritage Guelph states that they will report their meeting agendas and minutes to City Council on a monthly basis.
Financial Implications
Consultations
Corporate Administrative Plan
HERITAGE GUELPH
Low Density Residential
This designation applies to residential areas within the built-up area of the city, which are currently predominantly low-density. character. The report provides an update to an overview of the City's current assessment fees for development applications, imposed under the Planning Act and the Municipalities Act 2001, and presents a report from Performance Concepts Consulting Inc., with recommendations for an updated and modernized development fee structure. To address these issues, the city has begun a review of its development fee structure and appointed Performance Concepts Consulting Inc. engaged to provide technical recommendations for staff and council consideration and for input from business stakeholders.
A comprehensive review and update of the City's development fee structure will allow the City to address the current systemic negative budget variance related to development fee revenue. It will also allow the City to align the fee structure with current and anticipated development activity and processing. The city's current development fee structure and bylaw were established in 2004 and have not been comprehensively reviewed since, other than indexed annual fee increases.
An update to the City's review fees for development applications was a logical next step, building on IOR process improvements. Performance Concepts Consulting (PCC) was retained to undertake a review of the City's current fee structure, staff processing efforts and an analysis of the fees charged by comparable municipalities. Municipal development review fees are primarily authorized by Section 69 of the Planning Act, which authorizes municipalities to set a rate of fees by By-law.
Fees for each type of development application (e.g. site plan) must be based on the expected costs of the municipality in relation to the processing of each type of application provided for in the tariff and must not be set to subsidize other categories that do not have sufficient recovery (e.g. minor differences ). Certain fees associated with the development process, such as the fees associated with the detailed engineering review of the submission (after approval of the draft subdivision plan) are prescribed in Part XII of the Municipal Act 2001. The technical report prepared by the PCC (see ATT-1 ), is attached to this report detailing the costing methodology used in this fee update.
Expert fee design consulting support provided by PCC ensured that "best practices" in municipal fee cost justification were incorporated into the City's methodology. This approach allowed the expected costs for the City in respect of the processing of each type of development application to be determined in accordance with the requirements of s. It is important that Guelph's updated development fees fall within the market range of municipal sector development fees, to ensure that the City remains economically competitive and an attractive community to invest and develop.
The proposed update to the City's existing rates, and the introduction of appropriate new rates, is consistent with the City's objective to ensure an appropriate level of cost recovery in Guelph. A collection point timing review will be determined for all such updated fees to ensure that the cash flow realities of the applicant are respected and fees are not being collected prematurely in the process.
Direct
Staff Applica1on Processing Hours
PROPOSED UPDA TES FOR EXISTING CITY DRP APPLICATION FEES The following updated DRP fees are proposed for existing application categories. In some cases, the design of the updated fees has been adjusted to reflect the size/complexity of upcoming application volumes. The design of these fees has been simplified to ensure compliance with Section 69 and improve fairness between different applications within each category.
PEER MUNICIPAL COMPARISON OF DRP FEES 15
APPENDIX – PROPOSED GUELPH DRP FEES VERSUS PEER MUNICIPALITIES
