Ontario Construction News staff writer
Guelph City Council has deferred zoning and subdivision approvals for a proposed 4,724-unit development in the Guelph Innovation District while additional studies are completed on the compatibility of new housing with nearby industrial operations.
Council unanimously approved official plan amendments for the project on Sept. 15 but deferred the zoning amendments and draft plan of subdivision sought by Fusion Homes.
The proposed development covers about 116 hectares at 328 Victoria Rd. S. and 588 Stone Rd. E. The lands are currently used for agriculture and are largely vacant, apart from a shop building and the former Turfgrass Institute building, which has heritage protection.
A mix of low and medium-density residential blocks, mixed-use areas, employment blocks, a school, parks, open space, public roads and stormwater management facilities are included in the plan.
Once fully developed, the project is expected to create 4,724 housing units and more than 4,600 jobs.
However, the outstanding issue is land-use compatibility between the proposed residential areas and existing industrial and utility operations surrounding the site. Operations include Cargill Ltd., the city’s Waste Resource Innovation Centre, PDI Bulk and the Lockhart Excavators pit.
City staff has called for additional site-specific information, emissions modelling and mitigation measures to demonstrate that the proposed residential development can operate compatibly with nearby industrial uses.
Potential mitigation measures could include setbacks, screening and other requirements that could affect zoning and site design.
The deferral has no fixed end date. Under council’s decision, staff are to bring the applications back to council within 60 days of receiving the completed land-use compatibility studies.
Other planning issues considered during the review have included infrastructure, stormwater management, the natural heritage system and transportation.
The city is separately studying improvements to Victoria Road South, Stone Road East and McQuillan’s Bridge to support development planned for the Innovation District. The transportation work includes proposed road widenings and cycling facilities, as well as preliminary planning for sanitary sewer and watermain infrastructure.
The Guelph Innovation District is one of the city’s remaining major growth areas and is planned to accommodate housing, employment and community uses.
