The presentation below was made to the November 7th planning meeting of Guelph City Council
"The Guelph Chamber of Commerce sees the need to have an integrated approach to the development of Guelph’s downtown, as discussed in the amended Downtown Secondary Plan. The concepts outlined in the plan need to be tested against what makes business sense to provide creative solutions towards doing something magnificent for the city, and to make it workable for those who are willing to invest in our downtown. Places to Grow mandates aggressive growth targets for our community that can only be reached by thinking big, and looking at new approaches to move us from concept to implementation. We need residential development for tax revenue, more residents, more daytime vibrancy, and the resulting greater business development in our Downtown and around our City. We will also need increased flexibility and creativity to meet financial and community needs for these projects.
There are some concerns that items contained in the Secondary Plan* would ordinarily appear in zoning or bylaw documents. One example relates to restrictions to footplates or floor space indexes, which limit the amount sites can be developed and therefore limit the possibility of attaining residential goals. Putting height limitations within the Official Plan instead of within bylaws puts a further restriction on development ideas, potentially limiting solutions that could be workable from both financial and aesthetic perspectives. This results in a one size fits all strategy that does not consider the unique contexts of varying neighbourhoods. The Secondary Plan shows some parcels of land being split by access ways, which when combined with setbacks from rail lines make sites unattractive to development. An example of this is the splitting of a development site by extending Surrey Street to leave a development parcel stranded against a railway track which needs 30 meter easements. Developers have commented that no other municipality in Southwestern Ontario is as onerous on restrictions at the Official Plan level. This forces developers to enter a project considering the fastest route to the OMB, a further increased cost to the community.
Guelph is at a critical juncture in having some early successes to be catalysts for future development. Under consideration is a project for developing land adjacent to the Cooperators by Tricar. Tricar has been involved with over $160m of developments in assessed value for the downtown of London. This has been a significant part of the 59% increase in assessed value in London’s downtown since 2002. Apart from the obvious increased tax revenue, this has helped to spur a resurgence of investment in businesses in London’s downtown, as well as positive social and economic benefits. Guelph has downtown development as a core goal of the Prosperity 2020 economic development plan. Tricar could help to act as a catalyst for other commercial and high density residential developments that are critical for Guelph to meet its Prosperity 2020 goals adopted by City Council and provincial Places to Grow legislation. The first project proposed is for roughly 300 residents. Places to Grow and Prosperity 2020 are each calling for a combined increase of 6000, from the current 2500 to 8500 people by 2031. The scale of this project is significant, but to put it in perspective, Guelph would need the equivalent of 20 of these projects to meet our minimum goals. It is imperative we set the example on this project to stimulate further development and investment in Guelph’s downtown.
The Guelph Chamber of Commerce has met with Tricar and other developers, who would all support Tricar leading a successful development. Tax assessment on the first of two developments is $650,000 per year. Combined assessment is $1.2million. Delays in each project result in a loss of $54,000 per month in taxes alone, not to mention other economic development benefits. Time lines for these projects, including public consultation and City Council presentations need to be confirmed in order to assess construction schedules for developers. Leaving things open adds a level of uncertainty to all projects. The bar needs to be set for this project to lead the way for other successful developments.
Fusion Homes developing the Kilmer/Woods property is another example of what might be done to improve our residential inventory in the downtown. The Downtown Secondary Plan should not inhibit, but should facilitate the creative use of this space. The combination of floor space index and height limitations for this site could curtail what could be a very exciting project, for the City and one that would enhance public space. Policies need to be flexible to allow for creative solutions instead of imposing limitations at this time.
City staff maintains that the density goals referred to would be attained if every parcel of land was developed as identified on the maps found in Schedules A-D in the Secondary Plan. We believe that it is highly unlikely if not impossible for every parcel to be developed within the time frame identified in Places to Grow and Prosperity 2020. If the 18 storey maximum was achieved on both of Tricar’s properties they could be developed to their full potential and assist the City in getting as close to their density targets as possible.
Details within the Secondary Plan documents have been discussed with City planning staff last week and they communicated that the proposed extension of Fountain St is in fact an ‘Active Transportation Link’ for pedestrian and cycling traffic only and not a road. Furthermore, they indicated that the final location of this ‘Active Transportation Link’ would be determined through an Urban Design Master Plan for the area and that the Link could be located on the north or south edge of the ‘Marsh Tire’ site, or not on the site at all. There is an existing walkway to the north of the site between it and the tracks, that would be suitable for pedestrian and bicycle traffic, as well as the Surrey St extension that could be utilized. While this is good news it has still been raised as an issue in a letter to the City regarding the Downtown Secondary Plan as Tricar would like assurances that the final location will not be as is currently shown. One other point related to this proposed ‘Active transportation link’; the current link separates the Marsh Tire site and two different height designations have been placed on the resulting 2 ‘parcels’, Tricar will be calling for the entire site to have the same 18 storey height designation.
Measures from proposed studies in the report should also reflect economic development goals: increasing current value assessments downtown, valuations of projects and timelines from start to finish, building permits issued by numbers and amounts, street level vacancy, office vacancy, residential growth. An example can be found in the City of London 2011 State of the Downtown Report. The attached links will take you to summary and detailed reports.
The Guelph Chamber of Commerce is fully supportive of the Prosperity 2020 plan, and is aware of the need to conform with Places to Grow. We are also cognizant of the fact that in order to successfully achieve these goals, we need to move forward with plans that make good business sense and are feasible for those willing to invest in the betterment of our community. It is important to remember that those companies invest in more than buildings, they support the arts, local businesses and many other aspects of what contribute to making a positive impact in our community."
*Sections 11.1.7.2.2, 11.1.7.2.3, 11.1.7.3.3, 11.1.7.3.5, 11.1.7.3.6 http://guelph.ca/uploads/PBS_Dept/planning/documents/Downtown/web%20-%20Final%20DSP%20Report%20with%20attachments.pdf
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