Ferrovia Investments Inc. v. Guelph (City), 2024 CanLII 28378

Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE:

March 28, 2024

CASE NO.:

OLT-23-000462

PROCEEDING COMMENCED UNDER subsection 34(19) of the Planning Act, R.S.O. 1990, c. P. 13, as amended

Appellant

2014707 Ontario Inc. (“Cook Homes”);

Appellant

2738766 Ontario Limited, 2738777 Ontario Limited and 848866 Ontario Limited;

Appellant

2742707 Ontario Limited;

Appellant

642762 Ontario Inc.; and others

Subject:

Zoning By-law

Description:

City of Guelph new Comprehensive Zoning By-law and related site-specific updates to the Official Plan

Reference Number:

ZBA (2023)-20790

Property Address:

All lands within the City of Guelph

Municipality/UT:

Guelph/Wellington

OLT Case No:

OLT-23-000462

OLT Lead Case No:

OLT-23-000462

OLT Case Name:

Ferrovia Investments Inc. v. Guelph (City)

PROCEEDING COMMENCED UNDER section 17(24) of the Planning Act, R.S.O. 1990, c. P. 13, as amended

Appellant

Forum Asset Management

Appellant

Paisley & Whitelaw Inc.

Appellant

Silvercreek Guelph Developments Limited and 2089248 Ontario Inc.

Subject:

Proposed Official Plan Amendment

Description:

City of Guelph new Comprehensive Zoning By-law and related site-specific updates to the Official Plan

Reference Number:

OPA No. 88

Property Address:

All lands within the City of Guelph, and site-specific updates

Municipality/UT:

Guelph/Wellington

OLT Case No:

OLT-23-000463

OLT Lead Case No:

OLT-23-000462

Appellant

Forum Asset Management

BEFORE:

C. I. MOLINARI

Thursday, the 28^th^ day of

MEMBER

March, 2024

THIS MATTER having come before the Tribunal for a Motion Hearing on December 1, 2023;

AND THE TRIBUNAL, in its Decision issued on February 6, 2024, having ordered the Paisley & Whitelaw Inc. appeal be scoped to a geographical area or address;

AND THE TRIBUNAL having withheld its Final Order pending Paisley & Whitelaw Inc. providing the Tribunal and the City, no later than February 9, 2024, a geographical area or address to which it will scope its appeal;

AND THE TRIBUNAL having been provided with the legal description of the lands to which the Paisley & Whitelaw Inc. appeal is to be scoped;

NOW THEREFORE

THE TRIBUNAL ORDERS that:

1. In accordance with s. 34(31) of the Planning Act, RSO 1990 c P13:

a. Zoning By-law (2023)-20790 of the City of Guelph is deemed to come into full force and effect on April 18, 2023, being the effective date that the Zoning By-law was passed, save and except:

i. the regulations, maps and appendices remaining under appeal on a City-wide basis as set out in Attachment 1 to this Decision, and

ii. the entirety of the CZBL which will remain under appeal on a site specific or area specific basis for the properties/areas set out in Attachment 2 to this Decision.

b. And that the appeal brought by Industrial Equities Guelph Corporation is scoped to 384 Crawley Road;

c. And that the appeal brought by Paisley & Whitelaw Inc. is scoped to the lands described as “PT LTS 2 AND 3, CON 2, DIV E (FORMERLY TWN OF GUELPH), PT 1, 61R8581 EXCEPT PT 6, 61R8682; AND SAVE AND EXCEPT PARTS 2 AND 3, 61R21408; GUELPH”;

d. And that the partial approval and coming into force of the Comprehensive Zoning By-law (2023)-20790, as well as the scoping of any appeal, shall be strictly without prejudice to, and shall not have the effect of limiting:

i. The positions any party may take with respect to their site-specific or area-specific appeals of Comprehensive Zoning By-law (2023-20790) and/or Official Plan Amendment No. 88, such that the parties will be fully at liberty to challenge and test the planning merits of Comprehensive Zoning By-law (2023-20790) and Official Plan Amendment No. 88 as they apply to their respectively delineated sites or areas.

ii. The jurisdiction of the Tribunal to consider and approve modifications, deletions or additions to the unapproved portions of Comprehensive Zoning By-law (2023-20790) on a general, area-specific, or site-specific basis, including issuing future Orders respecting the unapproved portions of Comprehensive Zoning By-law (2023-20790) which are inconsistent with the Order resulting from the Tribunal as a result of this Motion hearing, provided that the parties shall be bound by the commitments made by them to scope their issues to a site-specific or area-specific basis; or

iii. The City’s right to assert that the approved portions of Comprehensive Zoning By-law (2023-20790) may be applied to the specific sites or areas without modification on the basis that they constitute good planning.

“Euken Lui”

ACTING REGISTRAR

Ontario Land Tribunal

Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248

The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal

Attachment “1”

Comprehensive Zoning By-Law: Provisions that remain under appeal (not site-specific)

1.2 Repeal of existing by-laws

Zoning By-law (1995)-14864 and all amendments thereto are hereby repealed.

3. Definitions

Active entrance means a door that is designed to be the principal entrance or one of the principal entrances facing a street, public or public square and excludes emergency egress doors, garage doors, sliding patio doors, service doors, loading doors and doors giving access to storage areas.

Balcony means an unenclosed or partially enclosed attached platform, projecting from the face of a wall, cantilevered or supported by columns or brackets and usually surrounded by a balustrade or railing, and is only directly accessible from within a building.

Buffer strip means an area of land consisting of soft landscaping such as grass, flowers, trees and shrubbery, and can include a fence. A buffer strip can be located within a required yard.

Common amenity area means an amenity area which is located inside or outside a building or structure including open landscaped areas with associated recreational facilities, building rooftops, patios, terraces, above ground decks, swimming pools, tennis courts and the like, for the exclusive use of all dwelling units within the building(s).

Apartment building means a building consisting of 3 or more dwelling units, where access to each unit is obtained through a common entrance from the street level, or an internal entry vestibule, and may also include podium townhouses accessed through a common entrance or by a private exterior entrance.

Ground floor area means the area of a building measured to the outside walls at finished grade, excluding in the case of a residential building, any garage, carport, porch, sun room that is not habitable at all seasons of the year, unfinished attic, or basement.

Parking facility means a premises, other than a street, used for the parking of vehicles for a fee.

Electric vehicle parking space means a vehicle parking space constructed with a minimum Level 2 Electric Vehicle Charging Device.

First Storey Height means the height, measured from finished floor to finished ceiling of the first storey.

4.5.2 Residential zones

(b) The maximum height of an accessory building or structure is 4 metres except as provided in Section 4.14.

4.5.3 Other zones

(a) The maximum height of an accessory building or structure is 4.5 metres except as provided for in Section 4.14.

4.6 Sight line triangles

4.6.1 Corner lots

(a) On a corner lot in any zone, no building, structure, play equipment, statue, swimming pool, hot tub or parked

motor vehicle may be located within the sight line triangle formed by joining the point of intersection to points on each street line, measured 9 metres from that point of intersection.

4.10 Municipal services

No land shall be built upon and no building or structure shall be erected or expanded for any purpose unless all municipal services including sanitary sewers, storm sewers and drains, water mains, electric power lines and roads are available and adequate. No land, building or structure shall be used unless all available municipal services are connected.

(a) Despite Section 4.10, the following uses may be permitted without full municipal services:

(i) Any use, building or structure permitted by a by-law which existed on the effective date of this by law, or any predecessor thereof, and for which prior approval had been obtained from the Medical Officer of Health to permit the use of a private sewage disposal system.

(ii) Any legally existing agricultural, municipal parkland or conservation use on a lot with a minimum size of 4 hectares.

(iii) Additions to and accessory buildings or structures for existing legal non-conforming single detached dwellings if such additions and accessory buildings or structures comply with each established building setback and all other regulations of the zone in which the residential building is located.

(iv) Partial services shall be permitted to address a failed individual on-site water service or individual on- site sewage services on an existing lot of record and only where municipal services are not available or are not expected to be available within 2 years.

(v) When the owner of a property proposes to develop, redevelop, and/or sever the property, whether or not it has an existing building on it, the owner will be obligated to connect to City services if the municipal services are within 50 metres of a building at the owner’s cost. Furthermore, the piping from the private well and/or septic tank must be disconnected and the well and septic tank must be decommissioned to

the satisfaction of the Chief Building Official.

4.11.1 Industrial (B) and Mixed Business (MB) zone

(d) A 3 metre buffer strip shall be located between the outdoor storage area and any point where the outdoor storage area is visible from a street.

4.12 Residential intensification

4.12.1 Additional residential dwelling unit

An additional residential dwelling unit is subject to the following provisions:

(a) A maximum of two additional residential dwelling units are permitted on a lot, one within the same building as the primary dwelling unit and one located in a separate building on the same lot or two additional residential dwelling units within the primary dwelling unit.

(b) The additional residential dwelling unit shall not contain more than two bedrooms.

(c) Additional residential dwelling unit within a primary dwelling unit:

(i) The additional residential dwelling unit(s) shall each not exceed 45% of the residential floor area of the building. For the purposes of Section 4.12, residential floor area includes basements with floor to ceiling heights of at least 1.95 metres but does not include stairs, landings, cold rooms, garages, carports and mechanical rooms.

(A) Despite Section 4.12.1 (b) and 4.12.1 (c) (i), if the additional residential dwelling unit is located within the basement, the additional residential dwelling unit may occupy the entirety of the basement and may contain 3 bedrooms.

(ii) Interior access is required between floor levels and between the additional residential dwelling unit(s) and the primary dwelling unit.

(d) Additional residential dwelling unit within a separate building on the same lot:

(i) The additional residential dwelling unit shall not exceed 45% of the residential floor area of the primary building. For the purposes of Section 4.12, residential floor area includes basements with floor to ceiling heights of at least 1.95 metres but does not include stairs, landings, cold rooms, garages, carports and mechanical rooms.

(ii) The additional residential dwelling unit shall not occupy more than 30% of the yard, including all accessory buildings or structures, and shall be in accordance with Section 4.12.1(d) (i), whichever is less.

(iii) The maximum building height is 5 metres, but shall not exceed the overall height of the primary dwelling unit, measured between the average finished grade to the top of such building.

(A) Despite 4.12.1 (d) (iii), when an additional residential dwelling unit is located above a detached garage containing a vehicle parking space in accordance with Table 5.1 and Section 5.11.3(d), the

maximum total building height is 6.1 metres and shall not exceed the building height of the primary dwelling unit.

(iv) A 1.2 metre wide unobstructed pedestrian access shall be provided to the entrance of the unit, unless access to the additional residential dwelling unit is provided directly from a street or lane. A gate may be constructed within the pedestrian access.

(v) A minimum 1.2 metre interior side yard setback is required for the primary dwelling unit in the yard closest to the unobstructed pedestrian access, unless access to the additional residential dwelling unit is provided directly from a street or lane.

(vi) An additional residential dwelling unit in a separate building on a lot may occupy a yard other than a front yard or required exterior side yard.

(A) Despite 4.12.1(d)(vi), an additional residential dwelling unit in a separate building on a lot may occupy the front yard of a through lot directly abutting a lane.

(vii) An additional residential dwelling unit in a separate building on a lot shall have a minimum interior side yard and rear yard setback consistent with the interior side yard setback for the primary dwelling unit in the applicable zone.

(A) Despite 4.12.1 (d) (vii), a 2 storey additional residential dwelling unit shall have a minimum 3 metre interior side yard and rear yard setback where a second storey window is adjacent to the lot line.

(viii) A minimum distance of 3 metres shall be provided between the primary dwelling unit and an additional residential dwelling unit in a separate building on the same lot.

4.14 Height restrictions

4.14.1 Exemptions

(g) Rooftop materials (subject to 4.15.5)

4.14.4 Angular planes

(a) In addition to maximum building height, in certain zones, angular planes will also be required in determining maximum building height. Where an angular plane is required, it shall be determined as follows:

(i) Building heights shall not exceed an angular plane of 45 degrees from the centre line of the street.

(ii) Building heights shall not exceed an angular plane of 40 degrees from the lot line when adjacent to a river or park.

4.14.5 Rooftop mechanicals

(a) Shall be setback a minimum of 5 metres from the building edge; or,

(b) Shall be setback a minimum of 1.5 metres and shall be enclosed on four sides and be screened with solid screening equal to the height of rooftop mechanical unit.

5.2.2 For any cluster, stacked, back-to-back, stacked back-to-back townhouse, and apartment buildings, the following provisions apply:

(a) Every parking space for the uses specific parking spaces shall be permitted in in 5.2.2 shall be located in the interior side yard or rear yard, and any parking area or parking space shall be setback 3 metres from any lot line.

(b) Any surface driveway or surface parking area shall be setback 3 metres from a building wall, entrance or any window of a habitable room.

(c) On a lot 9,000 square metres and greater, a maximum of 75% of the residential parking spaces shall be permitted in in surface parking areas.

(d) A minimum clearance of 1.5 metres shall be provided from an access driveway to any above ground utility structure and/or city-owned street tree.

5.2.3 Commercial, mixed-use, employment, institutional, utility uses

(a) No parking area or parking space shall be located within 3 metres of any street line or any other lot line.

(b) A parking area shall be screened from view from any street with suitable landscaping consisting of sod, trees, shrubbery or berms.

(c) In any commercial, mixed-use, or downtown zone, parking spaces and parking areas shall be located in interior side yards or rear yards.

(d) In any commercial or mixed-use zone, no parking area or parking space shall be located within 15 metres of the lot line of a corner lot of any intersections of a street, public.

(f) On a lot 9,000 square metres and greater, a maximum of 75% of the residential parking spaces shall be permitted in surface parking areas.

5.2.4 Structured parking

(a) An underground parking structure containing a parking area does not require a setback from any lot line.

(b) Where an underground parking structure is located in accordance with 5.2.4(a) and is located below a required landscape open space area or buffer strip, there shall be a minimum depth of 1.2 metres between grade and the structure.

(c) Within the downtown zones, a structured parking area within the first storey of a building shall be setback from the street line a minimum of 4.5 metres.

(d) Within any residential or mixed-use zone, a structured parking area within the first storey of a building shall be setback from the street line a minimum of 10 metres.

5.3.2 Parking space dimensions

(a) All parking spaces shall be designed, installed and maintained in accordance with the dimensions set out in Table 5.2.

(b) Parking space dimensions established in Table 5.2 are required to be provided exclusive of any obstructions such as stairs, doors, or other fixed building elements.

(i) Despite Section 5.3.2 (b), stairs to the access door of the dwelling unit may be provided. The stair shall be wide enough to accommodate the width of the entrance and a maximum projection of 1 metre into the

required parking space while maintaining the ability to use the required parking space.

5.4 Loading space requirements

(a) All loading spaces shall be located to the rear of the front wall of a building or to the rear of an exterior side wall of a building facing a street, public.

(b) All loading spaces facing a street, public shall be screened with a minimum 3 metre wide buffer strip.

5.5 Required parking rates in all zones except downtown zones

(a) Off-street parking spaces for all uses on lots in zones excluding downtown zones shall be provided in accordance with Table 5.3.

(b) If the existing number of parking spaces exceeds the maximum number of parking spaces permitted by Table

5.3 in the parking adjustment (PA) area, the maximum parking rate is the number of parking spaces provided on the effective date of this by-law.

Table 5.2– Minimum parking space dimensions

Parking space type or location for specified uses

Dimensions – minimum required

1. Residential interior parking space (within a garage or a carport)(RL.1, RL.2, RL.3, RM. 5)

3 metre width x 6 metres length (1)

2. Residential exterior parking space (RL.1, RL.2, RL.3,

RM.5)

2.5 metre width x 5.5 metre length

3. Apartment building (over 3 units), mixed-use building, stacked townhouse, stacked back to- back townhouse and

non-residential uses (interior or exterior parking spaces)

2.75 metre width x 5.5 metre length (excluding any obstructions)

4. Interior or exterior parallel parking space

2.6 metre width x 6.5 metre length

5. Interior or exterior stacked (tandem) parking space

Interior or exterior parking space dimensions, with length

multiplied by 2

Additional regulations for Table 5.2:

1. An attached garage for single detached dwellings, semi-detached dwellings and townhouses, on street, townhouse, rear access on-street shall have a minimum floor area of 20 square metres.

Table 5.3 – Required parking rates in all zones except downtown zones

Row, Use

Lots identified with parking adjustment (PA)

Lots without parking

adjustment (PA) suffix

Minimum required

Maximum required

Minimum required

Residential uses

1. Additional residential

dwelling unit

1 space per dwelling unit

Not applicable

1 space per dwelling unit

Apartment building (6)(7)

For the first 20 dwelling units:

1.5 spaces per dwelling unit, and for each dwelling unit in excess of 20: 1.25 spaces per dwelling unit. A minimum of 20% of the required parking spaces shall be for the use of visitor parking

1.5 spaces per dwelling unit plus, 0.25 visitor spaces per dwelling unit

For the first 20 dwelling units: 1.5 spaces per dwelling unit, and for each dwelling unit in excess of 20:

1.25 spaces per dwelling unit. A minimum of 20% of the required parking spaces shall be for the use of visitor

parking

3. Bed and breakfast

1 space per building, plus 1 space

for owner

Not applicable

1 space per building, plus 1

space for owner

4. Duplex

dwelling 1 space per dwelling

unit

Not applicable

1 space per dwelling unit

5. Emergency shelter

1 space per 4 beds

Not applicable

1 space per 4 beds

6. Group home (4)

1 space per building, plus 1 space

per staff

Not applicable

1 space per building, plus 1

space per staff

7. Home occupation

In accordance with Section

4.15.2

Not applicable

In accordance with Section

4.15.2

8. Hospice

1 space per 3 beds

Not applicable

1 space per 3 beds

9. Live-work unit

In addition to the nonresidential parking rate, 1 space per

dwelling unit

In addition to the nonresidential parking rate,

1.5 spaces per dwelling unit

In addition to the nonresidential parking rate,

1 space per dwelling unit

10. Lodging house type

1

1 space per building, plus 1 per 3

lodging units

Not applicable

1 space per building, plus 1

per 3 lodging units

11. Long term care facility

1 space per 3 beds

Not applicable

1 space per 3 beds

12. Mixed-use building

(6)

In addition to the nonresidential parking rate, 1 space per dwelling unit plus 0.1 visitor spaces per dwelling unit

In addition to the nonresidential parking rate,

1.5 spaces per dwelling unit plus 0.25 visitor spaces per dwelling unit

In addition to the nonresidential parking rate, 1 space per dwelling unit

plus 0.15 visitor spaces per dwelling unit

13. Retirement

residential facility

1 space per 3 beds

Not applicable

1 space per 3 beds

14. Single detached

dwelling

1 space per dwelling unit

Not applicable

1 space per dwelling unit

15. Semi-detached dwelling

1 space per dwelling unit

Not applicable

1 space per dwelling unit

16. Supportive housing

1 space per 4 beds

Not applicable

1 space per 4 beds

17. Townhouse– back- to-back, cluster,

stacked, and stacked back-to-back

1 space per dwelling unit, plus

0.2 visitor spaces per dwelling unit

1.5 spaces per dwelling unit, plus 0.5 visitor spaces per dwelling unit

1 space per dwelling unit, plus 0.2 visitor spaces per dwelling unit

18. Townhouse– on street

1 space per dwelling unit

Not applicable

1 space per dwelling unit

19. Townhouse– rear

access on-street

1 space per dwelling unit

Not applicable

1 space per dwelling unit

20. Triplex (6)(7)

1 space per dwelling unit

Not applicable

1 space per dwelling unit

Commercial, service, retail and related land uses

21. Animal boarding

establishment

2 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

22. Animal care

establishment

2 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

23. Artisan studio

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

24. Auction centre

3.5 spaces per 100 m2 of GFA

6 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

25. Building supply

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

26. Catering service

2 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

2 spaces per 100 m2 of GFA

27. Cleaning

establishment

2 spaces per 100m2 of GFA

3 spaces per 100 m2 of GFA

2 spaces per 100 m2 of GFA

28. Commercial

entertainment

5 spaces per 100 m2 of GFA

10 spaces per 100 m2 of

GFA

10 spaces per 100 m2 of

GFA

29. Conference and

convention facility

5.5 spaces per 100 m2 of GFA

7.5 spaces per 100 m2 of

GFA

5.5 spaces per 100 m2 of

GFA

30. Contractor’s yard

1 space per 100 m2 of GFA

1.5 spaces per 100 m2 of GFA

1 space per 100 m2 of GFA

31. Convenience store

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

4 spaces per 100m2 of GFA

32. Day care centre

3 spaces per 100 m2 of GFA

Not applicable

3 spaces per 100 m2 of GFA

33. Financial

establishment

3 spaces per 100 m2 of GFA

4.5 spaces per 100 m2 of

GFA

5 spaces per 100 m2 of GFA

34. Fitness centre

5 spaces per 100 m2 of GFA

5.5 spaces per 100 m2 of GFA

5 spaces per 100 m2 of GFA

35. Funeral home

3.5 spaces per 100 m2 of GFA

6 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

36. Garden centre

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100m2 of GFA

37. Home improvement warehouse

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

2 spaces per 100 m2 of GFA

38. Hotel

0.75 spaces per guest room

1 space per guest room

1 space per guest room

39. Major equipment

supply and service

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

40. Medical clinic

3 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

5 spaces per 100 m2 of GFA

41. Micro-brewery

1 space per 100 m2 of GFA

1.5 space per 100 m2 of GFA

1 space per 100 m2 of GFA

42. Nightclub

5 spaces per 100 m2 of GFA

10 spaces per 100 m2 of

GFA

10 spaces per 100 m2 of

GFA

43. Office

2.5 spaces per 100 m2 of GFA

5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

44. Propane retail

outlet

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

45. Repair service

1 space per 100 m2 of GFA

1.5 spaces per 100 m2 of

GFA

1 space per 100 m2 of GFA

46. Restaurant

5 spaces per 100 m2 of GFA

12.5 spaces per 100 m2 of

GFA

9 spaces per 100 m2 of GFA

47. Restaurant, takeout

5 spaces per 100 m2 of GFA

10 spaces per 100 m2 of GFA

9 spaces per 100 m2 of GFA

48. Retail

establishment

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

49. Service

establishment

4 spaces per 100 m2 of GFA

5 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

50. School, commercial

1 space per 100 m2 of GFA

5 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

51. Storage

facility 1 space per 100 m2 of

GFA

1.5 spaces per 100 m2 of

GFA

1 space per 100 m2 of GFA

52. Taxi establishment

2.5 spaces per 100 m2 of GFA

5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

53. Tradesperson's

shop

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

54. Transportation depot

1 space per 100 m2 of GFA

2 spaces per 100 m2 of GFA

2 spaces per 100 m2 of GFA

55. Vehicle body shop

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

56. Vehicle rental

establishment

1 space per 100 m2 of GFA

2 spaces per 100 m2 of GFA

2 spaces per 100 m2 of GFA

57. Vehicle repair

establishment

1.5 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

58. Vehicle sales

establishment

1 space per 100 m2 of GFA

2 spaces per 100 m2 of GFA

2 spaces per 100 m2 of GFA

59. Vehicle service station

In addition to required stacking spaces in Table 5.11, 5 spaces per 100 m2 of GFA (GFA of any commercial building)

In addition to required stacking spaces in Table 5.11, 7.5 spaces per 100 m2 of GFA (GFA of any

commercial building)

In addition to required stacking spaces in Table 5.11, 5 spaces per 100 m2 of GFA (GFA of any commercial

building)

60. Veterinary service

2 spaces per 100 m2 of GFA

3 spaces per 100 m2 of GFA

4 spaces per 100 m2 of GFA

Multi-unit buildings

61. Multi-unit building, commercial use (includes individual buildings on the same lot as the multi-unit building)

a. 0 spaces for the first 500 m2 of GFA; b. Plus 3.5 spaces per 100 m2 of GFA in excess of 500 m2 and 5,000 m2; and, c. Plus 2.5 spaces per 100 m2 of GFA in excess of 5,000 m2 (1)

5 spaces per 100 m2 of GFA

a. 0 spaces for the first 450 m2 of GFA; b. Plus 3.5 spaces per 100 m2 of GFA between 450 m2 and 4,550 m2; and, c. Plus 2.5 spaces per 100 m2 of GFA in excess of 4,550 m2 in excess of

4,550 m2 (1)

62. Multi-unit building, industrial use (includes individual buildings on the same lot as the

multi-unit building)

Not applicable

Not applicable

a. 1 space per 100 m2

between 50 m2 and 5,000 m2 of GFA; and b. 1 space per 150 m2 in excess of 5,000 m2 of GFA

Additional regulations for Table 5.3:

1. Where a restaurant or nightclub use occupies more than 30% of the gross floor area of a multi-unit building, the specific parking ratio requirement for the restaurant or nightclub shall be required in addition to the multi-unit building requirement for the remaining gross floor area.

2. The required off-street parking spaces for additional residential dwelling units may be stacked behind the required off- street parking space of the primary dwelling unit in the driveway, residential.

3. Where 1 or more parking spaces are located to the rear of the main front wall of the lodging house type 1, a maximum of 2 parking spaces may be located in the driveway, residential and be counted as part of the parking requirement for the lodging house type 1. These parking spaces may be stacked.

4. The second parking space required for a group home and lodging house type 1 may be located in the driveway, residential in a stacked position.

5. If no legal off-street parking space can be provided for the primary dwelling unit, as of the effective date of this by-law, no parking spaces are required for the additional residential dwelling units.

6. Apartment buildings, mixed-use buildings, and triplexes with less than 20 dwelling units are not required to provide visitor parking spaces.

7. In multi-unit buildings with 3 dwelling units or less, if no legal off-street parking space can be provided for the existing dwelling unit, as of the effective date of this by-law, no parking spaces are required.

5.6 Required parking rates in downtown zones

(a) Off-street parking spaces for D.1, D.2, D.3 and D.3a zones shall be provided in accordance with Table 5.4.

(b) Despite Table 5.4, a designated structure, shall not require parking spaces. Any addition to the designated structure erected after the effective date of By-law (2017)-20187 shall require parking spaces in accordance with Table 5.4 for the gross floor area of the addition.

Table 5.4–Required parking rates in downtown zones

Use

Minimum required

Apartment building, duplex, single detached, semi-

detached, townhouse- onstreet, townhouse- rear access on-street

1 per dwelling unit (1)

2. Live-work unit, mixed-use building In addition to the

non-residential parking requirement,

1 per dwelling unit is required (1)

3. Home occupation, lodging house type 1, additional residential dwelling unit, group home, long term care

facility, hospice

In accordance with Table 5.3

4. Retail uses

1 per 100 m2 of GFA

5. Service uses

1 per 100 m2 of GFA

6. Office uses

1.5 per 100 m2 of GFA

7. Community uses

1.5 per 100 m2 of GFA

8. Hospitality uses

0.75 per guest room

Additional regulations for Table 5.4:

1. Apartment buildings and mixed-use buildings in a D.1 or D.2 zone with more than 20 dwelling units require a minimum of 0.05 parking spaces per dwelling unit in addition to the requirements of Table 5.4, for the use of visitors to the building and such parking spaces shall be clearly identified as being reserved for the exclusive use of residential visitors.

2. For a hotel, 1 additional parking space is required per 10 m2 GFA that is open to the public, excluding corridors, lobbies or foyers.

3. For a bed and breakfast establishment in a D.1 or D.2 zone, 1 additional parking space shall be provided. Required parking spaces may be in a stacked arrangement.

5.8 Bicycle parking rates

(a) Bicycle parking spaces, long term and bicycle parking spaces, short term shall be provided in accordance with Table 5.7 and Table 5.8.

(b) Where a lot contains more than one use, not within a multi-unit building, the required number of bicycle parking spaces is the sum of all bicycle parking spaces required for each use.

Table 5.7 - Required bicycle parking rates in all zones except downtown zones

Use

Bicycle parking spaces, short term –

minimum required

Bicycle parking spaces, long term

– minimum required

1. Residential

• Apartment building

• Townhouse – back-to-back, cluster, stacked, stacked back-to back (where individual garages are not provided)

0.1 spaces per dwelling unit, 2 spaces minimum

1 space per dwelling unit, 2 spaces minimum

2. Supportive housing

0.1 spaces per dwelling unit or suite, 2

spaces minimum

1 space per dwelling unit or suite,

2 spaces minimum

3. Live-work unit, mixed-use building

In addition to the nonresidential parking requirement, 0.1 spaces per dwelling unit is required, 2 spaces minimum

In addition to the nonresidential parking requirement, 1 space per dwelling unit is required, 2

spaces minimum

4. Multi-unit building (commercial) (includes individual buildings on the same

lot as the multi-unit building)

0.2 spaces per 100 m2 GFA, 2 spaces minimum

0.1 spaces per 100 m2 GFA, 2 spaces minimum0.07 spaces per

100 m2 GFA, 2 spaces minimum

5. Multi-unit building (industrial) (includes individual buildings on the same lot as the

multi-unit building)

0.03 spaces per 100 m2 GFA, 2 spaces minimum

6. Commercial, service, retail

• Convenience store

• Financial establishment

• Fitness centre

• Retail establishment

• Service establishment

• School, commercial

0.2 spaces per 100 m2 GFA, 2 spaces minimum

0.1 spaces per 100 m2 GFA, 2 spaces minimum

7. Day care centre

0.3 spaces per 100 m2 GFA, 2 spaces

minimum

0.2 spaces per 100 m2 GFA, 2

spaces minimum

8. Restaurant (restaurant and restaurant, take-out)

2 spaces per use

0.1 spaces per 100 m2 GFA, 2 spaces minimum

9. Office

0.13 spaces per 100 m2 GFA, 2 spaces

minimum

0.2 spaces per 100 m2 GFA, 2

spaces minimum

10. Medical clinic

0.2 spaces per 100 m2 GFA, 2 spaces

minimum

0.07 spaces per 100 m2 GFA, 2

spaces minimum

11. Employment and specialty retail

• Building supply

• Garden centre

• Home improvement warehouse

• Major equipment supply and service

• Propane retail outlet

• Repair service

• Transportation depot

• Vehicle body shop

• Vehicle rental establishment

• Vehicle repair establishment

• Vehicle sales establishment

• Vehicle service station

0.05 spaces per 100 m2 GFA, 2 spaces minimum

0.09 spaces per 100 m2 GFA, 2 spaces minimum

12. Employment, industrial

• Catering services

• Cleaning establishment

• Computer establishment

• Contractor’s yard

• Manufacturing

• Micro-brewery

• Storage facility

• Print or publishing establishment

• Research and development

establishment

• Trucking operation

• Warehouse

0.03 spaces per 100 m2 GFA, 2 spaces minimum

0.07 spaces per 100 m2 GFA, 2 spaces minimum

13. All other non-residential uses

4% of the required parking under Table

5.3, 2 spaces minimum.

4% of the required parking under

Table 5.3, 2 spaces minimum.

Additional regulations for Table 5.7:

1. In buildings having less than 10 dwelling units, no bicycle parking spaces are required for the residential component.

Table 5.8 - Required bicycle parking rates in downtown zones

1. Apartment building

0.07 spaces per dwelling unit (1)

0.68 spaces per dwelling unit (1)

2. Live-work unit, mixed-use building

In addition to the nonresidential parking requirement, 0.07 spaces per dwelling

unit is required (1)

In addition to the nonresidential parking requirement, 0.68 spaces

per dwelling unit is required (1)

3. Retail

uses 0.25 spaces per 100 m2 GFA

0.085 spaces per 100 m2 GFA

4. Office uses

0.03 spaces per 100 m2 GFA

0.17 spaces per 100 m2 GFA

5. All other non-residential uses

4% of the required parking under Table

5.4.

4% of the required parking under

Table 5.4

Additional regulations for Table 5.8:

1. In buildings having less than 10 dwelling units, no bicycle parking spaces are required for the residential component.

2. The required bicycle parking space, short term for any use may be located on the lot on which the use is located,

and/or on the street abutting the lot.

5.8.1 Bicycle parking space design and location

(a) Bicycle parking spaces, long term:

(i) Bicycle parking spaces, long term shall be provided in a secure, weather proof enclosure with controlled access.

(ii) A minimum of 25% of the required bicycle parking spaces, long term shall be stored in a horizontal ground mounted position. The remainder of the spaces may be provided as stacked or vertical spaces.

(iii) For apartment buildings, mixed use buildings and townhouses where individual garages are not provided (back-to-back, cluster, stacked and stacked back-to-back townhouses), a minimum of 5% of the required bicycle parking spaces, long term shall be provided in individually secured enclosures that are a minimum of 1 metre wide by 2.6 metres in horizontal length and a minimum 1.9 metre vertical clearance, and shall have access to an electrical outlet.

(b) Bicycle parking spaces, short term:

(i) Bicycle parking spaces, short term shall be located no more than 25 metres from the primary pedestrian entrance to the building.

(ii) A minimum of 25% of the required bicycle parking spaces, short term shall be weather protected.

5.8.2 Bicycle parking space and aisle dimensions

(a) Horizontal bicycle parking spaces shall:

(i) Be a minimum dimension of 0.6 metres wide by 1.8 metres horizontal length, with a minimum vertical clearance of 1.9 metres.

(ii) Be accessed by an aisle with a minimum width of 1.5 metres.

(b) Vertical bicycle parking spaces shall:

(i) Have a minimum dimension of 0.6 metres wide by 1.8 metres vertical length, where the bike, when secured on the storage rack is provided with a minimum horizontal clearance from the wall of 1.2 metres.

(ii) Be accessed by an aisle with a minimum width of 1.2 metres.

(c) Stacked bicycle parking spaces shall:

(i) Have minimum dimensions of 0.6 metres wide by 1.8 metres horizontal length, with a minimum vertical clearance of 1.2 metres.

(ii) Be accessed by an aisle with a minimum width of 1.2 metres.

5.9 Electric vehicle parking requirements

(a) A minimum of 20% of the total required parking spaces for multi-unit buildings with 3 or more dwelling units and mixed use buildings on lots identified with a (PA) suffix shall be provided as electric vehicle parking spaces.

(b) A minimum of 80% of total required parking spaces for multi-unit buildings with 3 or more dwelling units, townhouse – cluster, stacked, stacked back-to-back, and mixed-use buildings shall be provided as designed electric vehicle parking spaces

(c) For any non-residential use, a minimum of 10% of required parking spaces shall be provided as electric vehicle parking spaces and a minimum of 20% of required parking spaces shall be provided as designed electric vehicle parking spaces.

5.11.1 Maximum width of attached garage - residential

(a) The maximum permitted garage width within residential zones shall be in accordance with Table 5.9.

5.11.2 Garage location

(a) Within residential zones, attached garages shall not project beyond the main front wall of the first storey containing habitable floor space oriented towards the front lot line or exterior side lot line abutting a street line. Where a roofed porch is provided, the attached garage may be located ahead of the main front wall, to a maximum projection of 2 metres.

(i) For single detached dwellings and semi-detached dwellings in downtown zones, attached garages shall not project beyond the main front wall of the building.

5.11.3 Maximum residential driveway widths

(a) The maximum driveway, residential width permitted in residential zones shall be in accordance with Table 5.10.

Table 5.9 – Maximum width of attached garage– residential

1. RL.1

Single detached dwelling - 6.5 metres Semi-detached

dwelling - 50% of the lot frontage or 5 metres, whichever is less.

2. RL.2

Single detached dwelling - 50% of the lot frontage or 5

metres, whichever is greater. (1) Semi-detached dwelling - 50% of the lot frontage or 5 metres, whichever is less

3. Townhouses in RL.3, RL.4, RM.5, RM.6, CMUC, MOC, D.1,

D.2 zones

50% of lot frontage

4. Single detached dwelling and semi-detached dwelling in D.1, D.2 and MOC zones

50% of lot frontage

Additional regulations for Table 5.9

1. Lots with lot frontage of 12 metres or greater may have a maximum attached garage width of 6 metres.

Table 5.10 – Maximum residential driveway width

Zone

Driveway, residential width - maximum permitted

1. RL.1

Single detached/duplex dwelling, multi-unit building (up to

3 units) - 6.5 metres Semi-detached dwelling - 60% of the lot frontage or 5 metres, whichever is less.

2. RL.2

Single detached - 50% of the lot frontage or 5 metres, whichever is (1) greater (1) Duplex dwelling, multi-unit building (up to 3 units) - 5 metres Semi-detached dwelling -

60% of the lot frontage or 5 metres, whichever is less.

3. RL.3, RL.4, RM.5, RM.6, D.1,

Single detached, semi-detached and duplex dwelling - 50% of lot D.2 frontage or 5 metres, whichever is less.

Townhouses- 65% of lot frontage or 5 metres, whichever is less.

Additional regulations for Table 5.10:

1. Lots with lot frontage of 12 metres or greater may have a maximum driveway, residential width of 6 metres.

Table 6.3: RL.1 and RL.2 single detached dwelling/ multi-unit buildings (3 units) setback regulations

(b) Exterior side yard

Min

4.5m

(c) Interior side yard (min)

RL.1

1.5m

RL.2

1.2 m on one side of dwelling unit and 0.6 m on the other

side

Table 6.7: RL.1 and RL.2 semi-detached dwelling setback regulations

Exterior side yard (min)

4.5 m

Additional regulations for Tables 6.2 to 6.9

1. For lots located within the Older Built-up Area Overlay, as shown on Schedule B-1:

a. The minimum lot frontage is the average lot frontage of the lots within the same city block face.

b. For lots with a single detached dwelling the minimum lot frontage is 9 m. c. Nothing in this section shall require the minimum lot frontage to be greater than the minimum lot frontage established in Table 6.2 and 6.6.

2. For lots located within the Older Built-up Area Overlay, as shown on Schedule B-1:

a. The minimum front yard and/or exterior side yard setback is the average of the established setbacks of the immediately adjacent lots. Where there is only one immediately adjacent lot or where the average of the setbacks of the adjacent lots cannot be determined, the minimum setback shall be 6 m. Where the off-street parking space is located within a garage or carport, the setback for the garage or carport shall be a minimum of 6 m from the street line.

b. Where a road widening is required in accordance with Section 4.22, the calculation of the front yard or exterior side yard shall be as set out in 2 (a), provided that the required front yard or exterior side yard is not less than the new street line established by the required road widening.

3. Where buildings or structures are located on a through lot, the setback shall be a minimum of the average of the setbacks of the adjacent properties, or in the case of a corner lot, the minimum setback shall be the same as the nearest adjacent main building.

4. Where a transformer easement is located in the front yard or exterior side yard of a lot, portions of the dwelling unit shall be required to maintain a minimum separation of 3 metres between the transformer easement and any part of the dwelling unit.

5. A 6 metre exterior side yard setback is required on existing and proposed arterial and collector roads, as identified in the City's Official Plan in force and effect on the effective date of this by-law.

Table 6.11: RL.3 and RM.5 on-street townhouse setback regulations

(A) Front yard (min)

6m

(B) Exterior side yard (min)

4.5 m

Table 6.12: RL.3 and RM.5 on-street townhouse building regulations

(A) Building height (max)

3 storeys and in accordance with Section 4.14

(B) Number of dwelling units in a row (max)

8

(C) Dwelling unit width (min)

6m

Back-to-back – 7m

Table 6.13: RL.3 and RM.5 on-street townhouse entrance regulations

(A) Elevation of principle entrance (max)

1.5 m measured from the front lot line elevation

Table 6.15: RL.3 and RM.5 rear access on-street townhouse setback regulations

(A) Front yard (min)

5m

(B) Exterior yard (min)

4.5m

(C) Interior yard (min)

1.5m

0m along common lot line

Table 6.16: RL.3 and RM.5 rear access on-street townhouse building regulations

(A) Building height (max)

3 storeys and in accordance with Section 4.14

(B) Number of dwelling units in a row (max)

8

(C) Dwelling unit width (min)

5.5 m

Table 6.18: RL.4 and RM.6 townhouse lot setback Regulations

(b) Exterior side yard (min)

4.5 m

(d) Read yard (min)

One-half the building height, and no less than 4.5 m

(e) Lot Coverage (max)

• % lot area

RL.4

30%

RL.5

40%

Landscape open space (min)

40% of lot area

Active entrance

When a building(s) or portion thereof is within 15 m of a street line, a minimum number of 1 active entrance for every 30 m of street line shall be required for the portion of

the building facing the street.

(f) Buffer strip

A 3 m buffer strip is required adjacent to interior side and rear lot lines

3 m buffer strip is required around the perimeter of surface parking lots

(h) Common amenity area (min)

Common Cluster townhouses- amenity area 5 m2 per dwelling unit

Stacked and back-to back townhouses- 10 m2 per dwelling unit

Private amenity area (min)

RL.4

20 m2 per dwelling unit

RM.6

20 m2 per dwelling unit

Table 6.19: RL.4 and RM.6 townhouse unit regulations

Dwelling unit width (min)

6 m (2) Back-to-back – 7 m(3)

Stacked – N/A

Front yard from private street back of curb or sidewalk or

lot line (min)

6 m (1) Stacked with no garage – 3m

Exterior side yard from private street back of curb or

sidewalk or lot line (min)

4.5m

Rear yard from private street back of curb or sidewalk or

lot line (min)

7.5m

0m from back-to-back townhouse dwelling units

Overall building length of townhouse building (max)

49m

Table 6.19: RL.4 and RM.6 townhouse unit Regulations

(a) Building height (max)

RL.4

3 storeys and in height (max)

accordance with Section 4.14

RM.6

4 storeys and in accordance with

Section 4.14

(b) Dwelling unit width

6 m (min) m( 3) Back-to-back – 7 Stacked – N/A

(c) Front yard from private street back of

curb or sidewalk or lot line (min)

6 m street back of curb or Stacked with no sidewalk or lot line (min)6 m

(1)Stacked with nogarage – 3 m

(d) Exterior side yard from private street

back of curb or sidewalk or lot line (min)

4.5 m

(e)Rear yard from private street back of

curb or sidewalk or lot line (min)

7.5 m

0 m from back-to back townhouse dwelling units

(g) Overall building length of townhouse

building (max)

49 m

Additional regulations for Tables 6.17 to 6.19:

2. Minimum dwelling unit width of 5.5 m for a townhouse with a detached garage in the rear yard.

3. Minimum dwelling unit width of 6 m for a back-to-back townhouse without an attached garage.

Common amenity area:

5. Buildings with less than 20 dwelling units are not required to provide common amenity area.

6. Common amenity area shall be aggregated into areas of not less than 50 m2.

7. Common amenity area for combined cluster and stacked, back-to-back, or stacked back-to-back townhouses shall be calculated on a block by block basis using the applicable zone requirements.

8. Common amenity areas shall be designed and located so that the length does not exceed 4 times the width.

9. A common amenity area shall be located in any yard other than a required front yard or required exterior side yard.

10. Landscaped open space areas, building rooftops, patios and above ground decks may be included as part of the

common amenity area if they are associated with recreational facilities that are provided and maintained, such as swimming pools, tennis courts, lounges and landscaped areas.

48. Private amenity area: The following regulations apply to private amenity areas for cluster townhouses:

Have a minimum depth of 4.5 metres, measured from the wall of the dwelling unit, and a minimum width equal to the dwelling unit width and no less than 4.5 metres, whichever is greater;

b. Not form part of a required front yard or exterior side yard;

c. Be setback a minimum of 3 metres from rear lot line;

d. Not face onto a street, public;

e. Be accessed from the dwelling unit;

f. Be separate and not include walkways, play areas, or any other communal area;

g. Be defined by a wall or fence between adjacent units;

h. A minimum distance of 6 metres is required between private amenity areas of two separate buildings or 3 metres for the private amenity areas between two end units of a building; and

i. A minimum distance of 4.5 metres is required between the private amenity area and a wall of another building containing windows of habitable rooms which face the private amenity area.

12. Private amenity areas for ground level units in stacked townhouses, back-to-back townhouses and stacked back-to- back townhouses shall be a minimum of 10 m2 in area and may be provided in the front yard on an unenclosed porch or balcony with no privacy screen. Private amenity areas for units below finished grade shall be a minimum of 10 m2 in area and have a maximum 50% first storey projection above the below grade patio.

13. Private amenity areas for above grade units in stacked townhouses, back-to-back townhouses and stacked back-to- back townhouses shall be a minimum of 10 m2 in area, consist of a balcony and be defined by a wall or railing between adjacent units to a height of 1.8 m and a minimum depth of 1.8 m.

14. 50% of the total landscaped open space must be covered by soft landscaping in the form of natural vegetation, such as grass, flowers, trees and shrubbery.

15. 30% of the required landscaped open space can be in the form of a green roof or blue roof.

Table 6.20: RL.4 Apartment building lot regulations

(A) Lot frontage (min)

30 m

Density (max) - units per hectare (uph)

35

Table 6.21: RL.4 Apartment building setback regulations

(A) Front yard or exterior side yard

Min

6m

max

10m

(D) Buffer strip (min)

A 3 m buffer strip is required adjacent to interior side and rear lot lines

3 m buffer strip is required

around the perimeter of surface parking lots

Table 6.22: RL.4 Apartment building – building Regulations

(C) Building length (max)

48 m for buildings located within 15 m of a street

Common amenity area (min)

20m2 per dwelling unit

Angular plane

In accordance with Section 4.14.4

Principal entrance

A principal entrance shall be provided that faces the front

lot line or exterior side lot line

Table 6.24: RM.5 Apartment building lot regulations

(A) Lot frontage (min)

30 m

Density- units per hectare (uph)

min

35

max

100

Table 6.25: RM.5 Apartment building setback regulations

(D) Buffer strip (min)

A 3 m buffer strip is required adjacent to interior side and rear lot lines

3 m buffer strip is required around the perimeter of surface parking lots

Table 6.26: RM.5 Apartment building - building regulations

(b) Building height (max)

4 storeys and in accordance with Section 4.14

(c) Building Length (max)

75 m for buildings located within 15 m of a street for the

portion of the building adjacent to the street.

Common amenity area (min)

20 m2 per dwelling unit

Angular plane

In accordance with Section 4.14.4

Active entrance

When a building(s) or portion thereof is within 15 m of a street line, a minimum number of 1 active entrance for every 30 m of street line shall be required for the portion of

the building facing the street

Table 6.28: RM.6 Apartment building lot Regulations

(a) Lot frontage (min)

30 m

Density - units per hectare (uph)

min

35

max

100

Table 6.29 RM.6 Apartment building setback regulations

(A) Front yard or exterior side yard min 6m

max 11m

(D) Buffer strip (min) A 3m buffer strip is required adjacent to interior side and rear lot lines

3m buffer srip is required around the perimeter of surface parking lots

Landscaped open space (min) 40% of lot area

Table 6.30: RM.6 Apartment building - building Regulations

(c) Building length (max)

75 m for buildings located within 15 m of a street for the portion of the building adjacent to the street.

Common amenity area (min)

20 m2 per dwelling unit

Active entrance

When a building(s) or portion therof is within 15 m of a street line, a

minimum number of 1 active entrance for every 30 m of street line shall be required for the portion of the building facing the street

Table 6.31: RM.6 Apartment building angular plane regulations

Angular plane

Building height shall not exceed an angular plane of 45

degrees from the interior side yard and/or rear yard lot lines when adjacent to RL.1 and/or RL.2 zones

Angular plane

In accordance with Section 4.14.4

Table 6.33: RH.7 Apartment building setback regulations

Front yard or exterior side yard

Min

6m

Max

11m

Building length (max)

75 m for buildings located within 15 m of a street for the

portion of the building adjacent to the street

6.3.9 Apartment buildings (a) Lot regulations (b) Setback regulations

Table 6.32: RH.7 Apartment building lot regulations

Lot frontage (min)

30 m

Residential density-units per hectare (uph)

Min

100

max

150

Table 6.33: RH.7 Apartment building setback regulations

(a) Front yard or exterior side yard

Min

6m

max

11m

(d) Buffer strip (min)

A 3 m buffer strip is required adjacent to interior side and rear lot lines 3 m

buffer strip is required around the perimeter of surface parking lots

Landscaped open space (min)

40 % of lot area

Table 6.34: RH.7 Apartment building – building regulations

(b) Building height (max)

10 storeys in accordance with Section 4.14

(c) Floorplate size (max)

7th and 8th storeys - 7th and 8th 1,200 m2 storeys Each storey above 9th 9th and above storey - 1,000 m2

storeys

(d) Building stepbacks

3 m for all portions of (min) the building above the 6th

storey facing a street for buildings located within 15 m of a street

(e) Building length (max)

75 m for buildings located within 15 m of a street for the

portion of the building adjacent to the street

Active entrance

When a building(s) or portion therof is within 15 m of a street line, a minimum number of 1 active entrance for every 30 m of street line shall be required for the portion of

the building facing the street

(a) Tower

The tower portion of the separation building, which is the portion of a building 7 storeys and above, shall be setback a minimum of 25 m from any portion of another tower measured perpedicularly from the exterior wall of the 6th

storey

Common amenity area (min)

20 m2 per dwelling unit

Table 6.35: RH.7 Apartment building angular plane regulations

Angular plane

Building heights shall not exceed an angular plane of 30 degrees measured from the property line for the interior side yard and/ or rear yard lot lines when adjacent to RL.1

and/or RL.2 zone

Table 6.35: RH.7 Apartment building angular plane regulations

(a) Angular plane

Building heights shall not exceed an angular plane of 30 degrees measured from the property line for the interior side yard and/ or rear yard lot lines when adjacent to RL.1

and/or RL.2 zone

(a) Angular plane

Building heights shall not exceed an angular plane of 45 degrees measured 10.5 m above the average elevation of the grade at the property line for the interior side yard or

rear yard lot lines when adjacent to RL.3, RL.4, RM.5 RM.6 and/or institutional zone

(a) Angular plane

In accordance with Section 4.14.4

Additional Regulations for Tables 6.20 to 6.35

1. Where windows of a habitable room face an interior side yard, the minimum interior side yard setback shall be 7.5 m.

2. Common amenity area:

a. Common amenity areas shall be aggregated into areas not less than 50 m2 and shall be designed and located so that the length does not exceed 4 times the width.

b. Common amenity areas shall be located in any yard other than the required front yard or required exterior side yard.

c. Landscaped open space areas, building rooftops, patios, and above ground decks may be included as part of the common amenity area if recreational facilities are provided and maintained, such as swimming pools, tennis courts, lounges, and landscaped areas.

d. Rooftop common amenity area shall be located a minimum of 2 m from the roof edges facing an interior side yard.

3. No common amenity area is required for buildings on lots within the Older Built-up Area Overlay, Schedule B-1.

4. Buildings on a lot with less than 20 dwelling units are not required to provide common amenity area.

5. 50% of landscaped open space shall be covered by soft landscaping in the form of natural vegetation, such as grass, flowers, trees and shrubbery.

6. 30% of the required landscaped open space can be in the form of a green roof or blue roof.

7. Landscaped open space shall occupy the front yard of any lot, except the driveway, within the Older Built-up Area Overlay, Schedule B-1. No parking shall be permitted within this landscaped open space.

7.3.1 Commercial mixed-use centre (CMUC) zone

a) Lot regulations

b) Setback regulations

Table 7.2: CMUC zone lot regulations

(a) Lot frontage

50m

(b) Lot area

Min

7,500m

max

50,000m

Residential density units per hectare (uph)

Min

100

Max

150

Table 7.3: CMUC zone setback regulations

(a) Front yard and exterior side yard

Min

3m

max

15m

(b) Interior side yard (min)

3m

(c) rear yard (min)

7.5m

(d) buffer strip (min)

A 3 m wide buffer strip is required adjacent to interior side

and rear lot line

Landscaped open space (min)

20% of lot area

Table 7.4: CMUC zone building regulations

Building height (min)

7.5 m for buildings located within 15 m of an existing and proposed arterial and/ or collector road, as identified in the

City's Official Plan in force and effect on the effectiv date

(c) Floorplate size (max) 7th and 8th storeys Above the 8th storey

7th and 8th storeys - 1,200 m2 Above 8th storey -1,000 m2

(d) Building stepbacks (min)

3 m for all portions of the building above the 6th storey

facing a street for buildings located within 15 m of a street

(e) Building length (max)

75 m for buildings located within 15 m of a street for the

portion of the building adjacent to the street

(g) First storey height (min)

4.5m

First storey transparency (min)

40 % of the surface area of the first storey of a building, up to 4.5 m from the ground, shall be comprised of transparent windows and/or active entrances when a building is within 15 m of an existing and proposed arterial and/or collector road, as identified in the City's Official Plan

in force and effect on the effective date

Active entrance

When a building(s) or portion thereof is within 15 m of an existing and proposed arterial and/ or collector road, as identified in the City's Official Plan in force and effect on the effective date of this by- law, a minimum number of 1 active entrance for every 30 m of street line shall be

required for the portion of the building facing the street

(a) Tower separation (min)

The tower portion of the building which is the portion of a building above the 6th storey, shall be setback a minimum of 25 m from any portion of another tower. measured perpedicularly from the exterior wall of the 6th storey The tower portion of a building shall be setback a minimum of

12.5 m from an interior side lot line and rear lot line

measured perpedicularly from the exterior wall of the 6th storey

Common amenity area (min)

20 m2 per dwelling unit

Table 7.5: CMUC angular plane regulations

(a) Angular plane

Building heights shall not exceed an angular plane of 45 degrees from any interior side yard and/or rear yard lot lines when adjacent to a residential low density (RL.1, RL.2,

RL.3, RL.4) zone

(b) Angular plane

Building heights shall not exceed an angular plane of 45 degrees from any interior side yard and/or rear yard lot lines when adjacent to a residential medium density (RM.5, RM.6), and/ or institutional zone, as measured from 10.5 m

above the average elevation of the grade at the required setback from the property line

(c) Angular plane

In accordance with Section 4.14.4

7.3.2 Commercial regulations for CMUC zone

(a) Minimum commercial gross floor area (GFA)

(i) Not less than 25% of the commercial gross floor area (GFA) existing on the date of the passing of this by law.

(ii) Where no commercial gross floo area (GFA) exists, on the effectiv date of this by- law, the minimum commercial gross floor area (GFA) shall be 0.15 floor space index (FSI).

7.3.3 Mixed-use corridor (MUC) and neighbourhood commercial centre (NCC) zones

(c) Building regulations

Table 7.7: MUC and NCC zone setback regulations

(d) Buffer strip (min)

A 3 m wide buffe strip is required adjacent to interior side

and rear lot lines

Table 7.8: MUC and NCC zone building regulations

(a) Building height (min)

7.5 m for buildings located within 15 m of an existing and proposed arterial and/or collector road, as identified in the

City's Official Plan in force and effect on the effective date

(c) Building length (max)

75 m for buildings located within 15 m of a street for the portion of the building adjacent to the street

Active entrance

When a building(s) or portion therof is within 15 m of an existing and proposed arterial and/ or collector road, as identified in the City's Official Plan in force and effect on the effective date of this bylaw, a minimum number of 1 active entrance for every 30 m of street line shall be required for the portion of the building facing the street

(f) First storey height (min)

4.5m

(g) First storey transparency (min)

40 % of the surface area of the first storey of a building, up to 4.5 m from the ground, shall be comprised of transparent windows and/or active entrances when a building is within 15 m of an existing and proposed arterial and/ or collector road, as identified in the City's Official Plan in force and effect on the effective date

Common amenity area (min)

20 m2 per dwelling unit

Table 7.9: MUC and NCC angular plane regulations

(a) Angular plane

Building heights shall not exceed an angular plane of 45 degrees from any interior side yard and/or rear yard lot lines when adjacent to a residential low density (RL.1, RL.2,

RL.3, RL.4) zone, as measured from the lot line

(b) Angular plane

Building heights shall not exceed an angular plane of 45

degrees from any interior side yard and/or rear yard lot

lines when adjacent to a residential medium density (RM.5, RM.6) and/or institutional zone, as measured from 10.5 m above the average elevation of the grade at the required

setback from the property line

(c) Angular plane

In accordance with Section 4.14.4

7.3.4 Commercial regulations for MUC and NCC zones

(a) Maximum gross floor area (GFA) of individual retail use in an NCC zone m2 3,250

7.3.5 Mixed office/commercial (MOC) zone

(a) Lot regulations

Table 7.10: MOC zone lot regulations

Residential density units per hectare (uph)

Min

N/A

max

100

Table 7.11: MOC zone setback regulations

(a) Front yard and exterior side yard (min)

6m

(d) rear yard (min

10m

(e) buffer strip

Where a MOC zone abuts any residential, institutional, park

or natural heritage system zone, a 3 m wide buffer strip is required adjacent to interior side and rear lot lines

Table 7.12: MOC zone building regulations

(a) building height (max)

4 storeys and in accordance Section 4.14

Common amenity area (min)

20 m2 per dwelling unit

Angular plane

In accordance with section 4.14.4

Additional Regulations for Tables 7.2 - 7.13:

2. 30% of the required landscaped open space area can be in the form of a green roof or blue roof.

3. Common amenity area:

a. Common amenity areas shall be aggregated into one area or grouped into areas of not less than 50 m2 and shall be designed and located so that the length does not exceed 4 times the width.

b. Common amenity areas shall be located in any yard other than the required front yard or required exterior side yard.

c. Landscaped open space areas, building rooftops, patios, and above ground decks may be included as part of the common amenity area if recreational facilities are provided and maintained, such as swimming pools, tennis courts, lounges, and landscaped areas.

d. Rooftop common amenity area shall be located a minimum of 2 metres from the roof edges facing an interior side yard.

Table 8.3: CC zone setback regulations

(D) Buffer strip (min)

A 3 m wide buffe strip is required adjacent to interior side and rear lot line A 3 m wide buffer strip shall be maintained adjacent to the street line, except for those areas required

for entry ramps

Table 8.4: CC zone building regulations

(a) Building height (max)

3 storeys

Gross floor area (GFA) (max)

400 m2

Table 8.6: SC zone setback regulations

(D) Buffer strip (min)

A 3 m wide buffe strip is required adjacent to interior side and rear lot line

A 3 m wide buffe strip shall be maintained adjacent to the

street line, except for those areas required for entry ramps

Table 8.7: SC zone building regulations

(B) Building Length (max)

75 m for Buildings located within 15 m of a Street for the

portion of the building adjacent the street

First storey

30% of the surface transparency (min) area of the firs storey of a building, up to 4.5 m from the ground, shall be comprised of transparent windows and/or active entrances when a building is within 15 m of an existing and proposed arterial and/or collector road, as identified in the City's Official Plan in force and effect on the effective date of this

by -law

Active entrance

When a building(s) or portion therof is within 15 m of an existing and proposed arterial and/ or collector road, as identified in the City's Official Plan in force and effect on the effective date of this by-law, a minimum number of 1 active entrance for every 30 m of street line shall be

required for the portion of the building facing the street

Table 9.1 - Permitted uses in downtown zones

Permitted uses

D.1

D.2

D.3

D.3a

Active uses

Residential uses

Additional residential

dwelling unit

P

Apartment building

P

P

Day care, private home

P

P

Duplex dwelling

P

Group home

P

P

Home occupation

P

P

Hospice

P

P

Live-work unit

P

P

Lodging house type 1

P

p

Long term care facility

P

P

Mixed-used building

P

P

Retirement residential

facility

P

P

Semi-detached

dwelling

P

Single detached

dwelling

P

Supportive housing

P

P

Townhouse on-street

P

P

Townhouse rear-access

on street

P

P

Retail uses

Agricultural produce

market

P

P

P

P

p

Retail establishment

P

P

P

P

P

Service uses

Artisan studio

P

P

P

Auction center

P

P

Catering service

P

P

Commercial

entertainment

P

P

P

Day care centre

P

P

P

Financial establishment

P

P

P

p

Food vehicle

P

P

P

P

Micro-brewery

P

p

Permitted uses

Micro-distillery

P

p

Nightclub

P

p

Restaurant

P

P

P

P

p

School, commercial

P

P

P

Service establishment

P

P

P

P

p

Taxi establishment

P

P

Tradeperson’s shop

P

P

Veterinary service

P

P

Office uses

Medical clinic

P

P

p

Office

P

P

P

Research establishment

P

P

Community uses

Art gallery

P

P

P

P

Community center

P

P

P

P

Conference and

convention facility

P

P

Emergency shelter

P

Museum

P

P

P

P

Place of worship

P

P

P

Public hall

P

P

Recreation facility

P

P

P

School

P

P

P

School, post-secondary

P

P

P

Transit terminal

P

P

P

Hospitality uses

Bed and breakfast

P

P

Hotel

P

P

P

Other

Accessory use

P

P

P

P

Occasional use

P

P

P

P

Outdoor display and

sales area

P

P

P

P

9.3 Regulations for all downtown Zones

(a) Built form

(i) The maximum floorplate of the 7th and 8th storeys of a building shall not exceed 1,200 square metres.

(ii) The maximum floorplate of each storey of a building above the 8th storey shall not exceed 1,000 square metres and shall not exceed a length to width ratio of 1:5:1.

(iii) The minimum stepback shall be 3 metres and shall be required for all portions of a building above the 4th storey. Stepbacks shall be measured from the building face of the 3^rd^ storey facing a street

(iv) Despite Section 9.3 (a) (iii), where a lot abuts Gordon Street or Wellington Street the minimum stepback shall be 3 metres and shall be required for all portions of a building above the 6th storey. Stepbacks shall be measured from the building face of the 3rd storey facing a street.

(b) Building tower separation

(i) Any portion of a tower above the 12th storey of a building shall be separated by a minimum of 25 metres from any portion of another tower above the 12th storey of any building, measured perpendicularly from the exterior wall at the 13^th^ storey

(ii) For any portion of a tower at or below the 12th storey of a building:

(A) A minimum tower setback of 6 metres is required from the side lot line and/or rear lot line;

(B) Shall be separated by a minimum 12 metres from any portion of another tower at or below the 12th storey of any building, measured perpendicularly from the exterior wall of the tower.

(C) Despite Section 9.3(b)(ii)(A) and 9.3(b)(ii)(B) , the tower setback may be reduced to a minimum of 3 metres from the side lot line and/or rear lot line if there are no windows to a habitable room on the facing wall of an existing abutting building.

(c) Building height In addition to the provisions of Section 4.14, the following shall also apply:

(i) The Downtown Height Overlay, Schedule B-4 establishes the minimum and maximum building heights in downtown zones.

(ii) Minimum building height is not applicable to accessory buildings or structures.

(iii) Section 4.14.4 is not applicable.

(iv) In addition to the Downtown Height Overlay, Schedule B-4, an angular plane establishes the maximum building height as follows: Building heights shall not exceed an angular plane of 45 degrees from the minimum required rear yard or side yard of a downtown zone that abuts a lot line of a RL.1, RL.2, RL.3 or RM.5 zone, as measured from 10.5 metres above the average elevation of the grade at the lot line.

(d) Active frontage area Despite Table 9.2, 9.3, 9.4, 9.8, 9.9 and 9.10, the following provisions apply to the street line or portion thereof, identified as active frontage area in accordance with Downtown Active Frontage Area Overlay, as shown on Schedule B-5. If the active frontage area only applies to a portion of the street line, the regulations of Section 9.3 (d) shall only apply to that portion Identified

(i) Where a street line, or portion thereof, identified as active frontage area exceeds 35 metres, the maximum front yard and/or exterior side yard setback shall be 0.5 metres for a minimum of 75% of the street line. The remaining 25% of the street line shall have a maximum front yard and/or exterior side yard setback of 2 metres.

(ii) Where a street line, or portion thereof, identified as active frontage area is less than or equal to 35 metres, the maximum front yard and/or exterior side yard setback shall be 0.5 metres.

(iii) Despite Section 9.3 (d) (i) and 9.3 (d) (ii) , where a lot abuts Wellington Street East between Gordon Street and Wyndham Street South the building setback shall be a minimum of 10 m from the Wellington Street East street line.

(iv) The minimum first storey height shall be 4.5 metres.

(v) The minimum number of active entrances to the first storey on the front yard and/or exterior side yard building façade shall be 1 for every 15 metres of street line or portion thereof identified as active frontage

area, but shall not be less than 1. For the purposes of calculating the minimum number of building entrances required, any fraction of a building entrance shall be rounded to the next highest whole number.

(A) Active entrances shall be at or within 0.2 metres above or below finished grade

(vi) A minimum of 50% of the surface area of the first storey façade, measured from the finished grade up to a height of 4.5 metres, facing a street, public or public square must be comprised of a transparent window and/or active entrances.

(vii) Despite Table 9.1, the uses identifie in the active uses column in Table 9.1 with a “P” shall occupy a minimum of 60% of the street line. Where an existing building occupies less than 60% of the street line, the uses identified in the active uses column in Table 9.1 with a “P” shall occupy all portions of a building of the firs storey immediately abutting a street line.

(viii) A driveway, non-residential is prohibited at grade or in the firs storey of a lot or building for the first 6 metres of the depth measured in from the street line. Despite this provision, where the entirety of a lot’s street frontage is included in the active frontage area, a maximum of 1 driveway shall be permitted perpendicular to the street line within the active frontage area in accordance with all other requirements of this by-law.

(e) Licenced establishments

(ii) The maximum floor area of a licensed establishment is 230 square metres.

(iii) Licensed establishments shall not be permitted adjacent to or above a residential use within a building or a directly adjoining building.

Active frontage area regulation

Table 9.3: D.1 zone setback regulations

Buffer strip (min)

Where a D.1 zone abuts a RL.1, RL.2, RL.3, institutional, park or natural heritage system zone, a 3 m wide buffer

strip is required adjacent to the lot line abutting such zone

Table 9.4: D.1 zone building regulations

Building height ( min & max)

In accordance with Section9.3(c)

Building Stepbacks (min)

In accordance with Sections9.3(a)(iii) and 9.3(a)(iv)

Additional Regulations for Tables 9.2 - 9.4:

1(b) Where a dwelling unit occupies the first storey of a building, that portion of the building shall have a minimum setback of 3 m from the street line.

9.4.2 Exterior finishes (D.1)

Despite the provisions of this or any other by-law for the City, the following shall apply:

(a) All visible walls of any building within the Downtown Exterior Finishes Overlay, as shown on Schedule B-6 shall be constructed of transparent glass and coursed masonry and/or such materials which replicate coursed masonry as specified in Section 9.4.2(a)(i).

(i) Exterior facades Coursed masonry and/or materials which replicate coursed masonry (except plain, uncoloured concrete).

(ii) Exterior facade trim All of the material permitted for exterior facades as well as plain, uncoloured concrete elements, wood and metal.

(iii) In addition, where a building is located on the corner of any street shown on the Downtown Exterior Finishes Overlay, Schedule B-6, the provisions of Section 9.4.2

(a) shall apply to the building wall or walls facing onto the crossing street.

(b) All windows of any building existing within the D.1-1 zone on the date of the passing of this by- law, or any predecessor thereof, shall be of transparent glass only.

(c) No exterior walls of a building constructed of natural stone within the D.1-1 zone shall be defaced in any manner or covered, in whole or in part, with paint, stucco, metal, or other cladding material.

(d) No window openings of any building existing within the D.1-1 zone on the date of the passing of

this by-law, or any predecessor thereof, shall be closed up with any material except transparent glass.

Table 9.6: D.2 zone setback regulations

(a) Front yard or exterior side yard (min)

The minimum front yard or exterior side yard shall be the average of the setbacks of the adjacent property or where the average of the setbacks of the adjacent properties cannot be determined, the minimum setback shall be 3

meters

(b) Interior side yard (min)

1.5m

(c) Rear yard (min)

10m

Buffer strip (min)

Where a D.2 zone abuts a RL.1, RL.2, RL.3, institutional, park or natural heritage system zone, a 3 m wide buffer

strip is required adjacent to the lot line abutting such zone

Table 9.7: D.2 zone building regulations

Building height (min & max)

In accordance with Section9.3(c)

Additional Regulations for Tables 9.5 - 9.7:

1. In accordance with Section 4.6 and Section 4.22.

2. Where a lot line abuts a public lane, the minimum setback may be reduced to 1 m from the lot line.

3. Where the D.2 zone abuts an RL.1, RL.2, RL.3, institutional, park or natural heritage system zone the minimum side yard shall be 3 m on the abutting side.

Table 9.10: D.3 and D.3a zone building regulations

Building height (min & max)

In accordance with Section9.3(c)

Table 10.6: EMU zone setback regulations

Buffer strip (min)

A 3 m wide buffer strip is required adjacent to interior side and rear lot lines

Landscaped open space (min)

15% The required front yard and exterior side yard, except

the driveway, parking areas, or loading areas, shall be landscaped

Comprehensive Zoning By-Law: Provisions that remain under appeal (Site-specific provisions)

17.1.12 (H12) Municipal Services

(a) Purpose: To ensure that municipal services are adequate and available, to the satisfaction of the City, prior to construction of new buildings and/or additional residential development of the lands.

(b) Uses Subject to Removal of the (H) For such time as the holding provision (H) is in place, these lands may be used for all uses permitted in the applicable zone except for new residential uses as set out in Table 6.1 or 7.1. The use of these lands for new residential uses is subject to the interim regulations in (c) as follows:

(c) Conditions: Prior to the removal of the holdingprovision (H) a municipal services review shall be completed to the satisfaction of the City. The scope and boundary of the municipal services review will be determined by the City and may include but is not limited to: watermain condition and water supply; sanitary sewer condition and sanitary capacity; storm sewer condition and capacity; stormwater management facility condition and capacity; road and intersection condition and capacity; transportation facilities; and hydro services.

(d) Should the municipal services review demonstrate that all necessary municipal services required for the proposed construction of a new building and/or residential development are adequate and available to the satisfaction of the City, the (H) may be lifted; or,

(e) Should the municipal services review determine that all necessary municipal services required for the proposed construction of a new building and/ or residential development are not adequate and available, then prior to the (H) being lifted:

(i) Adequate security for the actual design and construction costs of any municipal services required for the proposed new building and/ or residential development shall be provided to the City in a matter satisfactory to the City; and,

(ii) Any municipal services required for the proposed new building and/ or residential development shall be designed to the satisfaction of the City; and,

(iii) Any municipal services required for the proposed new building and/ or residential development shall be constructed to the satisfaction of the City.

Schedule B-4: Downtown Height Overlay

Schedule B-6: Downtown Exterior Finishes Overlay

ATTACHMENT “2”

Table of Appellant Lands to Remain Under Appeal

Appellant #

Appellant

Address(es)

Appeal Scoping

Counsel

1

2014707 Ontario Inc. (Cook Homes)

Block 121, Plan 61M-38 Part 1, 61R-11324

Blocks 69, 72, 73, 74, 75, 76, 77 and 78, Plan 61M-181

*See map provided below.

Site Specific

Jennifer Meader

2

Thomasfield Homes Limited

295 Southgate Drive

Site Specific

Kevin Thompson

Giovanni Giuga

3

Forum Asset Management

601 Scottsdale Drive

Site Specific

Johanna Shapira

4

Loblaw Properties Limited

124 Clair Road East (previously 1750 Gordon Street)

1045 Paisley Road

297-299 Eramosa Road

160 and 170 Kortright Road West 111-191 Silvercreek Parkway North 35 Harvard Road

104 Silvercreek Parkway North)

Site Specific

Tom Halinski

Jasmine Fraser

435 Stone Road West 375 Eramosa Road

615 Scottsdale Drive

88 Clair Road East

5

Paisley & Whitelaw Inc.

201 Elmira

PT LTS 2 AND 3, CON 2, DIV E (FORMERLY TWN OF GUELPH), PT 1, 61R8581 EXCEPT PT 6, 61R8682; AND SAVE AND EXCEPT PARTS 2

AND 3, 61R21408; GUELPH

Jennifer Meader

6

Silvercreek Guelph Developments Limited

2089248 Ontario Inc.

35, 40 and 55 Silvercreek Parkway South

Site Specific

Tom Halinski

Jasmine Fraser

7

Windmill Development Group

55 Baker, 160 and 155 Wyndham (Baker District)

Site Specific

Philip Osterhout

8

2742707 Ontario Limited

280 Clair Road West

Site Specific

Eileen Costello

Jasmine Fraser

9

Industrial Equities Guelph Corporation

384 Crawley Road

Site Specific

Michael Foderick

10

2738777 Ontario Limited

2738766 Ontario Limited

848866 Ontario Limited

120 Malcolm Road (2738777)

126 Malcolm Road (2738766)

45 Lewis Road (848866)

Site Specific

Eric Davis

11

Ferrovia Investments Inc.

512 Woolwich Ave

Site Specific

Kevin Thompson

Giovanni Giuga

12

University Village (Guelph) Limited

Commercial plaza at 304-324 Stone Road and 511 Edinburgh Road

Site Specific

Kevin Thompson

Giovanni Giuga

13

642762 Ontario Limited

10 Kingsmill Avenue

Site Specific

Kevin Thompson

Giovanni Giuga

14

IJK Holdings Inc.

81 Royal Road

Site Specific

Eric Davis

15

Guelph Watson Holdings Inc.

115 Watson Parkway North (Formerly 72 Watson Road North)

Site Specific

Tom Halinski

Jasmine Fraser

16

Guelph & District Home Builders’ Association

Wellington Development Association

N/A

City-Wide Appeal

No site-specific or area-specific scoping.

Appeal to be scoped to those policies identified in Schedule “A” on a City-wide basis.

Kevin Thompson

Giovanni Giuga