Connecting the Dots on OPA 80
May 11, 2023
On Tuesday, Council passed a motion (12-1) to write a letter to the Minister of Municipal Affairs and Housing (Hon. Steve Clark) outlining our concerns about amendments that were made to "Shaping Guelph", Guelph's Offical Plan Amendment (OPA) 80. During the debate, my wardmate Cathy Downer expressed serious concern about the lack of evidence, consultation and planning process in these amendments.
She noted that the OPA 80 that Guelph submitted to the Province last July:
- had unanimous support of Council
- had three years of public engagement
- had an extensive consultation process that included citizens, developers, builders, business and more
- had been crafted using real data and master plans
- had been crafted using financial and capital infrastructure data and forecasts
- had been written and supported by our professional planning staff
- met all of the population targets and requirements requested by the province in Bill 109 and Bill 23
She further noted that many of the specific amendments made by the Minister had no corresponding data, no public consulation, no financial forecasting, and in some cases, were contrary to provincial direction (such as conversion of employment lands). She further observed that many of the amendments seem to be based solely on letters from private development interests.
These amendments are, by any other name, are Ministerial Zoning Orders (MZOs). No public input, no evidence, no opportunity for appeal. To read each submissions, visit the Ontario ERO website for Guelph OPA 80.
Let's take a moment to further look at the site specific amendments and connect the dots. In total, there were 16 letters submitted to the Ministry from private developers, supporters or their agents. Of the 16 letters received, 14 were granted what they asked for, or more). And out of these 14, only one site (58 Wellington, Fusion Homes) had actually submitted a complete application to the City Planning department and been seen by Council.
Photo at right: Taken from public submission from Ontario 1210831 for development proposal at 169 Woolwich Street, Guelph. Property owner asked for 12 stories, and was granted 23 stories.
Here is a summary of each submission -- who submitted the request, what they asked for and what they got.
You can connect the dots from there.
|
From |
Ask |
Current Status |
Result |
|
Guelph Chamber of Commerce |
Support for NewCold facility industrial zoning at 384 Crawley Road |
· No application has come before Council · No public consultation under Planning Act |
GRANTED, including removal of natural heritage features on site |
|
Ontario Chamber of Commerce |
Support for NewCold facility industrial zoning at 384 Crawley Road |
· No application has come before Council · No public consultation under Planning Act |
GRANTED, including removal of natural heritage features on site |
|
Toronto Global |
Support for NewCold facility industrial zoning at 384 Crawley Road |
· No application has come before Council · No public consultation under Planning Act |
GRANTED, including removal of natural heritage features on site |
|
Fusion Homes |
Reduce Employment Lands designation on GID site Allow greater building heights on GID lands |
· No application has come before Council · No public consultation under Planning Act |
GRANTED reduction of employment lands GRANTED building height to 18 stories on Victoria Road |
|
Armel Corporation and Mattamy Homes |
Expand urban boundary to include their lands between Whitelaw and Fife Road |
· No status |
No change. |
|
Rolling Hills property owner |
Increase to high density residential and commercial land use |
· No development applications in process |
No change |
|
Guelph Chamber of Commerce |
Support Fusion Homes request for removal of Employment lands on their GID site |
· No development applications in process |
GRANTED reduction of employment lands from 38 hectares to 12 hectares GRANTED building height to 18 stories on Victoria Road |
|
Ontario 1210831 Ltd. (Jeff Neumann) re: 169 Woolwich Street |
Rezone land for 4-12 storey residential development |
· No application has come before Council · No public consultation under Planning Act |
GRANTED 23-storey height permissions and reduced parking minimums. |
|
Armel Corporation |
Amend Service Commercial permitted uses on their land holdings at Speedvale West (between Elmira Road and Edinburgh Road) to include light industrial use |
· No development applications in process |
GRANTED. New permitted uses now allowed on all Service Commercial zoning city-wide. |
|
Skyline Group |
Increase all building heights in Downtown Secondary Plan (DSP) and Major Transit Station Area (MTSA), specific reference to 70 Fountain St. site to 19 stories |
· 70 Fountain appealed to OLT and granted 16 storey height maxium |
GRANTED 23-storey height in Downtown Secondary Plan, with exception on floodplain, and reduced parking miniums. |
|
Rolling Hills Landowners |
Amend to high density residential land use. |
· No development applications in process |
No change |
|
Rolling Hills Landowner |
Amend to high density residence land use. |
· No development applications in process |
No change |
|
Fusion Homes |
Increase maximum height limit for building in DSP and MTSA area. Reduce parking minimums in DSP/MTSA areas. |
· 58 Wellington St. East was presented to Council, first public meeting under Planning Act, no decision |
GRANTED 23-storey height in Downtown Secondary Plan and reduced parking minimums, with exception on floodplain where 58 Wellington St. E is located |
|
Industrial Equities Corp. owner of 384 Crawley (proposed NewCold site) |
Amend OPA to include site specific clause for development of NewCold facility, including removal of NHS buffers |
· No application has come before Council · No public consultation under Planning Act |
GRANTED Amendments verbatim to proposed language provided by property developer |
|
Armtec Inc and WGI Westman Group Inc. |
Amend 41-44 George Street (Armtec site) to High Density Residential |
· No development application in process |
GRANTED Site now zoned High Density |
|
Morayshire Property Corp.(owner of 137 Norfolk Street) |
Change from commercial zoning to mixed/use high density residential for 8-10 stories |
· No development application in process |
GRANTED 23-storey height in Downtown Secondary Plan, including this site, and reduced parking minimums |
|
Stonecliffe Homes, 280 Clair Road West property |
Rezone from Industrial to High Density residential and Mixed Use Commercial |
· No development application in process |
GRANTED Now zoned for High Density Residential, no mixed use |
|
242661 Ontario Ltd. James Nagy and Rob Holody, 46-54, and 66 Victoria Road |
Change from Industrial to High Density Residential and Mixed Use Commercial |
· No development application in process |
No change. |
|
2742707 Ontario Ltd., 280 Clair Road West |
Rezone from Industrial to High Density residential and Mixed Use Commercial |
· No development application in process |
GRANTED Now zoned for High Density Residential, no mixed use |
|
Anonymous |
Expand city boundary on Secondary Agricultural lands to include golf course at 4748 Pioneer Trail |
· No status |
No change |