Connecting the Dots on OPA 80

May 11, 2023

Proposed building at 169 Woolwich, taken from public submission 

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