DOCSLIB.ORG

A DOWNTOWN GUELPH CASE STUDY by Kent Hakull a Thesis

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text

Load more

CHALLENGES TO AND OPPORTUNITIES FOR IMPLEMENTING SMART GROWTH: A DOWNTOWN GUELPH CASE STUDY by Kent Hakull A thesis presented to the University of Waterloo in fulfilment of the thesis requirement for the degree of Master of Arts in Planning Waterloo, Ontario, Canada, 2012 © Kent Hakull 2012 AUTHOR’S DECLARATION I hereby declare that I am the sole author of this thesis. This is a true copy of the thesis, including any required final revisions, as accepted by my examiners. I understand that my thesis may be made electronically available to the public. ii ABSTRACT My research considers both the challenges to and opportunities for implementing Smart Growth strategies in the City of Guelph’s urban growth centre, with a particular focus on the St. Patrick’s Ward neighbourhood. I follow the development of the downtown secondary plan-making process, spanning the time period from March 2010 to June 2011, which includes public participation by residents in the St. Patrick’s Ward and the city at large. The plan-making process started prior to, and continues after, my chosen timeframe, but the information collected in my case study brings to light the complexity of drafting a secondary plan for implementing Smart Growth strategies; the plan should ideally establish a framework for local interpretation and implementation of Smart Growth – the widely supported intensification and redevelopment strategy. I take the view that while a plan can be written to code and be argued rationally by experts, its effectiveness and ethical validity is a function of public participation in planning decisions that include values-rational anchoring, i.e. critical and ethical reflection on the value of a goal. Although many guiding principles and recommendations in the draft Plan are based on Smart Growth strategies, the physical scale of urban intensification is today very much focused on density numbers under the Growth Plan for the Greater Golden Horseshoe. The City of Guelph’s draft Downtown Secondary Plan primarily seeks to facilitate high-density, mid- to high-rise condominium and/or office developments. This may in turn lead to increased spatial segregation based on socioeconomic differences. Like in Toronto, Guelph’s Downtown Secondary Plan deregulates zoning by-laws and reduces bureaucratic ‘red tape’ for the high-density development industry through more flexible policies. Potential socioeconomic iii consequences like displacement of entire populations, services, and jobs from the newly re-valued places are, however, not addressed in the Plan; the policy language and conceptual thinking appears primarily geared toward redevelopment and infill. The overall lesson learned from studying the plan-making process leading up to the City of Guelph’s 1st Draft Downtown Secondary Plan concerns the role of planning in implementing Smart Growth; being a specific form of urban planning, Smart Growth implementation requires facilitation and education of stakeholders who are willing to compromise, but not beyond the point where “smart” is removed from “growth”. Given the overarching responsibility of the government to drive home this message, every stakeholder working for the public interest must collaboratively define, steer, and direct the process and private interests at each and every step along the road. The case of Guelph demonstrates the difficulty of prioritizing such a responsibility. Thus, potential future pressures to push and undermine Smart Growth’s synergistic and public participatory core value must be monitored and controlled with long-term objectives in mind. iv ACKNOWLEDGEMENTS I wish to extend a most sincere thank-you to everyone who offered kind guidance on my journey, knowingly and not. Early guidance came from Marianne Staempfli. She met with me for a coffee at the Red Brick downtown Guelph in 2008, sharing valuable insight and putting me on an excellent academic path. Travelling the path has been a pleasure, in particular thanks to brilliant advising by Pierre Filion, generously offering me his time and support, in addition to generous TAs and RAs and lunches at Curry in a Hurry. In Guelph, where I spent many a night at community meetings, I wish in particular to extend a thank-you to Barbara Mann, who early on understood what research I was conducting and, in turn, invited me to a variety of events that allowed me to better understand The Ward. In addition, I would like to acknowledge every member in The Ward Residents’ Association for their hospitality, and Lise Burcher for her support as a committee member and touchstone throughout the process. Luckily, and equally important personally, graduate school was more than textbooks and thesis writing. Time to volunteer, attend professional events, and connect with fellow students is invaluable when preparing to enter the planning profession. I’m grateful that the School of Planning facilitates and encourages all such opportunities. In the end, amongst many, a big thank-you to my friend and fellow graduate student, Brad Bradford. Your determination and friendship is brilliant. Collegiality was key to success at school, while at home patiently and lovingly waited Kerri and our tail-wagging Cooper. v TABLE OF CONTENTS LIST OF FIGURES .............................................................................................................................. IX LIST OF ILLUSTRATIONS ................................................................................................................. X LIST OF TABLES ................................................................................................................................ XI CHAPTER 1 – INTRODUCTION ........................................................................................................ 1 1.1 PROBLEM STATEMENT ............................................................................................................................................ 4 1.2 PURPOSE STATEMENT ............................................................................................................................................. 5 1.3 RESEARCH OBJECTIVES ........................................................................................................................................... 6 1.4 RESEARCH METHODS ............................................................................................................................................... 7 CHAPTER 2 - DOWNTOWN PLANNING THEORY AND POLICY............................................. 10 2.1 INTRODUCTION ....................................................................................................................................................... 10 2.2 A GENERAL SMART GROWTH AGREEMENT .................................................................................................... 11 2.3 POLICY AND PLANS (GGH AND GUELPH ) – FEET ON THE GROUND AND HEAD IN THE SKY ............. 20 2.4 THE INNER CITY – HISTORICAL MID -SIZED URBAN DEVELOPMENT CONTEXT .................................... 25 2.5 COMMUNITY PLANNING – THE PEOPLE DIMENSION .................................................................................... 31 2.6 CHAPTER SUMMARY .............................................................................................................................................. 38 CHAPTER 3 – RESEARCH METHODS ........................................................................................... 40 3.1 INTRODUCTION ....................................................................................................................................................... 40 3.2 RESEARCHING THE DRAFTING PROCESS OF A LOCAL PLAN ....................................................................... 40 3.2.1 Exploring Neighbourhood Development and Change ............................................................... 40 3.2.2 Flyvbjerg’s Value-Rational Research Method ............................................................................... 41 3.2.3 The Qualitative Approach – With a Critical Perspective ......................................................... 45 3.3 THE CASE STUDY METHOD ................................................................................................................................. 48 3.3.1 Case Study Research Design and Techniques ................................................................................ 48 3.3.2 Methods for Verification ......................................................................................................................... 50 3.3.3 Role of the Researcher ............................................................................................................................. 51 3.3.4 Ethical Considerations ............................................................................................................................. 53 3.4 PROCEDURES FOR DATA COLLECTION AND ANALYSIS ................................................................................ 54 3.4.1 Data Collection ............................................................................................................................................ 54 3.4.1.1 Parameters for Data Collection ................................................................................................................................ 54 vi 3.4.1.2 Types of Data Collected and the Rationale ........................................................................................................ 58 3.4.2 Data Analysis ...............................................................................................................................................
Recommended publications
  • The METALWORKS Building 43 Arthur Street S

    The METALWORKS Building 43 Arthur Street S

    GENUINE GUELPH. a new 200-year-old leasing opportunity The METALWORKS Building 43 Arthur Street S. Guelph, Ontario Chris Kotseff* Matthew Pieszchala* Mitchell Blaine* Adam Occhipinti* Vice President Senior Associate Senior Vice President Sales Associate 519 340 2321 905 234 0376 519 340 2309 416 798 6265 [email protected] [email protected] [email protected] [email protected] ABOUT the METALWORKS® Building LOCATION & AMENITIES A unique leasing opportunity on the banks of the Speed River. 43 Arthur Street South The Metalworks project has seamlessly integrated the “live, work, play” dynamic. The property encompasses residential represents a new generation of office and retail development in Guelph. The space is living with 5 towers and 600+ units, office and retail space. The on-site amenities will help attract and maintain comprised of modern and heritage elements, creating an inviting and professional brick top talent and create potential synergies with co-tenants. The Metalworks is well located providing ample access to and beam space. The building is anchored by a new micro distillery providing a unique Downtown Guelph, City Hall, Stone Road Mall and The University of Guelph. on-site amenity to tenants. $ The First Downtown’s Mixed Use $ $ Urban Development Village. Of Its Kind $ In Guelph $ LEGEND P Sleeman Centre Arena Cutten Fields Golf Course $ Banks Downtown Core Walking distance to On and off site Unique floor plates, True “live, work, Theatre of Performing Arts Café transit, allowing for parking available creating abundant play” opportunity seamless access for natural light University of Guelph Guelph Central Station Restaurant commuters PROPERTY DETAILS LOCATION Overview The Metalworks is exceptionally well located providing quick access to area highways and major thoroughfares.
  • Phase 1 Environmental Site Assessment

    Phase 1 Environmental Site Assessment

    REVISED Phase I Environmental Site Assessment 75 Farquhar Street and 70 Fountain Street East Guelph, Ontario Prepared for: Skydevco Inc. 5 Douglas Street, Guelph, ON N1H 2S8 Attn: Greg Jones November 18, 2019 Pinchin File: 245320.002 © 2019 Pinchin Ltd. Phase I Environmental Site Assessment November 18, 2019 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario Pinchin File: 245320 Skydevco Inc. REVISED Issued To: Skydevco Inc. Contact: Greg Jones Issued On: November 18, 2019 Pinchin File: 245320 Issuing Office: Waterloo, ON Primary Contact: Erik Enders, P.Geo., Senior Project Manager 905.577.6206 ext. 1720 [email protected] Author: Gabriela Skibinski, B.Sc Project Technologist 226.898.6781 [email protected] Reviewer: Francesco Gagliardi, C.E.T., LET, QPESA Operations Manager 905.577.6206 ext. 1719 [email protected] © 2019 Pinchin Ltd. Page i Phase I Environmental Site Assessment November 18, 2019 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario Pinchin File: 245320 Skydevco Inc. REVISED EXECUTIVE SUMMARY Pinchin Ltd. (Pinchin) was retained on July 19, 2019 through an Authorization to Proceed, Limitation of Liability and Terms of Engagement contract form signed by Greg Jones of Skydevco Inc. (Client) to conduct a Phase I Environmental Site Assessment (ESA) of the property located at 75 Farquhar Street and 70 Fountain Street East, Guelph, Ontario (Site). The Site is currently developed with a two-storey commercial building (Site Building) accessed from Farquhar Street. It is Pinchin’s understanding that Client is in the planning stages of a proposed mixed- use redevelopment, the configuration of which has not been finalized.
  • February 19, 2001

    February 19, 2001

    DRAFT EXCELLENCE IN ENVIRONMENTAL CONSULTING July 28, 2010 XCG File No. 5-2705-02-01 SERVICES Mr. Chris Leigh Sent via Email: [email protected] The Tricar Group 3800 Colonel Talbot Road London, Ontario N6P 1H5 Re: Historical Information Search, 150 Wellington Street East, Guelph, Ontario Dear Mr. Leigh: 1. INTRODUCTION, PURPOSE, AND USE XCG Consultants Ltd. (XCG) is pleased to provide this letter report to summarize the findings of the Historical Information Search completed for the commercial property located at 150 Wellington Street East in Guelph, Ontario (subject site or property). A site layout is provided on Figure 1. The purpose of the Historical Information Search was to identify, through a non- intrusive investigation, the existence of any significant actual or potential contamination associated with the subject property. This is not a Phase I Environmental Site Assessment (ESA) or a compliance audit. The Historical Information Search was not conducted in general accordance with Canadian Standards Association (CSA) Standard Z768-01 (Phase I Standard) for conducting ESAs. The Historical Information Search included a review of historical records, document reviews, and inquiries with regulatory agencies. 2. SITE INFORMATION 2.1 Site Setting 2.1.1 Regional Physiography and Hydrogeology According to the Map 2556 entitled “Quaternary Geology of Ontario – Southern Sheet,” published by the Ministry of Northern Development and Mines (1991), the subject property is located in the physiographic region of Port Stanley Till (Ontario- Erie Lobe), which consists of silt to sandy silt matrix becoming silty to silty clay XCG Consultants Ltd. near Lake Erie, and is strongly calcareous, with moderate to low clast content 820 Trillium Drive decreasing southward.
  • Information Items

    Information Items

    INFORMATION ITEMS Week Ending August 30, 2019 REPORTS 1. Bridge and Structure Lifecycle Management Strategy 2. Tier 1 Project Portfolio Q2 2019 Status Update INTERGOVERNMENTAL CONSULTATIONS 1. Proposed changes to Provincial laws on Joint and Several Liability 2. Proposed Provincial Policy Statement (PPS) Changes CORRESPONDENCE 1. None BOARDS & COMMITTEES 1. None ITEMS AVAILABLE IN THE CLERK’S OFFICE 1. None Information Report Service Area Infrastructure, Development and Enterprise Services Date Friday, August 30, 2019 Subject Bridge and Structure Lifecycle Management Strategy Report Number IDE-2019-96 Executive Summary Purpose of Report This report provides a summary of the bridge and structure lifecycle management strategy that has been recently developed and incorporated into the 2020 capital budget and forecast. Key Findings The study found that of 107 bridges and structures in the City, approximately 7% are in poor or very poor condition, 34% in fair, and 59% are in good or very good condition by replacement value. An investment plan has been developed based on asset management best-practices that has been prioritized based on risks and impacts to level of service. Financial Implications An average annual investment of approximately $3.61 million will be required over the next 10 years. A funding analysis has been completed, and the project lists have been incorporated into the 2020 capital plan and forecast. Report Details As part of the City’s ongoing Asset Management Program, a study has been completed to develop a comprehensive lifecycle management strategy for City owned bridges and large structures. The key goal of the study was to develop and prioritize the investment requirements in terms of non-infrastructure solutions, operations and maintenance, rehabilitation, and reconstruction over the next 10- years.
  • New Task Force to Examine Racism University Begins Search for Human Rights Adviser

    New Task Force to Examine Racism University Begins Search for Human Rights Adviser

    Thought for the week Never think that war, 110 matter how necessary nor how justified, is 11ot a crime. Ernest Hemingway DO~ s covcr l rrtl ~====GUE !!!I University of Guelph, Guelph, Ontario Volume 36 Number 37 Nov. 11 , 1992 New task force to examine racism University begins search for human rights adviser by Martha Tancock Kaufman. "This is a significant more open process in developing University Communications issue that needs to be addressed." a policy, says Kaufman. Racism and race relations wilJ be The newly formed Race Rela- Last winter. a subcomminee of the priority of U of G's new tions Commission on campus has the Educational Equity Advisory Presidential Task Force on Human documented 30 reported incidents Committee began examining the Rights. of racist remarks and behavior by need for a race relations policy. Acting president Jack faculty! staff and students over the Made up of advisory comminee MacDonald has asked Janet past year. And a survey of members, students and staff with Kaufman, director of employment graduate students last winter backgrounds in this area, the and educational equity, to chair a found that more than half of those group prepared a draft report for 15-member task force examining who responded had experienced the president last spring. some form of sexual, religious. non-sexual discrimination and Statement of values harassment on campus over the ethnic or racial discrimination at next year. She will also lead the the University. Of the non-white Broadening its focus to a11 forms search for a new part-time human graduate population who of non-sexual discrimination, the rights adviser.
  • Transportation and Land Use Planning Background Paper

    Transportation and Land Use Planning Background Paper

    Transportation and Building 21st Century Cities Intersection of Transportation and Land Use Planning City of Guelph Transportation Master Plan Background Paper Series Guelph Transportation Master Plan Moving Guelph Forward Guelph is growing and how we move This series of background papers offer around our city is changing. We’re information and analysis of some of exploring transportation options to the key trends and concepts that will make our city move better in every underpin the development and set the way. Through the Transportation Master strategic direction of the City of Guelph Plan update, we will look at all of the TMP. The papers are intended to ways we move: walking, cycling, riding support conversations in the community transit, driving, trucking and using and across City Hall about how Guelph trains. A renewed plan will ensure plans for the future of mobility. we have the right travel options and capacity to support the people and The series includes the following jobs we expect as Guelph grows, while papers, all available at guelph.ca/tmp. maintaining high quality of life for 1. Transportation Technology and residents and workers. New Mobility Options The updated Transportation Master Plan 2. The Changing Transportation (TMP) will define how our transportation System User system will support the community as Guelph continues to grow. The update 3. Transportation and Building 21st will look at transportation planning Century Cities in Guelph beyond 2031. The main 4. Road Safety objectives are: 5. Network Planning 1. to ensure the new plan builds upon current policies, including the Official 6. Transportation System Plan and other master plans that Resilience have been approved since 2005; Each of these background papers opens 2.
  • High Returns on Better Water Management for the City of Guelph Greater Lakes Project | March 2015

    High Returns on Better Water Management for the City of Guelph Greater Lakes Project | March 2015

    Reconnecting the Great Lakes Water Cycle High Returns on Better Water Management for the City of Guelph Greater Lakes Project | March 2015 The Great Lakes Commission’s Greater Lakes project explores municipal water conservation/efficiency programs and green infra- structure projects that address human water needs in ways that are more strongly linked to the natural water cycle. This fact sheet presents our analysis of Guelph’s water resources and suggests additional programs and projects that will result in a resilient water system more in sync with nature, making it more economically and environmentally sustainable. Guelph has made major strides in water conservation and efficiency, making it a leader in this field. Nevertheless, our analysis shows that more work can show measurable and significant results, particularly with the use of green infrastructure programs. The Fractured Water Cycle Guelph, just like other municipalities, has been built in a way that disrupted the nat- ural water cycle. Water supply has been withdrawn from the ground or a stream, but is rarely returned to the same place. Once used, water was treated as waste – whether as wastewater or stormwater – to be gotten rid of as quickly as possible through pipes discharging to streams, rivers or the Great Lakes. By moving rainwater away from their homes and businesses as rapidly as possible, the water is prevent- ed from percolating into the ground, where it can restore local water supplies and be available for the ecosystem. The resulting stormwater runoff discharges at exces- sive rates leading to erosion, pollutant transport and downstream flooding. We have now come to realize that restoring the natural hydrology is a cost-effective and sus- tainable approach to addressing these problems.
  • Groundwater – Surface Water Interactions Discrete Fracture Networks of Bedrock Rivers

    Groundwater – Surface Water Interactions Discrete Fracture Networks of Bedrock Rivers

    Groundwater – Surface Water Interactions in the Discrete Fracture Networks of Bedrock Rivers by Celia Sylvia Cassis Kennedy A Thesis presented to the University of Guelph In partial fulfillment of requirements for the degree of Doctor of Philosophy in Environmental Sciences Guelph, Ontario, Canada Celia Sylvia Cassis Kennedy, June, 2017 Abstract Groundwater – Surface Water Interactions in the Discrete Fracture Networks of Bedrock Rivers Celia Sylvia Cassis Kennedy Advisors: University of Guelph, 2017 Professor Beth Parker Professor Gary Parkin Professor Emmanuelle Arnaud Bedrock rivers exist where surface water flows along an exposed riverbed aquifer, but little is known about their physical and chemical properties. Groundwater and surface water are linked at the streambed interface, leading to shared sustainability issues. The sharing of common pathways into and out of the streambed fracture networks provides opportunity for the exchange of thermal, chemical and biological constituents, affecting water quality and ecosystem health. Alluvial rivers exhibit granular beds and their flow patterns are well understood. Much of our water-resource management decisions are based on alluvial river conceptual models using an equivalent porous media (EPM) approach. Since bedrock rivers are more challenging to instrument, their complex flow patterns have not been addressed in the discrete fracture network (DFN) context, thus, there is a gap in the literature. This is the first study of a bedrock river yielding a field-based conceptual model of the spatio- temporal variability of groundwater fluxes and head differentials between groundwater and surface water in the upper 0.30 m of an intact dolostone streambed. A field site along the Eramosa River, in Guelph, ON, Canada, was developed, where the longitudinally-stepped profile of a bedrock riffle-pool sequence exists within a channel meander.
  • Discover Guelph Visitors' Guide 2002, We Invite You to Participate in All That Guelph Has to Offer

    Discover Guelph Visitors' Guide 2002, We Invite You to Participate in All That Guelph Has to Offer

    DISCOVER GUELPH VISITORS’ GUIDE 2002 th Anniversary 182 175 A 27-2002 A GREAT PLACE TO VISITISIT SINCEINCE 1827 G UELPH, ONTARIO, CANADA elcome to the University of Guelph, one of WOntario’s most beautiful campuses. Modern and traditional architecture blends with lush green landscapes, highlighted by a 408-acre (165-hectare) arboretum, inviting visitors year-round. Attend any of our vibrant arts events such as weekly concerts, drama productions and art exhibits. Our conference and hospitality facilities are second to none. Guelph has built a solid reputation as one of Canada’s leading teaching and research universities. Make sure to visit the University of Guelph – a civic, provincial and national treasure. Communications & Public Affairs • Arboretum • Office of Research Hospitality Services • Admission Services 519-824-4120 or visit our Web site at http://www.uoguelph.ca Call 519-658-6656 www.reidsheritagegroup.com Semi-Detached • Freehold Townhomes • Condominium Townhomes Single Family • Retirement • 1,000 to 3,500 sq ft The Good Life Begins At Your Doorstep! Step up to a Brooklyn Home! www.reidsheritagehomes.com www.brooklynhomesinc.com Life as it should be! A proud tradition of home building! www.sherwoodhomesltd.com www.norrichwest.com Kitchener • Waterloo • Cambridge • Guelph • London • Huntsville • Collingwood BUILDERS AND DEVELOPERS OF FINE COMMUNITIES DISCOVER GUELPH VISITORS’ GUIDE 2002 GGUELPHUELPH IS IS IIDEALLYDEALLY LLOCATEDOCATED FORFOR YYOUROUR NNEXTEXT CCONFERENCEONFERENCE,, TTOURNAMENTOURNAMENT OR OR CCORPORATEORPORATE
  • This Friday: Kindness Spread on a Mass Scale Around Guelph

    This Friday: Kindness Spread on a Mass Scale Around Guelph

    FOR IMMEDIATE RELEASE This Friday: Kindness spread on a mass scale around Guelph “How do we change the world? One random act of kindness at a time” – Morgan Freeman Schools, adults, community groups, organizations of all shapes and sizes will be demonstrating what kindness means to them this Friday November 6th throughout the Guelph community. If you find yourself on the streets of Guelph this Friday, you will no doubt encounter a kindness act in the making. From The Letter M’s free breakfast table downtown, to a free Guelph Mercury newspaper when you ride the bus, to free hugs and hot chocolate at The University of Guelph. You may be strolling along Cork Street and help yourself to a lollipop because kindness truly is sweet. Kindness may take the form of a coffee paid for you by a stranger. You may see kindness in the appreciation from a co-worker. Maybe a door will be held open for you; you may receive a phone call from an old friend. Perhaps you will notice oversized sticky notes on the street corner with kindness quotes that encourage you to act out in kindness toward someone else. If you were a fly on the wall in one of our schools, you would see students exchanging “pay it forward” kindness cards, collecting food for donation, reading books about kindness, listen to morning announcements that encourage students to include kindness in their day, and see lesson plans based around the kindness character trait. Stay tuned on social media all day Friday, where the community will be “caught in the act of kindness” and where we will be sharing kindness stories through images, video, and inspiring words – and we’ll continue to share the kindness throughout the month of November.
  • Publish Books on Canadian Literature

    Publish Books on Canadian Literature

    Publish books on Canadian literature Three areas of the rapidly emerging Canadian poetry and prose, written by Professor literary scene are represented in a trilogy of Waterston. Although it has been written books written by University of Guelph English with the high school student in mind, Survey professors, Homer Hogan, Elizabeth Waterston can be used as a basis for an entire course in and Eugene Benson. The books comprise the Canadian literature, as an introductory text News Bulletin Methuen Canadian Literature Series of the at the university level, or as a general back­ Methuen publishing company. ground for any Canadian interested in his Each work covers a special segment of our literary history. literary heritage written by a professor with a Each of the twelve chapters deals with a particular interest in that field. Professor particular facet of the Canadian experience, Hogan has assembled a collection of chronologized" as it impinges on the traditional and contemporary poets linked consciousness." Canadian landscape, native UNIVERSITY OF GUELPH with leading Canadian song-writers; a peoples, French Canada and the American Vol. 17 — No, 7 February 15, 1973 historical survey of Canadian literature has presence are some of the topics about which been written by Professor Waterston; Canadians first began to write. while Professor Benson has prepared Included in the text is a unique chronologi­ an anthology on the best short plays written cal chart linking Canadian literary develop­ in English Canada in the last 30 years. ments with historical events and other literary accomplishments throughout the world. In the past, Canadian literature was fre­ Canadian songs and poems quently an "out" subject at most Canadian The first segment of the series which has universities.
  • City of Guelph Ward to Downtown Bridges Class Environmental Assessment Project File (Schedule B) Gmbp File: 116046-2

    City of Guelph Ward to Downtown Bridges Class Environmental Assessment Project File (Schedule B) Gmbp File: 116046-2

    Prepared By: City of Guelph Ward to Downtown Bridges Class Environmental Assessment Project File (Schedule B) GMBP File: 116046-2 DRAFT (Feb 6 2017) GUELPH | OWEN SOUND | LISTOWEL | KITCHENER | LONDON | HAMILTON | GTA 650 WOODLAWN RD. W., BLOCK C, UNIT 2, GUELPH ON N1K 1B8 P: 519-824-8150 WWW.GMBLUEPLAN.CA CITY OF GUELPH WARD TO DOWNTOWN BRIDGES CLASS ENVIRONMENTAL ASSESSMENT PROJECT FILE (SCHEDULE B) GMBP FILE: 116046-2 DRAFT (FEB 6 2017) EXECUTIVE SUMMARY I CITY OF GUELPH WARD TO DOWNTOWN BRIDGES CLASS ENVIRONMENTAL ASSESSMENT PROJECT FILE (SCHEDULE B) GMBP FILE: 116046-2 DRAFT (FEB 6 2017) TABLE OF CONTENTS 1. INTRODUCTION ......................................................................................................................................................... 1 2. MUNICIPAL CLASS ENVIRONMENTAL ASSESSMENT PROCESS ...................................................................... 2 3. PROBLEM / OPPORTUNITY STATEMENT .............................................................................................................. 6 4. EXISTING CONDITIONS ............................................................................................................................................ 7 4.1 Socio-Economic Environment .............................................................................................................................. 7 4.1.1 Land Use ......................................................................................................................................................... 7 4.1.2