Staff comment on the HCBP

In 1993 the City of Guelph annexed approximately 1,489 hectare (approximately 3,700 acres) of land within the Township of Pushlinch to meet the City’s future growth requirements. The lands were designated as in the City’s Official Plan for industrial and corporate business park development in 1998.

By 2000 the City completed an Environmental Impact Study (EIS) of the HCBP lands. The EIS provided a preliminary assessment of the natural features and functions within these lands. Analysis pertaining to the site’s hydrology, hydrogeology, vegetation, aquatic, terrestrial and cultural attributes were conducted. The EIS was reviewed and approved by the Grand River Conservation Authority (GRCA) and the City of Guelph’s Environmental Advisory Committee (EAC) in late 2000. The EIS identified the existence of agricultural fields, meadows, woodlots, forest as well as a Provincially Significant Wetland (PSW). This PSW forms part of the Hanlon Creek Watershed.

Subsequent to the completion of the EIS further on-site investigation was completed by the City and GRCA. This work included on-going monitoring and assessment of groundwater, aquatic, and terrestrial activities which resulted in the updating of the EIS in 2004. One of the key recommendations of the EIS is that the future development of these lands should based on strengthening the central wetland features with those environmental features currently dissected by Laird Road.

In 2001 the City of Guelph purchased approximately 420 acres of land and proceeded to work with three private land owners to submit planning applications for the approval of the HCBP’s draft plan of subdivision, zoning by-laws and amendments to the City’s Official Plan. These lands were purchased in response to the dwindling inventory of fully serviced/zoned employment lands within the City. By 2006 all of the City’s inventory was sold.

The City’s Economic Development Department has acted as the Developer in the preparation of these applications while the City’s land use planners and engineers have reviewed and commented on these applications. While the 2000 EIS formed the basis in developing these applications it should also be noted that numerous public meetings, beyond what is required within the Planning Act were held to assist with their preparation. In addition the planning applications included additional refinements to the EIS including detailed studies of the local hydrogeology (Hanlon Creek Business Park Hydrogeologic Study – 2004) and site development requirements (Hanlon Creek Business Park Servicing Report – 2004). Information from these reports was used to further refined the EIS. The noted planning applications were submitted to the City in late 2002.

The initial planning applications received substantial review and comments from City staff as well as members of the public which resulted in amendments to the applications. Guelph City Council conditionally approved the planning documents in February 2004. Council’s approvals were subsequently appealed by various stakeholders to the Ontario Municipal Board (OMB). The appeals were based on a number of issues, including concerns relating to the protection of groundwater, the PSW, vegetation and terrestrial species. The OMB facilitated a mediation process between the parties (including members of the public)which resulted in the OMB conditionally approving in late 2006 the planning documents. With respect to the concerns that you have raised the OMB requires:

the preparation of an Environmental Implementation Report (EIR) which will address the manner in which the site will be developed and how environmental features will be protected. The creation of the EIR is to based on terms of reference to be approved by EAC and the GRCA, which occurred in 2007.
the protection of the Downey Well and groundwater through on-going monitoring of groundwater conditions, establishing groundwater recharge targets throughout the project, and restricted land use designations to prohibit operations that would potentially pose a risk to groundwater quality.
the protection of identified heritage trees within the site through the establishment of reserve areas.
the protection of the PSW and its fisheries through the establishment of temperature, quantity and quality controlled storm water management systems to be approved by the GRCA and EAC, and
the protection of wetlands and terrestrial species through the establishment of development buffers.
In total the OMB imposed 75 conditions which must be a met and approved by the City, GRCA, EAC and others to permit the development of the Hanlon Creek Business Park.

With respect to the economic issues raised, it is our intention that funding for this project be paid for through land sales. In addition, the City has entered into cost sharing agreements with the two private developers who will be developing their lands within the HCBP. These agreements ensure that financial risks are properly shared between these developers and the City. It is also our opinion that the development of these lands will act as an economic stimulus to the current economic conditions.

In closing, it should be noted that the City currently does not have sufficient employment lands to compete with other municipalities. Other lands that have been designated for industrial development within our Official Plan are either sold or at the initial stages of the development process. While current economic conditions are not good, we want to ensure that Guelph is properly positioned to take advantage of economic conditions when they improve. The phased development of the HCBP will accomplish this.

Additional comments:

There has been considerable opportunity for public input into the development process for HCBP from the year 2000 to the present time including numerous public Planning and Council meetings, presentations to the City’s Environmental Advisory Committee (EAC) and a full Ontario Municipal Board hearing. The Ontario Municipal Board approval imposed additional environmental conditions on the development including the completion and approval of a more detailed Environmental Implementation Report (EIR) and the formation of a Public Liasion Committee (PLC) to help oversee the development. The EIR is scheduled to be presented to the City EAC for final approvals in March/April 2009 (another public meeting) and the PLC continues to meet on a regular basis.

A key principle in developing the HCBP lands was to ensure that the core wetland areas and trees were both protected and enhanced in the process. This has included the strengthening of the central wetland areas through the future closure of the Laird Road (and construction of a new ring road system throughout the Park) and enhanced buffers around the core wetlands. The HCBP is building around the sensitive wetlands and trees. The old growth forest at the south end of the Park along Forestell Road is also being preserved. As for preserving recharge capacity, it will be maintained post development with each individual site having to meet recharge targets.

As outlined in Peter’s letter, the City does not have sufficient employment lands to compete with other municipalities at this time and it is critical that we continue to move forward with the development of these lands now so as to ensure that the community is well positioned to take advantage of any turnaround in the next few years. The HCBP is will be the key employment area for the City of Guelph over the next 5-7 years. In addition, there are economy of scale advantages in developing our proposed Phase 1 with the private sector land owners in the Park in terms of both grading and servicing the lands. There is an expectation and desire by the private land owners to move forward on this project despite the most current economic conditions. We continue to receive enquiries for employment lands today.

We believe that the City has been extremely prudent in the steps it has taken to preserve and protect the natural heritage features on the site and to provide available employment lands to meet future need for both new and existing businesses. Staff