Raising concerns about the removal of mature trees, perceived lack of privacy, impact on traffic, snow melt and much more, residents near the former St. David and St. Patrick Anglican Church on Speedvale Avenue spoke out against a proposal to construct 64 back-to-back stacked townhouses.
“We are not Mississauga. We are Guelphites and proud of it, and we should stand by our standards,” John Steggles told city council during a public meeting on Tuesday evening regarding a proposal for 520 Speedvale Ave. E. “It will have a negative impact on the area.”
If ultimately approved – something city council will consider at a later date – the proposal would see the former church building at 520 Speedvale Ave. E. torn down and replaced with four blocks of back-to-back, stacked townhouses with 16 units per block, totalling 64 units.
The applicant, 2601265 Ontario Inc., has requested a number of zoning and official plan amendments in order to accommodate the plan. Those include changing the allowable density from low to medium, property line setback reductions, decreased amenity space for residents, decrease to the minimum lot area per unit, allow private amenity areas facing Speedvale Avenue, and more.
“This property is well-suited to development,” said Keri Lindsay, adding, “We need to get the right development on this property. … It has to be the right fit. This plan, as presented, needs work.”
Lindsay, and others, suggested the quantity of amendments being requested “only serves to line to the developers’ pocket” and is indicative of a “dangerous trend” of development in the city.
Of particular concern for several of the delegates is the planned removal of 68 of the 96 mature trees on the site. Benefits of mature trees include providing shade, flood control, carbon sequestration and more.
“Trees are vital,” commented Kim Wakeford. “Guelph needs every one of its mature trees.”
Given that much of the site will be turned into townhouses or paved for parking, that leaves little space to replace trees taken down, council heard.
“This proposed development … is a gross disservice to the neighbourhood,” said Jenny McGregor. “Our fear is that next to no planting will occur.”
Mike Watt, a 50-year resident of the city and one of the developers on the project, defended the plan suggesting it “meshes well” with the existing neighbourhood and provides easy access to public transportation.
“Development is always a challenging balancing act – especially infill development. You need to balance good planning and design with what the market wants and needs as well as what works with the surrounding neighbourhood and what city staff and council’s mandate is and what they will ultimately approve,” he said. “We feel strongly that we have met this challenge.”
Watt was also the first speaker on Tuesday to draw comparisons to Mississauga, specifically in reference to urban design guidelines and exceeding that city’s minimum standards related to amenity spaces.
