Guelph city council got its first look at a six-storey, 116-unit apartment building proposed for College Avenue West during its planning meeting Tuesday, but some city councillors are hoping the final application will not be as 'overdeveloped.'
The development, by Pinemount Developments, is proposed to be built on the south side of College Avenue West, between Scottsdale Drive and Edinburgh Road South on two plots of land, one that currently houses a retirement residence named College Place and another that has a single-family dwelling.
The land currently occupied by College Place is zoned Medium Density Residential and the adjacent house is zoned Low Density Residential. The developer is seeking a zoning change for both properties to High Density Apartment Zone.
College Place is operated by Precision Health Group and currently has 64 occupants, with some current contracts lasting until October of 2021.
The adjacent house, which would be demolished if the project moves ahead, currently houses four tenants.
Speaking on behalf of the developer, planning consultant Hugh Handy said the demolition of the current buildings or the possible relocation of residents is years away.
“This is not going to happen overnight,” he said.
James Drage of Precision Health Group told councillor Phil Allt that there are no current plans for any of the units in the proposed development to be made available as low-income housing.
The proposed development will also include either a senior’s day use facility or a children’s day care centre incorporated with the western portion of the apartment building. They would share a single entrance from College Street.
Some local residents spoke in opposition to the development, in part because of the traffic congestion that will be added if the apartment building is approved.
The proposed development is in close proximity to five schools, including College Heights and Centennial CVI.
That’s a problem for neighbour Jurgen Rodrigues, who spoke in opposition to the application on Tuesday.
“These students walk to school, and the rush-hour traffic that this development will generate occurs at exactly the same time that students are making their way to the to their schools,” said Rodrigues.
Ward 5 councillor Cathy Downer noted the subject lands were designated as medium and low density in the city’s official plan.
Properties to the east of the site are designated as high density, while the properties to the west are mostly residential low density. The medium density subject lands act as a kind of buffer between the two.
“The official plan is not that old,” said Downer. “There was a thought of stepping up in density from the neighbourhood.”
A development of the size proposed requires 169 parking spots, but the developer is seeking an amendment to allow for only 133.
The proposed change in zoning, increase in density, reduction in parking spaces and reduction in amenity space together equal overdevelopment, said Downer.
“Some of these I can see maybe justified,” said Downer. “The cumulative effect of these is significant.”
Mark MacKinnon, councillor for Ward 6, said he realizes this application is a first step.
“We understand why minor variations happen,” said MacKinnon. “What I am seeing here are changes that are just unacceptable.”
“I’d encourage the developer to take a strong look at that and come back with a medium-density plan,” he added.
Councillors, with the exception of Allt, voted in favour of accepting the application as information. The public feedback, as well as the feedback from the councillors will be considered as a final application is prepared by city staff and the developer.
