The fate of development in the city’s south end took centre stage on Monday, as council met to discuss a staff recommendation on how the city should grow to accommodate provincially mandated population increases in the years to come.
Several residents of the Rolling Hills community – the area of Victoria Road South and Clair Road East – urged council to maintain existing estate lots, while others praised the plan to increase density.
In the end, council unanimously voted to receive the report known as “Shaping Guelph: Growth Management Strategy and Land Needs Assessment” – the staff recommendation included the term “endorse” but that was changed after several council members said they were uncomfortable with the word, while others felt it was a matter of semantics and didn’t object.
If ultimately adopted into the city’s official plan, the growth strategy would see 46 per cent of new residents up to 2051 accommodated through intensification within the existing built-up areas of the city, with the rest coming via greenfield developments, largely in the Clair-Maltby, Guelph Innovation District and Dolime quarry lands areas.
“The preferred growth scenario provides a balanced approach,” deputy CAO Jayne Holmes told council. “It balances meeting market demand for housing while at the same time supporting compact development throughout the city. It balances meeting growth targets while conserving and protecting our natural and cultural heritage resources and supporting our climate goals.”
Of the 22 delegates to address council on Monday, 20 spoke of the growth strategy’s impact on the Rolling Hills community south of Clair Road, split into two groups – the area along Clair Road East where medium to low density is slated, and those who live further south where there are numerous large, estate lots, which are set to be maintained as such in the growth strategy.
“We believe it is unfair to argue that Rolling Hills must be preserved,” stated Meghan Place resident Angela Baggio, a member of the South Clair Road Neighbourhood Association. “The idea of the quiet estate lifestyle is no longer a reality here … the time for that has long passed.
Acknowledging differences between her property and those of some other delegates which sit further away from already from completed developments on the north side of Clair Road, she added, “This is no longer an estate property but rather a property that feels perhaps out of place, out of touch and has out-lived its purpose.”
“We need to ensure that Guelph has sufficient housing opportunities and that we provide a range of housing types for all income levels,” commented Clair Road resident Mike Watt.
Speakers who belong to the group known as Families of Rolling Hills oppose the encroachment of density other than estate lots, arguing larger properties are needed to attract and retain executives, academics and other high-income earners.
Several of those delegates mentioned it was the larger lot and increased potential for natural space which attracted them to the area years ago.
“This isn’t NIMBY. This is a significant change to an established neighbourhood,” commented Ted Michalos.
“Developers are pushing to destroy an existing community precisely because of these high real estate prices, not to make things more affordable,” said Benjamin Perry of Carlaw Place, who urged council to reject the strategy. “The idea that leftover pieces of developable land within Rolling Hills would put a dent in calming sky high real estate prices is ridiculous.”
“I do not want to live in a stacked shoe box the rest of my life,” noted Nathan Pahanich, who said he grew up on a Rolling Hills estate lot and not everyone in his generation are looking for small spaces.
Earlier in the evening, Tom McLaughlin, past president of the Guelph and District Home Builders Association, told council high real estate prices shows many people don’t want high density living, with 16,000 people leaving Toronto between 2019 and 2020 to find single-family properties in areas such as Guelph.
“The city has to look at expanding its boundaries … to accommodate future growth or none of our children will be able to afford houses,” he said. “We have to look at the future.”
Krista Walkey, the city’s general manager of planning and building services, noted redevelopment of the southern area of Rolling Hills is not envisioned in the growth strategy, which reaches out to 2051.
With a plan now received by council, city officials will prepare draft official plan amendments with an open house and public meeting before the end of March in order to gather input from residents. Indigenous engagement on it is also expected to begin soon.
An official plan amendment formalizing the direction is expected to be presented to council before the end of June, ahead of submissions for approval from the Ministry of Municipal Affairs and Housing.
Under the strategy, the overall mix of housing in the city would reach 53 per cent high density, 25 per cent medium density and 12 per cent low density, with 10 per cent of residents accommodated through accessory units.
In order to achieve that, maximum building heights in various areas of the city are proposed to be increased by two storeys.
As for new builds, 57 per cent is to be high density, 32 per cent medium density and 18 per cent low density, with three per cent of the new population housed in accessory units. About 15,200 new housing units are needed.
Public consultations regarding the growth plan began in 2020. With the report received, city staff will prepare draft official plan amendments which are expected to go out for public consultation next month, with a public meeting in March.
Council is expected to formalize any official plan amendments in June, followed by a formal submission to the Ministry of Municipal Affairs and Housing in July.
In addition to the motion to receive the staff plan on Monday, council unanimously agreed to ask for the province’s permission to place 46 per cent of new growth within the built-up area, down from 50 per cent.
With concerns about potential water supply issues, Coun. Phil Allt was the only council member present during Monday’s meeting to vote against requesting provincial endorsement of increasing Guelph’s population growth numbers leading up to 2051, from 203,000 to 208,000.
Councillors Dan Gibson and June Hofland were absent from the meeting.
Earlier in the night, city staff stated indications are there is enough water supply to reach the 208,000 population target, but that will be monitored and reviewed as development unfolds.
