GUELPH — A proposal has been submitted to redevelop 39 Hayes Avenue, replacing the existing single-detached dwelling with a 3-storey triplex. The property is zoned Low Density Residential 2 (RL.2), but due to sections of the zoning by-law being under appeal, the applicant has requested several variances to proceed with the development.
The developer for 39 Hayes Avenue is: North Peak Investments Inc.
Requested Variances
The applicant seeks relief from the following zoning requirements under Zoning By-law (2023)-20790:
- Electric Vehicle Parking:
- Reduction of required electric vehicle parking spaces from 20% to zero.
- Reduction of designed electric vehicle parking spaces from 80% to zero.
- Interior Yard Setback:
- Requested at 1.2 metres, reduced from the standard requirement.
- Exterior Yard Setback:
- Proposed at 1.2 metres, less than the by-law’s minimum of 6 metres or the average setback of adjacent lots under the Older Built-Up Area Overlay.
- Sightline Triangle Encroachment:
- Variance to allow a portion of the triplex to encroach into the sightline triangle, typically restricted for safety.
Context and Purpose
These variances are proposed to align the development with the interim intent of the zoning by-law while facilitating intensification in an established residential area. The project exemplifies the challenges of balancing modern urban infrastructure needs, such as electric vehicle readiness, with the constraints of existing neighborhoods.
Public Hearing Details
The proposal will be reviewed by the Committee of Adjustment during a public hearing on December 12, 2024, at Guelph City Hall. Stakeholders and residents are invited to participate either in person or online.
Impact on Neighborhood
If approved, this redevelopment would contribute to residential intensification in Guelph’s older built-up areas. The triplex design provides additional housing options while requiring adjustments to urban design standards to accommodate safety and functionality.
