GUELPH — The Committee of Adjustment deferred a proposal on December 12, 2024, to renovate the existing apartment building at 493 Victoria Road North. The application, submitted by 493 Victoria Road Apartments GP Inc. and represented by Robert Russell Planning Consultants Inc., aims to increase the number of residential units from 16 to 31 without expanding the existing structure.
Project Overview
The 0.35-hectare property, located in a Medium Density Residential 6 (RM.6) Zone, features:
- Frontage: 25.9 metres.
- Depth: Approximately 111 metres.
- Current Building: A three-storey apartment building constructed around 1980, predominantly offering three-bedroom units and one basement two-bedroom unit.
The proposed unit mix includes:
- 15 bachelor units (approx. 28 square metres each).
- 16 two-bedroom units (ranging from 53 to 56 square metres).
Requested Variances
To facilitate the renovation, the applicant sought variances under Zoning By-law (2023)-20790, including:
- Buffer Strip: Reduced from 3 metres to 0.6 metres adjacent to lot lines and parking areas.
- Landscaped Open Space: Reduced from 40% (1,372 square metres) to 31.5% (1,081 square metres).
- Parking Requirement: Reduced from 44 spaces to 39 spaces (1.25 spaces per unit).
- Long-Term Bicycle Parking: Waived entirely, eliminating the requirement for 31 spaces.
The proposal complies with the requirement of 20 square metres of common amenity area per unit, totaling 620 square metres.
Staff Concerns
While staff acknowledged that the proposal aligns with the Official Plan’s intent for medium-density residential areas, several concerns were raised:
- Reduced Landscaped Open Space: Limits stormwater management, reduces greenspace for residents, and diminishes contributions to the urban forest canopy.
- Lack of Bicycle Parking: Conflicts with zoning by-law goals to promote cycling and reduce car dependency.
- Parking Demand: Engineering and Building Services emphasized potential challenges with increased parking demand and site capacity.
Recommendations
Staff recommended deferring the application to allow the applicant to:
- Address stormwater management and servicing issues raised by Engineering Services.
- Explore reducing the proposed unit count to 27 units.
- Consider a Zoning By-law Amendment to accommodate the project’s scale.
Next Steps
The Committee of Adjustment deferred the application, allowing time for revisions and further consultations to resolve these concerns. The proposal will be revisited once updated plans and supporting details have been provided.
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