GUELPH — The city council has approved the fourth iteration of GSD Development & Management Inc.’s proposed development at 1166-1204 Gordon Street, reflecting significant adjustments from the original submission while aligning with Guelph’s strategic growth objectives.
The development received formal approval from council on July 9, 2024.
Represented by MHBC Planning, GSD Development’s project will transform the 1.12-hectare site, which currently hosts six houses slated for demolition, into a vibrant residential community. The approved plan includes two six-storey apartment buildings and 20 street townhouses.
The development will now comprise 122 apartment units and 20 townhouses, yielding a density of 152 units per hectare for the apartment block and 64 units per hectare for the townhouse block.
The subject lands are designated Medium Density Residential and are within the Gordon Street / Arkell Road Intensification Corridor, a Strategic Growth Area targeted for increased density.
An Official Plan Amendment was necessary to accommodate the increased density, which remains unchanged in the most recent fourth submission.
Current zoning under By-law (1995)-14864 categorizes the site as “Residential Single Detached (R.1B),” which does not permit multiple dwellings, necessitating a Zoning By-law Amendment.
The amendment proposes rezoning to the “R.4B-XX” and “R.3B-XX” zones for the apartment and townhouse blocks, respectively, with site-specific exceptions including but not limited to:
● A maximum density of 155 units per hectare for the apartment block, exceeding the permitted 150 units per hectare.
● A floor space index (FSI) of 1.57, higher than the allowed 1.5.
● An angular plane of 47.6 degrees, greater than the permitted 45 degrees.
● An increased common amenity area of 2,060 square metres, above the previous submission of 1,525 square metres, whereas the site’s zoning requires 2,640 square metres.
● A buffer strip of 2.5 metres, less than the mandated 3 metres. The development will provide 162 parking spaces and 122 bicycle spaces, surpassing city requirements.
Site enhancements include the addition of a traffic study to evaluate the necessity of a pedestrian crosswalk on Landsdown Drive.
The site’s current designation permits residential buildings of 2-6 storeys with densities between 35 and 100 units per hectare.
The most recent proposal included a reduction in the apartment parcel’s density to 155 units per hectare from the originally proposed 176, which has been approved.
In light of Guelph’s new Comprehensive Zoning By-law (2023)-20790, the site will require amendments to lift the “H13” holding provision, ensuring adequate municipal services, and rezoning to “RM.6” for apartments and “RM.5-XX” for townhouses with specific exceptions.
With the recent approval, the next steps include obtaining a severance application for the apartment and townhouse blocks and completing necessary municipal service reviews.
To read more articles on this specific development, click here.
Comment Disclaimer:
The views and opinions expressed in the comments section of this blog are solely those of the individuals who submit them and do not necessarily reflect the opinions or beliefs of the author or the website owner. We do not endorse or support any comments that may be offensive, discriminatory, or harmful in nature.
We encourage open and respectful discussions and welcome diverse perspectives. However, it is important to remember that comments are the personal opinions of the commenters and not official representations of our stance or values. We reserve the right to moderate or remove comments that violate our comment policy or that we deem inappropriate.
Please engage in discussions with courtesy and respect for one another, keeping in mind that differing opinions can coexist in a constructive manner. Thank you for being a part of our community and for helping to maintain a positive and inclusive environment.
