Just the Facts:
● A 14-storey mixed-use building is proposed for 26-40 Carden Street and 27-39 MacDonell Street, Guelph, featuring 120 residential units and 595 square metres of commercial space at ground level.
● The building will include a variety of unit types, including one-bedroom, one-bedroom plus den, two-bedroom, and three-bedroom units.
● Currently zoned D.1-1 (Specialized Downtown), the project requires amendments to increase the height limit from six to 14 storeys, set a Floor Space Index of 9.5, reduce step-back and side yard setbacks, and exempt the development from on-site parking requirements.
● The site currently hosts a two-storey office/commercial building from the 1950s. The Official Plan Amendment seeks site-specific policies to permit the increased building height.
GUELPH — A significant mixed-use development is proposed for 26-40 Carden Street and 27-39 MacDonell Street in Guelph.
The project, which seeks to transform the downtown area, requires both an Official Plan Amendment and a Zoning By-Law Amendment to move forward.
The applicant intends to construct a 14-storey building that will include 120 residential units and 595 square metres of ground-level commercial space.
The building is designed to enhance the mixed-use character of the downtown area, combining residential and commercial uses in a single high-rise structure.
The proposed residential units include a diverse mix of layouts:
●Four one-bedroom units per floor
● One one-bedroom plus den unit per floor
● Two two-bedroom units per floor
● Two three-bedroom units per floor
The subject property spans both Carden Street and MacDonell Street, encompassing a through lot that currently houses a two-storey, red brick office/commercial building from the 1950s.
Presently, the property is zoned D.1-1 (Specialized Downtown) under Zoning By-Law 1995-14864.
The zone accommodates a variety of commercial, residential, office, and recreational uses typical of a downtown setting.
However, to facilitate the proposed development, several site-specific provisions are necessary. The requested provisions include:
Official Plan Amendment:
● Implement site-specific policies to permit the proposed building height of 14 storeys.
Zoning By-Law Amendment:
● Permit the proposed building height of 14 storeys, exceeding the current six-storey limit.
● Allow a Floor Space Index (FSI) of 9.5.
● Permit relief from the step-back requirements above the fourth floor from the MacDonell Street frontage, proposing a 3-metre step-back where 6 metres is required.
● Permit relief from interior side yard setbacks above the fourth floor, proposing a 2-metre setback where 6 metres is required.
● Exempt the development from the city’s parking requirements, allowing for no on-site parking. The proposed development seeks significant deviations from existing zoning regulations.
The current D.1-1 zoning allows a maximum building height of six storeys, significantly less than the 14 storeys proposed.
Additionally, the lack of on-site parking is a notable departure from typical requirements, potentially impacting local traffic and parking availability.
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