GUELPH — Terra View Custom Homes Ltd. has proposed a new residential development at 5 Nicholas Way in Guelph, seeking multiple variances to accommodate a mid-rise building in a Low Density Residential area.
The site, part of the NiMa Trails subdivision approved in 2016, spans approximately 2,930.82 square metres and is planned to include 29 townhouse or multi-unit dwellings.
Due to the lot’s unique shape and topography, the proposed building is positioned to optimize space on the northwest side of the property, where the site slopes significantly.
The current zoning for the site is RL.3-4 under the City of Guelph’s Zoning By-law. This designation typically applies to Low Density Residential areas.
Therefore, a zone change is not being sought. The development application submitted by Terra View Custom Homes Ltd. includes several variances from Guelph’s Zoning By-law, addressing requirements for parking, angular planes, and setbacks.
The following key variances are proposed to support the site’s residential density goals and efficient land use:
● Parking Reduction: Zoning regulations mandate 43 parking spaces, calculated at 1.5 spaces per unit for the first 20 units and 1.25 spaces per unit after that. However, the proposal includes 40 spaces, resulting in a 10% reduction. The developers justify this reduction based on nearby public transit access within a 15-minute walk and on-site bicycle parking provided for each unit.
● Parking Setback Encroachment: For the rear lot line adjacent to NHS-zoned land, the by-law requires a 3-metre setback. The proposal reduces this to 1.7 metres, impacting approximately 20% of the setback area. Additionally, parking encroaches into the exterior side yard, which is only 1.1 metres from Shakespeare Drive, instead of the required 3 metres. The parking area is set 3 metres below street level and will be landscaped for screening to minimize visibility.
● Angular Plane Adjustments: The zoning code mandates a 45-degree angular plane for transitions to adjacent low-density residential zones and natural areas to limit overshadowing and ensure privacy. The proposed building exceeds this standard, with angles reaching up to 72.73° on the northern boundary adjacent to NHS-zoned lands and up to 68.34° near low-density residential areas. Design modifications, including screened balconies, aim to mitigate privacy concerns despite these variances.
● Setbacks: The project proposes setbacks ranging from 3 to 5.58 metres for the front, rear, exterior, and interior boundaries, meeting some but not all zoning requirements due to the irregular lot shape.
Terra View Custom Homes Ltd. states that the variances are essential to meet the subdivision’s housing density target of 125 units per 1.1 hectares, consistent with the 2016 Draft Plan of Subdivision.
The lot’s shape and slope pose challenges in positioning the building and parking without compromising the intended density and functional design.
The plan also includes underground parking with at-grade visitor parking located in the exterior side yard due to footprint constraints.
The lot’s proximity to NHS-zoned land introduces environmental sensitivities. However, the project design seeks to limit visual and acoustic disturbances to adjacent parkland and trails by incorporating a retaining wall and landscaping elements.
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