GUELPH — A significant redevelopment proposal for 785 Gordon Street, advanced by Society Developments under “2371633 Ontario Inc.,” encountered a major obstacle after the Guelph City Council rejected the plan.
The decision has prompted an appeal to the Ontario Land Tribunal (OLT) as the developers strive to replace the current Days Inn hotel with a high-density, mixed-use building primarily for student housing.
Designed by SRM Architects, the proposed redevelopment aims to transform the site on the southwest corner of Gordon Street and Harvard Road in Guelph’s Hanlon Creek neighbourhood.
The plan includes constructing a 10-storey building that will feature 389 residential units accommodating 520 bedrooms and 600 square metres of commercial space on the ground floor.
Additionally, there will be 432 bicycle parking spaces to support sustainable transport.
The project requires significant amendments to both the Official Plan and Zoning By-law to enable the development.
The site is currently designated as Neighbourhood Commercial Centre, allowing for mixed commercial and residential use with a height limit of six storeys and a residential density of up to 100 units per hectare.
The proposed amendment seeks to reclassify the site to High-Density Residential, permitting the increased height and density required for the project.
Currently, the site is zoned SC.1-11 (Specialized Service Commercial), which allows only hotel uses.
The developers propose rezoning to a Specialized High-Density Residential zone (R.4B-??), accommodating the mixed-use building with requested adjustments for higher density, reduced setbacks, and modified parking requirements.
Examples include but are not limited to:
● The development proposes 220 parking spaces (45 surface and 175 underground), yielding a parking ratio of 0.25 spaces per bedroom, below the usual city requirements.
● Proposed reduction in the required landscaped open space from 40% to 33%. ● Proposed changes include reducing the front yard setback to 9.0 metres from the required 15 metres.
● The building has a proposed density of 615 bedrooms per hectare, exceeding the maximum allowance of 150 units per hectare.
● An increase in the FSI from the maximum permission of 1.5 to 2.55 is proposed.
Following the Guelph City Council’s rejection in September 2022, the developers appealed to the Ontario Land Tribunal (OLT).
The Tribunal recently convened a Case Management Conference (CMC) to address the appeals regarding the Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA).
During the CMC, the Tribunal facilitated discussions to identify key issues and procedural steps necessary for moving forward, including setting timelines for evidence submission and organizing potential hearings.
The focus was on understanding the complexities of the proposed development and exploring options for a resolution between the developer and the City of Guelph.
The Tribunal’s final decision will be crucial in determining whether the project can proceed as proposed or if further modifications are required.
As the Ontario Land Tribunal deliberates on the appeal, the future of 785 Gordon Street remains to be determined.
The outcome of this appeal will be pivotal, potentially setting a precedent for future developments in Guelph.
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