Just the Facts:
● The second proposal for 1 Clair Road East from FCHT Holdings (Ontario) Corporation reduces the total unit count from 721 to 715 units, with an increased focus on family-sized units, including 50 three-bedroom apartments, which were not included in the original plan.
● The overall amenity space has been increased from 11.6 square metres per unit to 17.1 square metres per unit, incorporating additional outdoor and indoor areas for resident use.
● The parking supply has been increased to 850 spaces, with a revised residential parking rate of 1.0 space per unit, and adjustments to shared visitor and commercial parking to meet current zoning requirements.
GUELPH — A second submission has been made for the proposed redevelopment at 1 Clair Road East led by FCHT Holdings (Ontario) Corporation, with planning services provided by MHBC.
The project is located on the eastern portion of the 5.35-hectare site, currently home to Pergola Commons Shopping Centre.
The recent proposal includes the construction of four mid-rise buildings with five high-rise towers, ranging from 10 to 14 storeys, accommodating 715 residential units and 2,127 square metres of commercial and retail space at the ground level whereas 721 residential units and 1,850 square metres were previously proposed.
The subject lands are designated as a “Commercial Mixed-Use Centre” under Guelph’s Official Plan and are currently zoned “Commercial Mixed-Use Centre (CMUC (PA) (H12)).” However, an Official Plan Amendment (OPA) and a Zoning By-law Amendment (ZBA) are required to facilitate the proposed redevelopment.
The OPA will ensure that the maximum density of 250 units per hectare applies to the entire site, regardless of any future severances.
The ZBA seeks to add site-specific provisions to the current zoning, including the removal of a Holding Provision that requires adequate municipal services, which studies confirm are available to support the development.
The proposal also features adjustments to various site-specific regulations. The total residential unit mix now includes 299 one-bedroom units, 327 two-bedroom units, 50 three-bedroom units, 33 two-bedroom townhouses, and six three-bedroom townhouses.
The project’s net density stands at 351 units per hectare, which slightly exceeds the original 346 units proposed, while the overall amenity space has been increased from 11.6 square metres per unit to 17.1 square metres per unit.
The development will offer 1,999 square metres of indoor amenity space and 4,522 square metres of outdoor amenity space.
The parking ratio has also been revised following discussions with City staff. The updated plan proposes a total of 850 parking spaces (up from 791 spaces), with 742 spaces allocated for residents, and 108 shared between visitors and commercial users.
The resident parking rate has been increased to 1.0 space per unit from 0.96, while the visitor and commercial parking rates remain at 0.1 spaces per unit and 3.5 spaces per 100 square metres of non-residential gross floor area, respectively.
Transportation infrastructure around the site is robust, with the development benefiting from its proximity to major arterial roads, Poppy Drive East and Clair Road East, as well as existing Guelph Transit routes.
Notably, Route 16, which currently serves the area, is expected to be replaced by a new Route 96 by 2027 as part of the city’s Transit Future Ready Action Plan.
The revised proposal also address staff requests for additional parkland. The proposed parkland dedication has been increased from 0.13 hectares to 0.18 hectares.
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