GUELPH — Tricar Properties Limited has taken steps to seek approval from the Ontario Land Tribunal (OLT) to construct two 10-storey residential buildings in the southern part of Guelph.
The proposed development, situated across from the junction of Edinburgh Road and Gordon Street, encompasses the properties municipally addressed as 1242-1270 Gordon Street and 9 Valley Road, totalling approximately 3.3 hectares (8.2 acres).
The initial plan for the site, introduced in May 2020, outlined two 12-storey apartment buildings comprising 377 units and providing 586 parking spaces, primarily underground.
However, following feedback from a public meeting in September 2020, which highlighted concerns regarding traffic congestion, parking availability, environmental considerations, and the impact of intensified residential development in the area, Tricar revised its proposal.
In response to the community’s input, Tricar adjusted the project in October 2021, reducing the building height to 10 storeys while maintaining the density.
Further revisions were made in July 2022, although the height and number of units remained unchanged.
The most recent iteration of the plan, submitted in September, continues to feature two 10-storey buildings but with a reduced total of 325 residential units.
The proposed development includes 151 units in the building facing Gordon Street and 174 units in the second structure.
Tricar has also expanded the project footprint by acquiring an additional property south of the subject site (previously Montes Flowers), which will serve as a shared amenity space for the new residents.
To accommodate the revised proposal, Tricar seeks several amendments, including an Official Plan Amendment to designate a portion of the property as “Park and Open Space” to include a municipal park.
Additionally, a site-specific policy is proposed to increase the maximum net density to 182 units per hectare, surpassing the maximum permitted of 150 units per hectare.
A Zoning By-law Amendment is also necessary to implement the development, with proposed changes including adjustments to the Floor Space Index, density limits, and setback requirements.
Specifically, the maximum Floor Space Index (FSI) sought exceeds the
permitted limit, with a proposed value of 2.29 compared to the standard 1.5.
Moreover, alterations to minimum setback requirements are proposed, notably reducing the minimum side yard for Building 2 from 17.25 metres to 9.9 metres and the minimum rear yard from 27.85 metres to 18.8 metres.
Additionally, the proposed minimum distance between buildings is below the required threshold, with Building 1 and Building 2 set at 40 metres and 34.5 metres, respectively, falling short of the mandated 37.25 metres.
Furthermore, adjustments to parking space dimensions are proposed, with a provided size of 2.75 metres by 5.5 metres, slightly below the standard dimensions of 3 metres by 6 metres for R.4 Zones.
Notably, the proposed Floor Space Index exceeds the permitted maximum, and alterations to minimum setback distances are among the requested changes.
Tricar’s proposal surpasses the mandated parking requirements, providing 519 spaces, including 95 surface spots and 424 underground spaces.
The parking spaces exceeded the zoning by-law stipulation of 107 parking spaces.
Furthermore, the proposed Common Amenity Area exceeds the zoning requirements.
The site, identified as an Intensification Corridor and situated along a major transit route, is deemed suitable for high-density residential development.
Tricar’s application will undergo a hearing starting on April 3, 2024, before the Ontario Land Tribunal, where the developer aims to secure approval for the proposed development.
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