Although new housing units are needed, members of the public repeatedly urged city council to reject a proposed 14-storey downtown redevelopment project at a public meeting Tuesday night.
Delegates suggested it could have a variety of negative impacts on people living and working downtown, though new housing units were generally welcomed. Skyline, the developer of the project, said it would provide much-needed housing inventory for the city.
Tuesday’s public meeting was held to gather community input only – approval will be considered in the coming months.
Not only did plans for 26-40 Carden St. and 27-39 Macdonell St. – the red brick building across from city hall straddled by the two downtown streets – prompt concerns about the impact of increased density, fears of gentrification and more, council heard approval of the plan may limit the ability of neighbouring property owners to fulfill their own dreams of building higher, while also setting a precedent for developers to “break” existing planning rules without a collective vision for the area.
Skyline’s plan calls for the existing two-storey structure to be demolished and replaced with a 14-storey building that includes 120 residential units or student housing with 211 beds and 595.1 square metres of ground floor commercial space.
“We desperately need more housing for young people,” Gregory Jones, president of SkyDev, the company's development arm, told council, noting the units will be available to anyone who is approved and not restricted by age. “I can’t find housing for my own employees right now.”
Skyline is based in Guelph, but many workers commute from out of town because they can’t afford housing here given the limited options, Jones said, noting, “We’re building much taller buildings elsewhere.”
As it stands, the plan calls for zero parking spaces for building residents, visitors or patrons of the commercial space. Though this drew the ire of several delegates and council members, recent provincial policy makes it so that parking isn’t required near major transit stations such as Guelph Central Station.
In order for the proposal to go ahead as-is, Skyline has requested the maximum height allowed there to be increased to 14 storeys from six storeys, in addition to a variety of setback reductions and other zoning bylaw amendments.
Several delegates praised the concept of more housing, but spoke out against this particular plan.
Council heard a mid-block apartment building of this height is out of character for the area, renderings of the building don’t support pedestrian flow and a proposed loading area falls short of what people with accessibility issues may need or the multiple simultaneous needs of residents.
“We strongly urge staff and council to weigh all factors in coming to its decision on the appropriate scale, the form of infill for this location as well as the precedent it will set for this historic area of downtown,” commented Suzanne Swanton, who spoke on behalf of the board of directors for 42 Carden Shared Space located in the building beside Skyline’s.
If approved, the 14-storey building could limit the organization’s plans to further use its rooftop space or add additional levels, she said, pointing out people in Skyline’s building could “hop” from their balcony onto 42 Carden's roof.
Swanson called for units in the Skyline building to face north or south, not all sides as currently shown on renderings. Otherwise, units facing east and west could, in future, end up staring at the walls of neighbouring buildings.
“I don’t know that this is the moment to just build anything anywhere,” said Julia Grady of 10C, which is part of 42 Carden.
Like 42 Carden, at least one other owner on the block has aspirations of building taller.
“My big concern is when the construction happens,” commented project supporter Anthony Veder, who owns a property along that strip. “There is a tsunami that's going to happen because we also have a problem with Wyndham Street – it’s probably happening at the same time.”
That last comment is in reference to the Wyndham Street reconstruction project which will see much of the main downtown roadway torn up for two years as underground infrastructure is replaced.
Council heard further concerns that the staging area for Skyline’s construction could impede traffic flow, the project could disburse dust onto Market Square and other public areas, as well as whether it would have an impact on the structure of neighbouring buildings.
Asked about the timeline for construction, Jones said he hopes to see shovels in the ground soon after city staff give site plan approval for the project – a step that would only come if council approves the zoning and official plan amendments.
Projects of this size typically take 18 months to complete, he noted.
Skyline previously sought approval from the city’s committee of adjustment to add four storeys to the building, but that application was withdrawn.
