An “affordable ownership” development may be on its way to the city’s south end, thanks in part to a city council decision earlier this week.
During a special meeting on Tuesday, council threw its support behind a provincial government change made earlier this year that switched the official plan designation for 280 Clair Rd. W. to high density residential from industrial.
If ultimately approved, Home Opportunities is looking to build two 12 to 20-storey apartment buildings and 247 townhouses on a nearly 20-acre site just west of Bishop Macdonell Catholic High School.
“We’re trying to help people,” Home Opportunities founder Mike Labbe told council, explaining the units are meant to be largely for “affordable ownership” housing. “Our intention is to try to fulfill Guelph’s need for affordable housing.”
Labbe explained the project would be sold at market value, with his company assisting with down payments and arranging loans that don’t need to be repaid until the property is re-sold.
“Your carrying costs are half the cost of the home,” he said. “That’s what allows us to reach as low as $35,000 income for some of the houses.”
He explained 30 per cent of units would be dedicated for people whose income is below the standard for affordable rentals, another 30 per cent would be for those at the threshold, 20 per cent for those with an income up to $20,000 per year above and 20 per cent open to anyone who wishes to buy.
Part of the idea for that breakdown, Labbe said, is to create a “blended income community.”
Back in April, the provincial government mandated a variety of changes to the city’s official plan. Among them was to change the official plan designation at 280 Clair Rd. W. from industrial to high density residential, but in light of criticism regarding how such decisions were made, the government has introduced legislation to reverse those changes.
On Tuesday, council approved comments to the government on that reversal that support of maintaining the high density designation.
“We have a client who requires us to move as fast as we can and we certainly intend to on this site,” Labbe said in asking for council’s support. “If we all work together, we could have people moved in to this project by 2026.”
Even if the official plan designation is maintained as high density, there’s still much work to be done.
In order for the project to go ahead, the property would need to be rezoned – a process that includes public consultation and feedback from neighbouring property owners.
If that goes through, site plan approval would still be needed from city staff.
“One-hundred per cent we’d walk away,” Labbe said if the designation reverts back to industrial. “If we can’t mitigate properly, we can’t move our clients in.”
Among the attractions to this site, he explained, are the designation and the site shape.
“Employers don’t like to work with long, narrow strips for their factories. Residential use loves long, narrow strips, especially along green spaces,” Labbe said. “It’s a much better location for residential than it is for employment.”
Jim Jarrell, chief operating officer at Linamar, spoke in favour of retaining the high density designation.
“This is a very important issue for us,” he told council, noting his company employs 9,774 workers in Guelph and pays above the 75 percentile for the industry. “Many do not live locally. They can’t afford to live here.”
He said an affordable ownership project such as the one proposed would help retain and attract workers not just at his company, but others too.
