A proposal to build 400 townhouse and apartment units on Victoria Road South is facing some fierce opposition.
Much of that opposition showed up at Guelph City Hall Monday for the mandatory public meeting on the proposal.
Fusion Homes and Gamma Developments want to build the development on two parcels of land totalling 4.9 hectares at 855 and 927 Victoria Road South, just north of MacAlister Boulevard.
The developer is presenting two options: one is for 156 stacked townhouses and 211 apartments, the other is for 108 stacked townhouses and 292 apartments. Both plans call for 544 parking spots, above and below ground.
Buildings of 10, eight and a six storeys are being proposed.
The developer is seeking a number of zoning by-law amendments on the various current zoning of the properties.
Cyndy Washington said the project does not fit into the vision of the city's Official Plan, which has this property zoned for high density development yet it is surrounded by land zoned low density.
"This application is completely inconsistent with the natural and heritage areas that exist," Washington said.
Several councillors agreed with delegates in that the proposal seems too dense.
"It seems a bit robust and a bit intense," coun. Dan Gibson said.
"My sense is it's too much density and it's overdeveloped," coun. June Hofland said.
Coun. Cathy Downer said the development was too big and was not in support of the 10-storey building.
"While I know we allow for 10 storeys, it doesn't mean we have to be 10 storeys on that site," Downer said.
Delegate Sarah Taylor, a mother of three who has lived in the neighbourhood for five years, said safety is her biggest concern and she worried about the traffic impact of such a large development.
"With the addition of potentially 500 drivers ... that is a concern for my family and a lot of people in my neighbourhood. The neighbourhood can't handle that type of traffic," Taylor said.
"Please think about the safety of the neighbourhood, how that traffic's going to be routed," Taylor said.
Currently, one of the 10-storey apartment buildings would front Victoria Road and the other MacAlister Boulevard.
Coun. James Gordon asked how many of the units would be considered "affordable" (80 per cent of market value) units.
"We'll take a look at that as a development team," Handy told Gordon.
The overall height is something that needs to be addressed, said Carrie Nethery, one of nine delegates who spoke to council Monday.
She said the site is over-developed and challenged staff and the developer to spread the density better over the space to better fit in with the neighbourhood and avoid the 10-storey buildings.
"You can do better, especially at such a prolific and important site," Nethery said.
Neale Avery pointed out that the traffic study that is part of the proposal did not look at Zaduk Place, which many use as a cut-through to get to Kortright Road.
"It's obvious the application can't go forward without traffic calming measures on Zaduk," coun. Bob Bell said.
"There's already a traffic problem on Zaduk," Mayor Cam Guthrie said, adding that a traffic calming process is going to begin this summer on Zaduk Place.
Avery also detailed that the closest elementary school, École Arbour Vista Public School, is already at capacity.
"It's not right for that neighbourhood," Justin Linebaugh said of the development. "It's going to hurt the neighbourhood significantly."
Allan Kay spoke of the stress the development would put on the sensitive natural areas of the area and Bill Farr detailed existing parking issues that would only be multiplied with the addition of the development.
Kay said the development had been "shoehorned" into the wrong place.
"Why should the people that will eventually live on this site be jammed on this site like sardines to maximize developer profits?" Susan Watson said.
There was no decision on Monday. City staff will now assess the application and return to council at a later date with a report and recommendation.
At the end of the meeting the mayor said that it "seems pretty obvious" what the pulse of the room was on this development, adding that the developers likely realize it too.
The possibility exists that the proposal could be altered by the applicant following feedback from city staff, outside agencies and the community.
