Councillors have given their approval to a proposal that would bring several multi-residential towers, some as high as 14 storeys, to the south end of Guelph.
Going along with a staff recommendation to approve the project at 1888 Gordon St., south of Poppy Drive, the new project will see the London-based Tricar Group constructing two 14-storey residential buildings, one eight-storey residential building and a two-storey amenity building.
According to the report presented to councillors Monday night, the development will result in 540 new dwelling units at an average sale price of $425,000 each.
The contentious issue that had some councillors hitting the “no” button when it came time to vote was the size of the two larger towers — at 14 storeys, they would be four storeys taller than the current maximum permitted under the city’s zoning bylaws.
Coun. Karl Wettstein said that the size of the project is something not seen in Guelph.
“If we start it in Ward 6, is this something that we are going to have to start getting used to?” he asked.
Asked by Coun. Leanne Piper whether approving such a site could lead to more highrises like this in the area, potentially even next door, staff replied that it would come down to what gets proposed for future developments, and what staff determine at the time, based on whatever the city’s rules and bylaws are at that time.
Following a question from Coun. Mark MacKinnon as to why staff approved a request for two 14-storey apartment towers when the current zoning bylaws limit it at 10, staff replied that the urban design guideline, approved by council two years ago, called for buildings of such a height in the area.
The plan from 2016 called for the creation of “urban villages” in the Clair/Gordon and Woodlawn/Woolich areas. Under that plan, taller buildings would generally be located south of Poppy. The plan also called for improved walking and cycling connections in the area.
Mayor Cam Guthrie, who would later vote in support of the development, said the proposal for 1888 Gordon is exactly the type of thing that the city is looking for when it comes to smart development, despite the size of two of the towers.
“As much as it’s uncomfortable for some … this is exactly what smart development is, and it’s often what we talk about at the city,” he said.
“This is a beautiful site that’s well laid out, and I look forward to its completion.”
Voicing his support for the project, Coun. Bob Bell said that too much focus is being placed on the size of the some of the buildings in the development, as opposed to looking at the development as a whole.
“Excellence in design is far more important than overall building height,” Bell said.
“I do think that there is a good urban design in this development.”
However, the 14-storey towers were too tall for four councillors.
MacKinnon, one of the councillors for Ward 6, where the development would be located, said that while the project in a vacuum is a good one, it would come at the expense of those who have already set up roots in the area.
“We have to look at the balance of the people that are going to move in and the people already in the neighbourhood,” he said.
“I don’t think we need to go above (10 storeys).”
Coun. Cathy Downer, who would vote in support of the project, said it came down to weighing the difference between the two larger towers, or capping the buildings at 10 storeys, which in turns could bring the smaller buildings on the property up to that height in order to meet density requirements.
“I’d rather have a design like this than have more concrete with lower buildings and more buildings. I think that’s what we’re going to get if we turn this down.”