There’s the idea of urban intensification and there’s the reality of urban intensification. The difference between the two is clearly illustrated in a proposed luxury condominium project near the Speed River along Gordon Street.
“It’s always a challenge when we come in with infill projects,” said Ward 5 city councillor Lise Burcher, speaking of the process of using land within a built-up area for further construction.
“What I’ve seen in the city is an incredible willingness of the citizenry to come to the table to talk about what kinds of infill would be fitting — what would be appropriate looking at a level of intensification.”
Guelph, she said, is considered the “poster child” for Ontario’s Places to Grow legislation because of the extensive groundwork it has done to gain broad support for the idea of infill and encourage it to happen.
The real challenges come, Burcher said, when actual infill development applications are received. Then a range of site specific concerns emerge and have to be dealt with, like the challenge of actually making a project a good fit practically and aesthetically within the existing neighbourhood.
There is currently a large hole in the ground at 180 Gordon St., the remnants of a former service station. The proposed alternative to the hole is an 11-unit, three-storey luxury condominium and covered parking lot in a zone of Guelph targeted for residential intensification projects.
Bernard Luttmer, a partner in Podium Developments, said the building is a far cry better than what is currently there.
Opponents of the plan have a number of concerns, including that it may undermine the integrity of neighbouring Marianne’s Park. Luttmer said the park will actually gain additional frontage space as a result of the development, since the developer will donate a portion of land to the park, enhancing public access as a result.
“I think it’s a very positive development for the city, and I think it will move forward once the proper consultation happens with the city and all the various partners that are involved in a project like this,” said Luttmer, adding the Guelph site was chosen because of its picturesque setting and the tremendous growth potential of the downtown core. Many of the principals in the development are Toronto-based.
Podium Developments is the developer for owner 180 Gordon Street Ltd. Podium specializes in infill projects in mature neighbourhoods. The building will feature high quality clay brick, limestone bases and other materials that blend well with the historic neighbourhood it is set in, Luttmer said.
“These will be luxury townhomes, all fronting the Speed River,” he added. “They will have very high-end amenities.”
A group of residents near the proposed development have expressed objections to it in a presentation to the city’s planning committee. The plan will be among a number raised at Monday’s city council meeting.
Karen Balcom, on behalf of eight other residents, said in a statement to council that the “approach to this project from the developer has been to push the envelope to see how many units can be forced into this small and very sensitive piece of land.”
The group of residents believes the development is too large, and too tall relative to adjacent properties, and could cause significant traffic disruptions on busy Gordon Street.
In her statement, Balcom said since the condominium has no lawn of its own, Marianna’s Park “will become the effective front lawn of the development.” And because the development has limited parking space, nearby streets will likely be used for visitor parking.
Luttmer said “everyone’s concerns are legitimate.” Any change to a neighbourhood, he indicated, causes concern, and it is important and rewarding to hear feedback from all involved and affected parties. The consultative process leads to a refinement of the project in the end.
“I think Guelph has an excellent future,” he added. “We’re very excited about the expansion of the downtown, and the construction that is happening in the downtown core. We think it’s a great community to put in a new high-end project that will attract young professionals and young families into the downtown core.”
Leanne Piper, also a Ward 5 councillor, said the initial application for the project a few months ago was for 12 units, but it has since been scaled down in a minor way. Parking, height, and proximity to green space have remained areas of concerned.
“The issues that the neighbourhood has raised are quite valid,” she said. “We need to wait and see whether the applicant will respond to those prior to making any judgment in favour or opposed.”
She indicated that entering and exiting the location could be “very problematic” at certain times of the day, because of how busy Gordon Street can be. Both Piper and Burcher suggested the issue of a private development using a public green space as its own is a questionable precedent to set. As it stands, the project has no green space of its own.
Burcher said that “on a broad scale” the project is compatible both with the city’s infill goals and the specific location. She said the condominium is a far less intense land use than what was previously on the site — first a gas station, then a vehicle rental business. She pointed out that there are a number of higher density apartment buildings in that area of the city.
But the concern that the development may send the message that it is “privatization of the area in front the river” is a concern. An effort to delineate the private development from the public land has been part of the city’s discussion of the proposal, she indicated.
Piper added developers of infill projects on small plots of land may seek greater height to add additional units. That tends to clash with the neighbours for a number of reasons, specifically because a tall building can change light availability, views, and the sense of space.
“We are going to see some negative reaction to that unless we have very strict urban design guidelines,” she said, adding that putting a four-story building next to a one-storey cottage may not be compatible.
by Ron O'Flanagan, Guelph Mercury