This month’s planning meeting of city council was all about four, and despite what you’ve heard it’s actually the loneliness number. That was the impression you might have gotten watching what happened when staff deliver their draft report about allowing fourplexes and four units as-of-right in Guelph. It looks like this policy might have an uphill climb, but staff have until June to make a case, in the meantime, here’s the recap….
Planning Meeting of City Council – April 9
The big matter of planning this month was the Public Meeting Report for the Four Dwelling Units on a Lot Proposed Zoning By-law Amendment. No final decisions were being made based on this report, which was only being received for information, but there was still a lot of heated discussion about what all this report might entail for the development of fourplexes in Guelph.
Staff reviewed all the work they did on the draft report including where four units as of right will be permitted, the definition of a fourplex, the allowance for three parking spaces for four units, and no regulation for a maximum number of bedrooms. Much of the rules will remain the same, including current standards for setbacks, building size and driveway width, but there was one thing that the report didn’t take into account: neighbourhood character!
The first delegate was a developer who specialized in high density projects like fourplexes and he said that he’s use to NIMBY complaints, but he’s also used to compliments when neighbours see the finished project. Dillon Fraser, president of the Guelph and District Association of REALTORS, added that his group is in strong support of the proposal and called it “pivotal” and “forward thinking.”
But those were about two of the only voices in favour of four units as of right. One delegate said that this policy will result in the “liquidation” or “elimination” of entire neighbourhoods, another delegate called it “extreme density” and said that four units could mean 15 bedrooms and 50 people in one building. And the last delegate on this matter said that the move was a knee jerk overreaction to the housing crisis and would forever ruin the unique character of areas like the Old University neighbourhood or Exhibition Park area. The long-term impacts were also alluded to be a last-minute delegate who questioned whether council and staff were thinking long-term.
Council had many of their own concerns, but there was some crossover with the delegates.
Councillor Cathy Downer had worries about proceeding with a fourplex plan before the new tree protection bylaw goes into effect, and missing design guidelines for heritage areas. She also expressed concern that the City might be creating backlash by removing too much regulation too fast. Councillor Phil Allt, meanwhile, had questions about the difference between fourplexes and four units and whether council was being pressured to take this action as part of federal grant money.
Councillor Erin Caton asked if the allowance for four units as of right will allow for lodging houses, but those get their own separate category. Councillor Dan Gibson had concerns about losing gains on the driveway width file, and how big (or small) a lot has to be to allow for four units. Councillor Dominique O’Rourke had issues with the possible domino effect, intensity being concentrated in select areas of town and whether council could approve four units as of right as a pilot project, which is something that the City doesn’t do when it comes to zoning changes.
Staff made notes and offered a few of their own as they repeatedly pointed out that this was not a planning free for all; fourplexes will still have to fit a certain building envelope on it’s property, and they will still need to be reviewed for proper servicing, traffic management and other standard planning reviews, even if the project in question conforms to the zoning onsite.
Mayor Cam Guthrie wrapped up by noting that Guelph was ahead of some municipalities on this issue, but there are other municipalities that are ahead of us too. He encouraged councillors and community members alike to ask questions and engage in the process. The final bylaw is expected to come back for council consideration in June.
There was one other item at the meeting, a Statutory Public Meeting and Decision Report for 35 and 41 Janefield Avenue. Speaking of gentle density, this project proposes to take two properties that once had two single detached homes on them, and create four duplex units, plus four accessory units in the back. There was one delegate and it was Jeff Buisman, the agent on behalf of the applicant, but he said that he was there to mostly answer questions. Council didn’t have any questions about the project, and it was swiftly approved.
Click here to see the complete recap of the meeting.
Guelph Politico 