One of our main concerns while living on Downey Road was the traffic flow and noise brought on by increased traffic speed and automobile noise. That was 1992 and we could see first hand how it became worse each year. With three young children we moved to Hazelwood to avoid this issue.
We could never have predicted nor supported the three versions of the proposed development of subject lands at 146 Downey Road as they are not at all consistent with our existing Kortright Hills neighbourhood in density, height or street appeal.
The property is considerably higher than most of the adjacent neighbourhood, so that the excessively-high townhouses, for which the developer is asking special zoning, will appear to dominate the neighbourhood even more than expected. This land was at one time potentially going to be the location of a catholic church which would have created a prominence and focal point for the south end, but a proposed apartment building would be a sorry sight to any of the neighbouring homes and not complementary to the residential landscape and wetlands that have been associated with the south end for well over 25 years. It is a relatively small piece of land why try to develop a plan that greatly reduces current residents’ enjoyment of their own properties. The amount of noise, traffic and garbage that this proposed development will bring to the neighbourhood will only create more headaches and dislike between neighbours, who will not appreciate being looked down on from a townhouse structure or apartment style building. This will not bring a community together.
Having met the family that lived behind our property a few years back, we toured this beautiful piece of land on many occasions. We grew up appreciating trees, plants and nature which is one reason we chose to live in Guelph an agricultural city full of history and lush lands. My father was a forester and could appreciate the approximate 250 trees on this land and what they mean to the wildlife, environment and neighbourhood. We do not support the maximum number of trees be destroyed as outlined in the developers proposal to maximize development. This will severely impact all the birds and wildlife that depend on these trees. The sound of birds and wildlife will be replaced with car horns
and pollution from automobiles, who would want that trade off?
The traffic study submitted by the developer does not take into account the speed of cars travelling in that area. Cars entering Downey Road from the driveway of the property will have to merge with traffic that has been proven to travel well in excess of posted speed limits. This is a very dangerous situation and poses serious safety risks for neighbourhood residents and in fact all cars travelling on Downey Road. I can tell you that my son delivered the Guelph Mercury for almost 3 years to about 26 houses
beginning on Hazelwood Crescent, Quail Creek and Downey Road past Teal to the last house on Downey Road on both sides of the road. The road could be very dangerous especially when it was raining or snowing, trying to cross the street. I know I drove the route many times when the weather was bad and I had to be extremely patient getting in and out of driveways on Downey Road, respectful of young students coming home from school and families trying to get home after work. I can’t imagine what the increase in traffic will do to pedestrians on this busy road.
Also, the traffic study submitted by the developer is based on out-of-date information, as the traffic levels used in the study do not take into account the increase in traffic that will result from the development of the Hanlon Business Park directly to the south.
Groundwater from portions of the property will drain directly onto the meadow and wetlands that are adjacent to the property. Since most of the property will be covered with impenetrable buildings, roads, parking spots, driveways and sidewalks, a great deal of runoff will be generated and this may have a deleterious effect on the adjacent meadow and wetlands.
The developer is requesting permission to allow “an attached or detached garage to be located within the rear yard” of the houses on Downey Road, but the plans do not reflect this. This form is completely inconsistent with the neighbourhood as there are no homes in this area with rear garages.
The developer is requesting minimum setback far less that permitted in current zoning standards. This will contribute to shadowing and magnify the dominance of these buildings over the existing neighbourhood.
The developer is requesting smaller lot sizes and less landscaped area than current zoning requires. The density of this development is completely inconsistent with the existing neighbourhood.
While the developer is claiming that the existing house will be retained, the proposal is requesting zoning changes to allow splitting the house into four separate apartments. This is inconsistent with the existing neighbourhood.
The property has a difference in elevation of 5.5 metres, and the developer mentions adding fill to the east side of the property. Where will this fill come from and what efforts will the developer make to contain dust and runoff during construction.MC