My wife and I, as residents of Colborn St., are writing to express our firm opposition to the proposed redevelopment, as currently outlined by GSP Group on behalf of Abode Varsity Living, of the existing site at 716 Gordon St., Guelph.The The Proposed Official Plan Amendment and Zoning Bylaw Amendment ( File OP 1001/ZC 1010) Ward 5 are of great concern for the following reasons.
1. The immense scale of the redevelopment is totally out of proportion to the neighbourhood which consists of detached residential homes ( zoned R1A ) and low lying office and commercial buildings built to conform to the pleasing urban landscape. Shadow patterns will impact properties on both Evergreen St. and Mayfield Ave. Noise from rooftop heating and airconditioning units will be disturbing.
2. The high density residential impact ( 1500 students! ) is not consistent with the spirit of the Province of Ontario’s Infill strategy as it will not blend with the area, but create an imposing monster that may quickly morph into a student ghetto.
3. Transportation impact will be huge with 341 additional cars accessing/leaving the site onto what is already a very busy and wide intersection making safe pedestrian crossing a challenge for 1500 students per day each way as well as for current residents. This adds greatly to the present volume of usage.
4. Policing,which will be up to the City of Guelph, will see an increase in calls and put a strain on present manpower, especially on weekend evenings and nights.
5. A number of mature trees on the site will be coming down which are currently healthy. This is not good environmental stewardship. They will not be compensated for by new planting along the street.
6. Parking will overflow onto adjacent streets with homes and soon we shall be under pressure to amend parking bylaws to allow 24 hr. access for guest vehicles.
7. Servicing and storm water management issues resulting from the regrading of the existing site will be a challenge. The development company can present any rosy study it likes. We are not fooled.
8. The University of Guelph has publicly stated that it sees no need for additional student housing in the city. In fact, its own demographic projections, point to a DECREASE IN ENROLLMENT over the next decade as current student numbers dwindle in elementary school. What will happen to this massive complex when it fails as a student residence? It’s present format does not make for an easy conversion to other uses.
9. The city to date has done an excellent job in dispersing off campus students throughout different neighbourhoods. There is no need to concentrate them in this manner.In conclusion, this is simply a bad idea in its current form. We are not anti student and do recognize the need for housing of this population. We have lived with the presence of student residences and students for the past 22 years. We urge council to turn down this proposal completely. However. if necessary, we, in the spirit of good citizenship, would be willing to consider a vastly scaled down project with an absolute maximum height of 4 stories and set back from adjacent roads and properties as outlined in present bylaws with preservation of all trees bordering Evergreen St. homes.
We thank you all for your attention to this letter and trust you will give this matter serious reflection and come to a favourable and fair decision for Guelph. AM