As a long-time south end Guelph resident, I respectfully request that you give strong consideration to downsizing or outright cancelling the current application before you regarding the student housing development at the corner of Stone Road and Gordon Street. I have several concerns about the current proposal:
1. The enormity of the project in terms of both the size of the buildings and the potential number of people who will live there. A 14 or 16 story building in the heart of the south end residential neighbourhood is ill-conceived at best. It raises serious issues with regard to parking, shade, light pollution, privacy, traffic congestion, security, respect for property, vandalism, noise, litter, and many other issues that plague high-density housing developments.
2. A building of this size, or anything close to that size, is not in keeping with anyone’s image of Guelph, particularly in this part of Guelph. It would be totally out of character with all buildings around it and at its elevated location, could be seen for miles. In fact, in the history of Guelph, there has not been any development of this kind within such a respected residential neighbourhood as the south end.
3. The current evaluation/ approval process needs to be slowed down to allow for serious investigation to ensure that the needs of all residents are taken into consideration for a project of this kind. Our neighbourhood group, which will likely become a legal entity shortly, needs to be kept involved in the evaluation process and allowed to have input. The city should be funding studies by urban planners, engineers, sociologists, and related specialists to recommend the appropriate use for that property. It is not reasonable to rely on the experts retained by the developer.
4. It is our understanding that Abode is proposing that the building house at least 1500 students. Such a concentration of people cannot be supported by the area in terms of services and parking. There is already considerable traffic congestion at Stone and Gordon, with many car accidents in the area. A comprehensive traffic study is in order.
5. We’ve been informed by the developer that there will be security on site 24/7. An important point is that on University property, the Campus Police have real power to keep unruly students under control. Private security will have no power over this development and certainly the campus Police have no jurisdiction there. We have heard horror stories of other student developments in our city and others. We fear the same would happen in our neighbourhood. Again, a comprehensive study is required to evaluate the impact of such a development on this part of Guelph.
6. And consider the downside risk. What would happen if the project failed? What would these buildings become? This would be a disaster for our city.
7. My understanding is that the developer is asking for a variance for a reduced requirement for parking spots. This would be a big enough problem for student housing, but would be a much larger problem if this development were ever converted from a student residence to residential apartments or condos.
The University is a huge part of what makes this city a vibrant and interesting place in which to live. I am not against student housing, after all we live near the University and love it. We use university services often and appreciate them greatly. This issue, however, raises many concerns that could adversely impact the University as well as our city.
I trust that City Council will see to it that the best interests of our city met during their evaluation of this project. CE