I would like to express some of my concerns to you about the proposed rezoning and development at 146 Downey Roan and I’m asking for your support in opposing the proposed bylaw amendment to change the zoning of this property. Below are some of my main concerns.
1. Lack of a final proposal for development – At present, the developer is proposing at least three plans for the site which range from 29 – 60 units. How can the residents surrounding this development or the Council make an informed decision to support or reject the development when there is no firm plan in place? Shouldn’t the developer come forward with a final proposal for the site before the Council changes the zoning? Why would Council allow for rezoning without knowing what the developer’s real intentions are? This fact alone should be enough for the council to categorically deny the request for rezoning.
2. Traffic – The present flow of traffic and high rate of speed travelled on Downey Road can make it a dangerous place to drive, ride your bike, and use the sidewalk. Not only is it busy with residents of the community, but also with many cars that use Downey Road as an alternative to the Hanlon Expressway. With the increased traffic expected due to the Hanlon Creek Business Park, adding another 29-120 cars (1-2 cars / unit) at 146 Downey will certainly make Downey Road even less safe for both cars, cyclists, and most importantly, the numerous children that walk (across what will be the access way to this development) to Kortright Hills Public school, including my own two young children. What evidence is there that these issues are going to be addressed by the developer and the City to ensure the safety of all residents?
3. Inconsistency of proposed development with existing neighbourhood and Places to Grow Act – Many times I’ve heard that the Places to Grow Act demands intensification. Upon reading Places to Grow: Growth Plan for the Greater Golden Horseshoe, there is no doubt that this is the case for the City of Guelph as a whole. However, I’m not convinced that the Act states anywhere that every parcel of land being developed must be intensified, just the City as a whole must meet its intensification targets. Also, the guiding principles state that development should lead to “Compact, vibrant and complete communities” and that development should “Protect, conserve, enhance, and wisely use the valuable resources of land, air and water for current and future generations.” As well, the guiding principles promote “collaboration of all sectors – government, private, non-profit – and residents to achieve the vision.” Additionally, section 2.2.3.7 states that “All intensification will be designed and planned to -” “c) provide high quality public open spaces…that create attractive and vibrant places,” “d) support transit, walking and cycling for everyday activities,” “f) achieve an appropriate transition of built form to adjacent areas.” I would guess that the developer is using the Places to Grow Act to justify proposing such a high density development. However, upon reviewing the proposals, it appears that he has not taken into account the guiding principles and the general intensification policies in section 2.2.3. None of the current proposals meet these criteria, as the development will not lead to a vibrant or complete community, protect valuable natural resources (What happens to all the trees on the lot? How will the intensification affect groundwater and surface water in the Hanlon Creek? What species occupy the current property and how will they be affected?), there has been no collaboration with residents (even though the developer promised to involve the community throughout this process) , and clearly there is not an appropriate transition of built form to adjacent areas (nowhere within the Kortright Hills neighourhood is their a highrise, multi-unit dwelling, let alone one beside a single family dwelling).
I would like to thank you for taking time to read through some of my concerns with this development. As my elected representative for Ward 6, I ask that you support me in opposing the change to zoning and this development as it is currently proposed. MC