The following article appeared in the Novemnber 7 edition of the Guelph Mercury:
The height of downtown Guelph’s future was a hot topic at Monday night’s city council meeting.
More than a dozen delegations spoke about the proposed Downtown Guelph Secondary Plan, with a staff recommendation to abandon a six-storey height limit — and allow buildings up to 18 storeys in certain locations — garnering the most interest.
The provincial Growth Plan for the Greater Golden Horseshoe suggests the city’s downtown should grow by approximately 6,000 residents — and 3,000 units — by 2031.
Architect Unto Kihlanki said the recommendations to allow highrises seems based on an assumption downtown needs such buildings to achieve the density targets.
However, Kihlanki and other members of the International Network for Traditional Building, Architecture and Urbanism did some calculations to see whether that assumption holds.
Kihlanki said he calculated if all the sites recommended for buildings in excess of six storeys were fully built-out, it would create 4,500 to 5,000 new units. This proves the city can meet its density targets without allowing highrises, he said.
Coun. Ian Findlay conceded the height allowance is “one of the lightning rod issues” with the Secondary Plan, noting developers consistently say they must build higher not only to meet density targets but to make their projects financially viable.
But Wilfred Ferwerda said Guelph is good at attracting people who want to live here, and suggested councillors remove the provision for buildings above six storeys.
“Are highrises in the downtown a necessary evil to achieve our targets under Places to Grow?” asked Ferwerda, an engineer. “I don’t think so.”
Uli Walle, the owner of a small business near the downtown, said he is concerned the tallest buildings will be erected first, and subsequent developers will want to build 18-storey buildings where the city envisions shorter projects.
“You won’t be able to stop them,” Walle said, because a precedent will already have been set. “I don’t think we have to be concerned developers won’t come. This city is desirable.”
But representatives from Fusion Homes expressed concern the current version of the Secondary Plan is too restrictive. The company recently entered an agreement to purchase the former W.C. Wood property on Arthur Street South.
But Dan Leeming, a planner working for Fusion, said restrictions in the Secondary Plan — which would cap most of the site at eight storeys — could force the developer to consider building wider buildings which would block river views.
“We don’t want that,” Leeming told councillors. “We’re sure you don’t either.”
Lloyd Longfield, president of the Guelph Chamber of Commerce, said the provincial growth plan “mandates some very aggressive growth targets . . . that can only be achieved by thinking big.”
Longfield noted an 18-storey building proposed for the corner of Macdonell and Wellington streets could generate an additional $600,000 annually in taxes, and will set a precedent which spurs further downtown construction.
“It’s really interesting that other developers are cheering Tricar on,” Longfield said, referring to the developer of that project.
Staff will consider all the feedback received Monday night, as well as ongoing discussions with interested parties, before submitting a final draft of the Secondary Plan in early 2012.