PLANNING JUSTIFICATION REPORT 55 DELHI STREET CITY OF GUELPH PREPARED FOR: VESTERRA PROPERTY MANAGEMENT PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL, SENIOR PLANNER JOHN VOS, BES ASSISTANT PLANNER 330–F TRILLIUM DRIVE KITCHENER, ONTARIO N2E 3J2 PHONE: 519-896-5955 FAX: 519-896-5355 DATE: JULY 16, 2013 PROJECT NO.: P-619-13
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PLANNING JUSTIFICATION REPORT
55 DELHI STREET CITY OF GUELPH
PREPARED FOR:
VESTERRA PROPERTY MANAGEMENT
PREPARED BY:
LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL, SENIOR PLANNER JOHN VOS, BES ASSISTANT PLANNER 330–F TRILLIUM DRIVE KITCHENER, ONTARIO N2E 3J2
Figure 3: Excerpt from the City of Guelph Zoning By-law Map (1995) – 14864.
Subject Site
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 12
one half the building
height, whichever is
greater, but not less
than 7.5 m
Maximum Building Height 4 storeys 3 storeys (existing)
Minimum Distance Between Buildings NA NA
Minimum Common Amenity Area None required NA
Minimum Landscaped Open Space Front Yard excluding
the driveway, no
parking permitted.
Part of the Front yard is
landscaped
Off-Street Parking In accordance with
Section 4.13
(Refer to comments
below)
Buffer Strips A buffer strip shall be
provided where an R.4
zone abuts a
residential,
institutional, and/or
park zones.
Buffer strips are
provided in all yards
and designed in
accordance with the
Urban Design
Guidelines.
Accessory Buildings or Structures In accordance with
Section 4.5 NA
Garbage, Refuse Storage and
Composters
In accordance with
Section 4.9
In accordance with
Section 4.9
Floor Space Index (maximum) 2 0.67
Fences In accordance with
Section 4.20 NA
Due to the nature of the proposal, being a redevelopment of a Cultural Heritage Resource, it is
not possible to meet all of the requirements of the Zoning By-law particularly the regulations
noted above (in yellow) and discussed in detail below.
Maximum Front and Exterior Side Yard
The existing front yard is 23.85 metres which exceeds the maximum permitted front yard of 6.0
metres. Since the building was constructed prior to the adoption of the City of Guelph Zoning
By-law, the front yard is considered legal non-conforming and the setback variance required is
to acknowledge these existing permitted conditions on site (refer to Figure 4).
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 13
Minimum Side Yards
The building currently existing on site is located 0.54 metres from the northwest side lot line
(adjacent to the Guelph General Hospital) and 4.16 metres from the southeast side lot line
(adjacent to 47 Delhi Street) (see Figure 5). Following reconstruction of the rear single-storey
portion of the building the new side yards will align with the existing 3 storey building with a side
yard of 4.12 metres along the northwest side, and 4.66 metre side yard along the southeast side
(see Figure 6). The regulations for the R.4D Zone permit a 3.0 metre side yard where the site is
adjacent to any other R.4, Commercial, Industrial, or Institutional Zone. The northwest side yard
is adjacent to the Guelph General Hospital (Institutional Zone). Therefore a side yard of 3.0
23.85 m
Figure 4: The current depth of the Front Yard
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 14
metres is permitted. A site specific reduction in the regulation will be requested to permit the re-
construction of the rear wing with a reduced footprint within the side yards as determined by the
main portion of the building. This reduction in the required side yard should be considered minor
as the newly constructed extension will have significantly deeper setbacks than currently exists.
Minimum Rear Yard
The building currently existing on the site is located 1.16 metres from the rear lot line (see
Figure 7). This does not comply with the Minimum Rear Yard regulation which requires:
Equal to 20% of the lot depth or one-half the building height, whichever is
greater, but in no case less than 7.5 metres, except where adjacent to
0.54 m
4.1 m 4.66 m
4.16 m 8.14 m 4.66 m
4.66 m 4.1 m
Figure 5: Current Side Yards are legal non-conforming as the building predates the Zoning By-law
Figure 6: Proposed Side Yards are wider than or equal to the dimensions of the current legal non-conforming yards
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 15
Commercial, Industrial, or Institutional Zones. In these circumstances, a
minimum of 7.5 metres is required.
The land adjacent to the rear yard is zoned P.3-1 in which the allowance for a reduced rear yard
of 7.5 metres is not applicable. Therefore, a rear yard of 10.98 metres is required which is 20%
of the 54.92 metre lot depth. The proposed rear yard of 2.2 metres is less than what is required
but is necessary to permit the reconstruction of the rear units. The reduced setback will not
affect the use of the adjacent property which is Zoned P.3-1 as this is the location of a parking
lot which serves the Delhi Street Recreation Centre. Though the new rear yard is not as deep as
regulated, the new yard will be larger than currently exists and will be landscaped to further
reduce the likely of any impacts on the adjacent property (see Figure 8 and Photograph 10).
Figure 7: Current rear yard is legal non-conforming as the building predates the Zoning By-law
Figure 8: Proposed rear yard will be nearly twice the width of the current yard
1.16 m
2.2 m
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 16
Minimum Landscaped Open Space
The amount of landscaped open space is regulated for the R.4 Zone as follows:
The front yard of any lot, excepting the driveway, shall be landscaped. In
addition, no parking shall be permitted within this landscaped open space.
The front yard regulation requires a 3.0 metre front yard which currently exists on site. Through
redevelopment of the site, a portion of the parking will need to be accommodated in the front
yard area. Every effort has been made to reduce the amount of parking in the front yard without
reducing the number of spaces required by the by-law. A landscaped open space of 1.56
metres has been provided with parking extending into the remainder of the required minimum
Front Yard Line (see Figure 9)
Photograph 10: View of current rear yard with parking abutting the property line
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 17
(Minimum Front Yard Line, 3.0m)
(Landscaped Open Space, min. 1.56m)
Figure 9: The proposed size of Landscaped Open Space and minimum Front Yard Line
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 18
Off-street Parking
The number of required parking spaces is calculated at a rate of 1.5 spaces per unit. With 12
units being proposed, a total of 18 spaces will be required. 18 parking spaces have been
proposed on site including an accessible parking space within close proximity to the building
entrance (see Figure 10). Section 4.13 provides policies to control the layout and design of off-
street parking. The following policies are particularly relevant for the proposal:
4.13.2.2 Off Street Parking in R.3A and R.4 Zones
In a R.3A or R.4 Zone, every parking space shall be located in the side or rear
yard provided that no parking space is located within 3 metres of any lot line.
1 2 3 4
5
6 7 8 9 10 11
12 13 14 15 16 17 18
Figure 10: The proposed parking layout.
Spaces 1-5 directly access a private right-of-way over a side lot line
Spaces 12-18 are located in the front yard, 1.35m from the lot line
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 19
The proposed parking cannot be accommodated in the side or rear yards as required due to the
current layout of the building on the site. As such, some parking has been proposed in the front
and side yards, with portions of the parking located less than 3.0 metres from the front and side
lot lines. This does not meet the parking requirements of the Zoning By-law. However, this is not
uncommon on other properties on Delhi Street, including the parking lot servicing 64 Delhi
Street (Delhi Street Bistro, Home Health, and Floral Images), as well as the Guelph General
Hospital and Health Centres. A significant amount of parking is located in the front yards of each
of these locations. Please refer to Photograph 11 for a view of the parking lot serving 64 Delhi
Street. As such, the proposed parking in the front yard will not be unique.
4.13.2.2.1 Despite Section 4.13.2.2, only visitor parking (not more than 25% of
the minimum off-street parking required) may be located in the Front Yard or
Exterior Side Yard provided it is to the rear of the required Front or Exterior Side
Yard.
The number of visitor parking spaces is calculated at a rate of 25% of the minimum off-street
parking. With 18 spaces required, the rate of 25% would permit 4.5 spaces for visitors within the
front or exterior side yard. As an amendment is currently being requested to permit parking in
the front yard, this policy may be considered in support as the section indicates that parking is
not explicitly prohibited in the front or exterior side yards.
4.13.2.2.2 No part of any surface driveway or surface parking area shall be
located within 3 metres of a building entrance or any window of a habitable room.
Photograph 11: Parking lot on south side of Delhi Street opposite of the subject property
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 20
The proposed surface parking in the front yard is setback adequately from all building entrances
and windows to habitable rooms. The parking at the rear of the site is 2.5 metres from windows
to habitable rooms. To achieve the required separation, either the length of the parking spaces
will need to be reduced or the building will need to be moved further towards the opposite side
yard. Neither option is possible without affecting the function and use of the site. An amendment
is required to permit a landscaped buffer of 2.5 metres instead of the required 3.0 metres.
Please refer to Figure 11 for details on the separation of the parking areas from the building.
Figure 11: Setback of parking to the nearest entrance and/or window to habitable room is 2.5 m.
2.6 m
4.3 m
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 21
4.13.4.5: Despite Section 4.13.4, a designated structure is permitted to have a
reduction of 20% of the number of required parking spaces for the uses listed in
Section 4.13.4.2, however in no case shall the reduction be greater than 5
Parking Spaces.
The existing brick structure currently is included in the Municipal Register of Cultural Heritage
Properties as a Non-designated property. Therefore, the proposal does not qualify for the 20%
reduction in the number of required parking spaces.
4.13.5 Designated Accessible Parking Spaces
In any commercial, institutional, park or residential zone, where more than 25
parking spaces are required by Section 4.13.4, the required number of parking
spaces shall include the provision of designated accessible parking spaces for
the use of physically disabled persons in the minimum quantity specified in
Section 4.13.5.1:
An accessible parking space is not required as the total number of required parking spaces is
less than 25 spaces. However, a designated accessible parking space has been proposed in
the rear parking area adjacent to the front entrance to the building. Refer to Figure 12 for the
location of the designated accessible parking space:
A total of 18 parking spaces have been proposed on site as required by the parking provisions
of the by-law. Due to the current layout of the building on the site, minor amendments to the
Zoning By-law will be required to accommodate off-street parking in the front yard and within
less than 3.0 m of the front and side lot lines.
These amendments are required for the redevelopment of the property and restoration of this
landmark building. The requested amendments are minor and will not adversely affect the
adjacent properties or surrounding area. Significant care in the site plan design will occur to
ensure a dedicated pedestrian access is provided while also creating areas where landscaping
and buffering can be integrated into the site design.
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 22
Figure 12: The location of the accessible parking space is indicated with a red outline
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 23
URBAN DESIGN GUIDELINES
The City of Guelph utilizes a comprehensive set of Urban Design Guidelines for development
within the City. The proposed redevelopment of 55 Delhi Street is compliant with the design
guidelines through the selection of materials, landscaping and the inclusion of buffer strips.
Section 2.6 of the Urban Design Guidelines provides directions for the development of safe
pedestrian access. Pedestrians access to the site will be enhanced through new walkways
leading to the front porch and side entrance. The sidewalk leading from the street to the front
porch will pass through the new proposed parking lot. The path will be delineated through the
use of concrete rather than asphalt which will be used to pave the remainder of the parking lot
area. Landscape strips will also be included on either side of the walkway where possible to
define the border between parking and pathway use. Refer to Figure 13 for details of the
integration of the pathway within the parking area.
The existing concrete walkway along the southeast edge of the site will be retained to allow for
pedestrian access to 65 Delhi Street, the Delhi Street Recreation Centre (please refer to
Photograph 12 for a view of the current pathway). This is also the location of an easement to
provide a sanitary connection to service 65 Delhi Street located at the rear of the subject
property. This easement presents a challenge for buffering the parking lot adjacent to the
residential use at 47 Delhi Street. Buffer features such as trees and fences may not be feasible
as root systems and fence post instillation may adversely affect the sanitary connection. This
will be carefully considered in the design of the buffer strip and a design will be developed which
promotes pedestrian access, ensures no disruption to the services, while reducing the impacts
on the neighbouring property. Buffer strips have been designed in accordance to Section 3.2 of
the Guidelines.
The requested reduction in front yard setback will not result in adverse impacts to the
surrounding properties or reduce the standard of living for residents of this development. As
discussed previously, the reduction in front yard setback is minor and will aid in providing
adequate area for parking while promoting views of the façade and facilitating the goal of
providing a pedestrian oriented design.
The proposed rear yard setback reduction can also be considered minor. The rear of the
proposed building abuts the open parking lot of Delhi Street Recreation Centre and adjacent
park. The proposed building will not impact the function of the adjacent properties and will
include a landscaped buffer strip.
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 24
Figure 13: Pedestrian pathways are indicated in yellow and landscaped areas and buffer strips are green
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 25
The Guidelines also provide direction for how parking areas are to be landscaped and
accessed. The landscaped open space in the Front Yard will be designed to reduce views of the
vehicles in the parking area while allowing a view of the front porch entryway along the
pedestrian walkway. Section 2.5 of the Guidelines encourages a reduction in the number of
driveways. The site does not have a dedicated driveway with direct access to a public street. A
right-of-way was been granted (on April 23, 2013) onto what is currently the Guelph General
Hospital driveway to provide access to both of the proposed parking areas (in the Front Yard
and Side Yard). This reduces the number of accesses onto Delhi Street and promotes a
continuous street frontage.
Overall, the materials, design and location of the building on the property conform to the
relevant design guidelines found in the City of Guelph’s Urban Design Guidelines document.
Photograph 12: The side lot line between 47 Delhi Street and subject property. This is the location of the easement and sidewalk which leads to the Delhi Street Recreation Centre
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 26
GRAND RIVER CONSERVATION AUTHORITY (GRCA) For your reference, the GRCA mapping shows no environmental constraints for this property. A
GRCA map of the subject property has been provided in Appendix ‘C’.
TRAFFIC IMPACT STUDY
A Traffic Impact Study has been prepared by Paradigm Transportation Solutions Ltd. The study
concludes that the proposed development will not require left-turn lanes or traffic control signals
as the additional traffic during AM and PM peak hours will be minimal. Vehicular parking areas
are located in the front and side yards due to the limited availability of space. The front parking
lot has been designed to allow a buffer of approximately 4 metres from the adjacent property at
47 Delhi Street. A total of 18 parking spaces have been provided on site as required by the
Zoning By-law, including 1 accessible parking space. A request for a reduction in the number of
parking spaces per unit would potentially result in a negative impact to the surrounding
neighbours as residents will likely seek alternate parking options. Therefore every effort has
been made to accommodate the required parking spaces on site.
FUNCTIONAL SERVICING REPORT
The site is fully serviced with municipal water and sewage services. A Functional Servicing
Report has been prepared by Gamsby and Mannerow Engineers. The study concludes that
after development, the site will continue to be adequately serviced and storm water
management systems can be provided as required to mitigate flooding.
CONCLUSION
The proposed development is consistent with/conforms to all relevant Provincial Policies, the
existing and adopted City of Guelph Official Plans, and the City of Guelph Urban Design
Guidelines. The iconic building façade will be retained/refurbished where possible especially
55 DELHI STREET, CITY OF GUELPH
PLANNING JUSTIFICATION REPORT – JULY 16,2013 Labreche Patterson & Associates Inc. OUR FILE: P-619-13 PAGE 27
the architectural materials and elements such as gables and the front porch entryway. This infill
apartment project is in line with the general residential/housing goals of the Official Plan which
encourages the conversion of suitable non-residential structures to residential accommodation,
and encourages the provision of additional rental housing. The proposed development will
utilize existing infrastructure and facilities and provide intensification in an area designated for
growth to occur. A Zoning By-law Amendment is being requested to facilitate the development
of this project in accordance with the Official Plan designation of “General Residential”, and as
such, should be granted based on the aforementioned policies and discussion.
Scott Patterson, BA, CPT, MCIP, RPP John Vos, BES Principal, Senior Planner Assistant Planner Labreche Patterson & Associates Inc.