Gentle Density & It’s Possible Impact

Guelph's proposed Gentle Density or “4+ units” project is set to transform the city's residential landscape. While aimed at addressing housing shortages, this initiative is stirring up both excitement and concern among residents. Let's dive into how this project could impact Guelph's existing neighbourhoods.

Boosting Housing Supply

The primary goal of the Gentle Density project is to increase housing availability. By allowing up to four residential units on individual lots in low and medium density areas, Guelph aims to create more living spaces without drastically altering the city's skyline. This is what owners would be able to do “as a right” that many municipalities and provinces are embracing. That is except Ontario.

Neighbourhood Transformations

Older neighbourhoods with larger lots may see the most significant changes. Single-family homes could evolve into properties housing up to four units, potentially altering the character of these areas and drastically changing the density. This is already evident throughout the city as smaller homes on larger lots have been bought, demolished and lots subdivided to add more homes or larger homes.

While the project includes restrictions on outdoor staircases in front and exterior side yards, the overall aesthetic & architecture of neighbourhoods may change as properties are modified to accommodate more units. This is dependent on the neighbourhood. For example, in the past the city has insisted on having some architectural restrictions on homes being built in neighbourhoods like the old University and St. George’s Park.

Community Concerns

Residents have voiced worries about increased traffic and on-street parking issues. As more people move into these areas, managing vehicle flow and storage could become challenging. This is how nimbyism creeps into the equation. One trip down many of the streets in newer subdivisions in Guelph where street towns and 30 foot lots dominate will show that parking and traffic congestion are issues everywhere.

There are concerns about reduced greenspace as properties expand to fit more units. Additionally, higher population density might lead to increased noise levels in previously quieter neighbourhoods.

The city will only allow 4-unit properties where existing water and sewer systems can handle the increased capacity. However, some residents remain concerned about potential strain on local infrastructure. We’re fortunate in the city of Guelph to have fairly robust infrastructure that still has capacity for growth.

Property Management Issues

Without requirements for property owners to live on-site, there's worry about the rise of absentee landlords and the potential impact on community cohesion. This is a perpetual issue with any rental property. Most entry level buyers still won’t qualify to buy a 4 plex even with the income from the other units. The question here is what are the priorities? Building more affordable housing and rental housing, or worrying about who is the owner and who will be building the units.

The draft bylaw doesn't limit bedroom numbers, raising questions about significant increases in occupancy and its effects on neighbourhood dynamics. This is a fair concern and one that can be controlled by the city and being realistic most of this type of construction will be of modest size. The best example I can suggest are the string of 2 storey homes built about 10 years ago on Inkerman St. These are mostly 2 unit rentals on each lot. Another example are the raised bungalows on Elmira RD N, between Speedvale and Willow Rd.

The City of Guelph has been actively seeking resident feedback on the Gentle Density project. There's discussion about implementing these changes as a pilot project or revisiting the idea after a few years to assess its impact. You can find the whole story on the City of Guelph Website: Housing in Guelph.

While the term "gentle density" suggests minimal disruption, some residents feel the potential changes are more significant and abrupt than the name implies. As Guelph moves forward with this initiative, finding a balance between increasing housing supply and preserving neighbourhood character will be crucial to keep the charm & character of Guelph that we all enjoy.

What are your thoughts on the Gentle Density project? How do you think it will impact your neighbourhood? Share your views in the comments below!

I’d be a horrible Realtor if I didn’t ask if you have plans for real estate in 2024! Here’s my calendar link if you’d like to book a complimentary consultation.

Happy Canada Day, enjoy a safe and fun long weekend.

Paul Fitzpatrick

Appointment Calendar: https://calendly.com/homegrouprealty

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