Public Concerns and Planning Process Collide at Owen Sound Rezoning Meeting

Owen Sound residents raised concerns about traffic, density, and low-income housing. City staff explained zoning rules and said input will guide next steps.

At a public meeting Monday evening, residents of Owen Sound’s east side voiced strong concerns about a proposed 36-unit apartment development at 1115 10th Street East.

While worries centred on traffic, drainage, and neighbourhood character, some questioned the type of tenants the new rental housing might attract, despite the fact that many area residents already live in rental units themselves.

The City of Owen Sound held the mandatory public meeting in Council Chambers at City Hall to consider a zoning by-law amendment for the property located on the east side of the city near the intersection with 12th Avenue East.

City staff and councillors emphasized that the current decision is limited to land use, not tenant demographics or affordability, and said public input would inform the next stage of review.

An existing building on the property was formerly used as the Georgian Heights long-term care home but has been vacant for some time.

Rezoning Proposal Would Enable 36-Unit Apartment Development on Former Care Facility Site

The site is currently zoned Institutional (I), which reflects its past use but does not permit residential apartments. The applicant is seeking to rezone the property to General Residential (R5) to allow the conversion of the existing building, along with a proposed addition, into 36 apartment units.

Staff emphasized that no special zoning provisions or exemptions are being requested; the proposed development would comply with all the existing standards of the R5 zone. Nearby properties to the south and east are already zoned R5, providing further context for the proposed change.

The applicant submitted a conceptual site plan showing the existing building alongside the proposed addition, which would be constructed in a darker tone to visually distinguish it.

The plan includes retaining the current driveway access from 10th Street East, adding new parking spaces—including accessible and bicycle parking—and installing a sidewalk to improve pedestrian access along the driveway and building frontage. Landscaping is also planned to enhance the streetscape.

Images: City staff presentation during Public Meeting. Click to enlarge.

Conceptual elevation drawings were shared during the presentation, illustrating how the addition would relate to the existing structure and the surrounding slope. The applicant has not requested any increase in building height beyond what is currently permitted in the R5 zone.

City staff confirmed that the application includes all required studies and reports, such as a planning justification, a solar impact study, and servicing feasibility assessments. Should the rezoning be approved, the project would move forward to the site plan approval stage for further technical review and refinement.

Planning Consultant Highlights Site’s Suitability for Medium-Density Rental Housing

At the public meeting, planning consultant Ron Davidson presented on behalf of property owner Dr. Ismail Aboo, who purchased 1115 10th Street East after it ceased operating as the Georgian Heights nursing home. Davidson explained that the building has remained vacant since the facility relocated and that Dr. Aboo now intends to redevelop the site for residential use.

The proposal involves converting the existing structure into 11 rental units and constructing a new three-storey addition with an additional 25 rental apartments, consisting of one- and two-bedroom suites. A local architect is responsible for the design.

Davidson noted that the project underwent a thorough pre-consultation process with City staff, resulting in several supporting studies, including a planning justification report. He emphasized that the proposal aligns with both Owen Sound’s Official Plan and the Provincial Policy Statement, citing the site’s suitability for medium-density residential development.

He highlighted the location's strengths, including proximity to parks, schools, the hospital, Georgian College, commercial amenities on the east side of the city, and direct access to public transit. The site also fronts a collector road, which Davidson noted is a preferred condition for medium- and high-density residential development under City planning policies.

Davidson concluded that, from a planning standpoint, the proposal represents sound urban development and supports the City’s goals of encouraging diverse and rental housing options.

Neighbours Raise Concerns Over Traffic, Drainage, and Neighbourhood Impact

Residents of Grey Condominium Corporation No. 2, located adjacent to the proposed development at 1115 10th Street East, have voiced strong opposition to the rezoning application. A petition opposing the project was signed by 86 condominium owners—60 in person and 26 digitally—who expressed concerns about the impact of a 36-unit apartment building on the surrounding neighbourhood.

In a written submission to the City, residents cited worries over increased traffic congestion, noise, and light pollution, all of which they argue would disrupt the quiet character of the area. They also raised fears that the development could negatively affect property values and quality of life for existing homeowners.

Several residents highlighted specific issues, including the potential for worsened drainage due to the site's clay base and existing natural springs. Concerns were also raised about the risk of water runoff impacting nearby townhouse units, drawing comparisons to past drainage issues linked to the Odawa Heights development.

Other objections included the anticipated use of heavy construction equipment on an already deteriorating road, and the possibility of further congestion along 10th Street East—a key route for emergency vehicles travelling to the hospital.

While some residents proposed relocating the project, others called for mitigation measures such as the installation of a 10-foot privacy fence to reduce noise and light impacts. However, many stressed that such measures would not address broader concerns, particularly those related to traffic and infrastructure.

Other Feedback Received: Questions and Concerns from Residents

Additional written submissions reflected a mix of questions and concerns from residents near 1115 10th Street East. Vivian Bignell requested additional information about the proposed development, including its intended residents, parking plans, building design, preservation of green spaces, and the potential completion timeline.

She also inquired whether the units would serve specific demographics, such as seniors, students, or low-income tenants.

Matthew Ollerton, a long-time resident of Lamson Crescent, expressed concern about the impact of a 36-unit apartment building on traffic, noise, light pollution, and property values in an otherwise quiet neighbourhood. While supportive of new housing in principle, Ollerton questioned the scale of the project and suggested that a smaller townhouse-style development might be more appropriate for the area. Like other residents, he also requested a tall privacy fence if the project proceeds.

One person who attended the public meeting took to the mic to ask, “What type of rental are we talking? We're not talking low income or any of that kind of stuff, are we?” The man said he wanted to know whether to expect “normal, everyday apartment rentals.”

Right after him, another gentleman asked whether affordable housing would be part of the plan, given the significant need for it in Owen Sound.

Pam Coulter, Director of Community Services, clarified that council doesn't regulate housing affordability as part of the zoning process.

“Everybody needs a place to live.”

Planning consultant Ron Davidson addressed the concerns raised in the written submission from residents of the adjacent condominium, stating:

“From my own perspective, I don't really see how additional traffic or the conversion of a nursing home into 36 apartments will compromise anyone's day-to-day life."

He referenced the letter submitted by Grey Condominium Corporation No. 2, noting:

"The letter does go on to state that, quote, ‘this will create a mix of problems for the residents of this peaceful community.’ So—and I guess, at the risk of sounding flippant—I’m really not sure how this would happen, or perhaps I’m not even really sure what that means,” Davidson said.

“But again, maybe the residents can be a little bit more specific, just keeping in mind this is just a residence, a place where people are going to live. Everybody needs a place to live.”

Councillor Dodd Urges Patience, Explains Planning Process

In response to visible frustration from members of the public during the meeting, Councillor Travis Dodd acknowledged the concerns raised about building height, fencing, rental types, and other site-specific details. He clarified that while these issues are important, many of them fall under the next phase of the planning process and will be addressed later.

Dodd emphasized that Council and the developer are listening, but are currently limited by provincial guidelines and the procedural steps required in rezoning. He explained that the current stage is focused solely on whether the land should be rezoned from Institutional to Residential.

If Council approves the rezoning, detailed matters such as setbacks, landscaping, fencing, and site layout would be handled during the subsequent site plan approval stage.

He assured residents that their feedback will be considered and will return to Council in July as part of a staff recommendation report on the proposed zoning change.

Staff expect to bring the next report on this issue back to Council on July 7.

In the meantime, members of the public will find all information available about this proposed development under “Active Planning Applications” on the City’s website.