[0:28] Good afternoon. Folks having trouble getting in. I'm on my

[0:33] phone right now, but the link will not be accepted

[0:37] by my iPad. There might be others having challenges. Hi

[0:43] Councillor, it's Garrett here. Thanks for the heads up. We

[0:47] can get somebody to reach out for you to support,

[0:50] okay? Yeah, actually, if they wouldn't mind, have them give

[0:54] me a call because I wouldn't mind it on my

[0:55] iPad, not on my show. Thanks. I'm gonna sign off

[0:59] you. Thanks. Bye.

[13:20] Good afternoon, just to my colleagues, just wondering if everyone

[13:24] could turn on the cameras for me for just a

[13:26] moment. Just so I can make sure that we have

[13:28] quorum. Thank you, Lianne and Phil. Aaron, thank you. Yeah,

[13:35] we're good. We have Corum. So thank you very much.

[13:40] And Christine, thank you. I'd like to call the meeting

[13:43] officially to order. It is Tuesday, July 14th, and it

[13:47] is three o'clock PM and good thing it's not three

[13:51] o'clock AM. That would be very bad. And I will

[13:55] look to see right off the top a recommendation for

[13:58] us to move into a closed meeting. Now the closed

[14:03] meeting, I'll just read this out here, is for an

[14:06] item, 1242 to 1270 Gordon Street, nine Valley Road, the

[14:12] Ontario Land Tribunal Update as per section 239 to E

[14:16] and F of the municipal AF regarding litigation or potential

[14:19] litigation, including matters before administrative tribunals affecting the municipality or

[14:24] local board and advice that is subject to solicitor client

[14:27] privilege, including communications necessary for that purpose. And the other

[14:31] one is potential land acquisition, and that's as per section

[14:36] 2392CNF and K of the municipal act regarding a proposed

[14:41] or pending acquisition or disposition of land by the municipality

[14:44] or local board, advice that is subject to solicitor client

[14:48] privilege, including communications necessary for that purpose, and a position

[14:52] plan procedure, criteria, or instruction to be applied to any

[14:56] negotiations carried on or to procure it on by or

[15:00] on behalf of the municipality or local board. Those are

[15:03] the only two items. I did get regrets from Councillor

[15:08] Galler just for the beginning of the meeting. So maybe

[15:10] for the in - camera portion might not be joining

[15:12] us. But that's all that was stated to me. And

[15:17] so with that, is there anyone that would be willing

[15:19] to move to go into clothes on those two items?

[15:22] I got Busatil and Downer here. Thank you. And just

[15:27] before I do call the vote on those two items,

[15:30] is there any disclosure or pecuniary interest on any general

[15:32] nature thereof for those two items. Don't hear, see anybody.

[15:36] Okay, so I'll call the vote, is there anybody against

[15:39] moving into closed on those two items? No, I don't

[15:43] hear see anybody, so that's unanimous. Thank you so much.

[15:47] And we are meeting in a. Link for our friends

[15:51] online is the same. We're good. We'll be back out

[15:55] for a summary later. Thank you. Bye - bye.

[1:13:46] Okay everybody, I'd like to call the meeting to order.

[1:13:52] We are here on Tuesday, July the 14th, 2026, and

[1:13:57] it is our planning meeting. And it is four o'clock.

[1:14:01] So thank you very much for joining. Just before I

[1:14:04] move into the rest of the agenda as I normally

[1:14:08] do, we had an in - camera meeting just before

[1:14:11] this meeting. And it was on two items. And just

[1:14:16] from a high level summary point of view, we went

[1:14:19] in camera for two items. The first being 1242 to

[1:14:23] 1270 Gordon Street and nine Valley Road. And on that

[1:14:27] topic, we gave staff direction. And then on the second

[1:14:32] topic, it was potential land acquisition. And we also counsel

[1:14:37] also gave direction in regards to that matter as well,

[1:14:40] okay? Just to make sure that those are stated. So

[1:14:42] with that, out of the way, please stand if you're

[1:14:45] able as we recognise our national anthem.

[1:16:17] Great, thank you. Everyone. As we continue. On with. Our

[1:16:22] agenda. If we could just have a moment of silent

[1:16:24] reflection.

[1:16:34] Thank you. And for our territorial acknowledgement, as we gather,

[1:16:38] let us take time to reflect on the privilege to

[1:16:40] live and work hearing wealth, a city that's built over

[1:16:43] rich Indigenous histories. And as guests here, we should reflect

[1:16:46] upon the responsibility to care for the land. And the

[1:16:48] people who live here today and the generations to come.

[1:16:52] If our actions today can move us towards reconciliation, we

[1:16:55] should take pause and make those decisions with intention and

[1:16:58] with gratitude. This place we call Guelph assert as traditional

[1:17:02] lands and a place of refuge for many people's over

[1:17:05] time, but more specifically, the anointing, and the whole Noshoni.

[1:17:09] This land is held as the treaty lands, and the

[1:17:12] territory with the Mississauga, Mississaugazov, the Credit First Nation, and

[1:17:17] Guelph also lies directly adjacent to the Haldeman track, which

[1:17:20] is part of a long - established traditional hunting grounds

[1:17:22] for the Six Nations of the Grand River. Many First

[1:17:26] Nations Inuit and Maity people who have come from across

[1:17:29] turtle island, called Guelph Home today. Thank you. Is there

[1:17:35] any disclosure at pecuniary interest or any general nature there

[1:17:37] are for the items in front of us. No. Okay,

[1:17:42] thank you very much. And I'm good to go right

[1:17:45] into the consent agenda. Just everyone jumped their hands up

[1:17:49] in the air or let me know if he wants

[1:17:50] something pulled, but the 19 Dublin Street South with the

[1:17:55] notice of intention to designate along with seven Belserok place,

[1:18:01] notice of intention to designate. Those are the only two

[1:18:05] under the consent. Does anyone need them pulled. No? Okay.

[1:18:10] Coran will move consent for me and Colossen will second.

[1:18:15] Thank you, and I'll call the vote then. Is anyone

[1:18:18] against those two items? Nobody, so that's unanimous. No, look,

[1:18:23] everybody, just let me jump in here for a moment.

[1:18:34] We have. If it's, if it's okay with everybody, we

[1:18:39] have a very quick presentation. And no delegations to the

[1:18:46] rental replacement bylaw. And I think, I really do believe

[1:18:50] we're all sort of behind this issue. I think it's

[1:18:53] important to publicly state the presentation part. If you don't

[1:18:56] mind, I'd like to just jump to that part in

[1:18:58] the agenda. It makes sense to do that for our

[1:19:00] staff time too. So is Kushla here. Oh, yes. Okay,

[1:19:06] that probably helps. So that's good. Okay, so I'm gonna

[1:19:09] just jump to 6. 3 very quickly. It's the public

[1:19:12] meeting and decision report for the proposed rental replacement by

[1:19:16] - law and the enabling official Plan Amendment. We're just

[1:19:18] gonna have a quick presentation. And then we got the

[1:19:20] recommendations right in front of us here, okay? So Kusha,

[1:19:24] if you don't mind coming down, clerks, if you just

[1:19:26] get the presentation ready, thank you.

[1:19:51] All right, look at that. I had good evening, Merica,

[1:19:54] three and members of Council, but it gets to be

[1:19:55] good afternoon. So this is a statutory public meeting and

[1:20:00] decision meeting for the official Plan Amendment. Number 117, that

[1:20:05] would enable the rental replacement by - law. So, uh,

[1:20:08] really what the Rental Placement bylaw is, is a new

[1:20:11] tool that would let the City Protect existing. Affordable rental

[1:20:14] housing when someone applies to demolish or convert it to

[1:20:18] another use. Kushua, I'm very sorry to interrupt you. Yes.

[1:20:24] I just need to make sure of something. Before you

[1:20:28] continue. Sure. I need to confer with the clerk for

[1:20:30] a second.

[1:21:03] I'm just making sure about timing for something that I

[1:21:05] just remembered about. So I'm very sorry. I'm just gonna

[1:21:08] confirm Krista. The public meeting noticed that would have gone

[1:21:12] out, said that this meeting started at four. For all

[1:21:16] of the agenda items. And so we're okay here. I

[1:21:19] just want to make sure. That is correct, but you

[1:21:22] will have to open up for a calling. No, I

[1:21:23] know that part. That's not a problem. I just wanted

[1:21:25] to make sure we weren't. Jumping something on that. So

[1:21:28] we're okay on that part. Cushla, I'm very sorry. I

[1:21:30] wanted to make sure that I was dotting all the

[1:21:32] eyes and crossing all the T's there. So, um, I

[1:21:35] heard good afternoon. Start from there. Okay. I will. Go,

[1:21:40] good afternoon, everybody. Um, so yes, this is a statutory

[1:21:44] public meeting, a decision meeting on official plan amendment number

[1:21:48] 117, which has to do with the rental replacement bylaw.

[1:21:51] Um, as well as demolition control balla, um, and really

[1:21:54] what the rental place and by - law does is

[1:21:56] help us protect existing affordable housing. Um, when someone tries,

[1:22:01] would like to apply to demolish it or to convert

[1:22:04] it to another use. So the purpose of the report

[1:22:09] generally, um, is that we're asking Council to approve three

[1:22:13] connected items. The draft rental replacement, um, the Draft Retro

[1:22:18] Replacement Bylaw itself, an official Plan Amendment, known as OPA

[1:22:21] 117. That gives us the policy footing to administer it.

[1:22:25] And a companion amendment to our demolition control bylaw. Uh,

[1:22:30] the rental replacement by - law is consistent, which is

[1:22:33] attachment one is consistent with the policy direction provided to

[1:22:36] staff at the June 10th committee, the whole meeting. The

[1:22:42] three pieces in this report move together, the official plan

[1:22:45] sets the policy direction. And the two by - laws

[1:22:48] that are included in the report, uh, are the practical

[1:22:51] mechanisms that carry it out. Approving them as a package

[1:22:55] is what makes the entire framework enforceable. So the specific

[1:23:04] decision in front of you, um, is on the amendment

[1:23:08] is to approve, as I mentioned, the City initiated OPA

[1:23:11] number 117. So that staff have the clear policy authority

[1:23:14] to administer the rental replacement bylaw and everything that, um,

[1:23:18] that follows builds on that single enabling step. So the

[1:23:22] first policy, um, proposed amendment is to policy 7. 2.

[1:23:27] 4 in the official plan. And really, you could consider

[1:23:30] this almost the heart of the amendment. It states plainly

[1:23:33] that the city will act to retain, maintain, and where

[1:23:36] units are demolished or converted, replace rental housing. Um, it

[1:23:41] adds the text that you see on the screen. And

[1:23:43] it ties together the tools that we already rely on,

[1:23:46] which are our condominium conversion policies. Our demolition control under

[1:23:51] the planning act. Our property standards Bylaw for upkeep and

[1:23:55] would now add the, um, reference to the Rental Replacement

[1:23:58] Bylaw alongside them. The goal of this is simply, as

[1:24:01] I mentioned earlier, to keep our existing rental housing stock

[1:24:04] in good shape. And to make sure that lost affordable

[1:24:07] rental units are replaced. The second proposed amendment is to

[1:24:14] policy is to add new wording to policy 7. 2.

[1:24:18] 5, which deals with converting rental housing to another use.

[1:24:22] The new provision says that we are building, um, says

[1:24:25] that we're a building has six or more dwelling units.

[1:24:28] And that's, um, it converting it away from rental must

[1:24:31] follow the rental replacement bylaw. That six unit threshold is

[1:24:36] deliberate. And it is aligned with the municipal act and

[1:24:39] it focuses the rule on the sort of the larger

[1:24:42] buildings where the loss of affordable rental units might have

[1:24:45] the biggest impact on residents. The third proposed amendment is

[1:24:52] to OP policy 7. 2. 6 so that we track

[1:24:57] results, not just our intentions. It requires us to record

[1:25:01] the number and types of affordable rental units lost through

[1:25:04] demolition and conversion. Um, and that have actually been replaced.

[1:25:09] In practical terms, this gives counsel and the public a

[1:25:12] clear ongoing picture of whether the bylaw is doing its

[1:25:16] job. And it also aligns with our commitments through our

[1:25:18] housing affordability strategy to report and monitor on this particular

[1:25:22] item. The fourth proposed amendment is to policy 10. 14,

[1:25:31] which governs how we apply demolition control. Again, it's the

[1:25:35] addition of the text on the screen and it confirms

[1:25:37] that to preserve existing affordable rental housing, the city will

[1:25:41] use demolition control hand in hand with the rental replacement

[1:25:45] bylaw wherever it applies. And this makes sure that the

[1:25:48] two tools work together rather than in isolation. So an

[1:25:54] application to demolish rental units triggers the replacement requirements. The

[1:26:01] final, uh, change adds a formal definition of the rental

[1:26:04] replacement bylaw to the official plans glossary. Part 12 glossary.

[1:26:10] The definitions simply describes a dozen municipal bylaw. Passed under

[1:26:15] the municipal act that lets the city regulate the demolition

[1:26:18] of rental properties and their conversion to other uses. So

[1:26:22] having a clear definition in the plan, again, removes any

[1:26:25] ambiguity about what the terms mean. And as it's referenced

[1:26:30] throughout the policies of the official plan. And finally, this

[1:26:36] brings us to the recommendations and the report. There are

[1:26:38] five. The first is to approve the public meeting and

[1:26:42] decision report itself. The second is to approve the draft

[1:26:46] rental replacement by - law included as attachment one. The

[1:26:50] third is to approve the draft official plan amendment by

[1:26:54] - law. OPA 117 included as attachment two. The fourth

[1:27:02] recommendation is to approve the companion demolition control bylaw amendment

[1:27:06] included as attachment three. And the fifth and final recommendation

[1:27:11] confirms that under the planning act, Council has determined no

[1:27:15] further public notices required for these three instruments. Um, staff

[1:27:19] are recommending approval of all five. And I'm happy to

[1:27:22] answer any questions. Great. What we'll do is we'll just,

[1:27:27] uh, I'll open it up now for anybody before questions.

[1:27:30] I'll open it up just to see if the, um,

[1:27:33] in the room, uh, for those online, uh, that would

[1:27:37] like to call in. Is there anybody in the room

[1:27:40] that wants to speak to this? No. Okay. So I'll

[1:27:44] just put a phone number up on the screen. And

[1:27:47] we'll just wait a couple minutes to see if anyone

[1:27:49] wants to call in on this. It's 519375603. Again, that's

[1:27:56] 519 - 837 - 5603. And please just give us

[1:28:01] a few minutes as we wait to see if anyone

[1:28:03] wants to call in. And then we'll come right back

[1:28:05] to us. Okay. Yeah. We'll just, we'll just wait. Councillor,

[1:28:09] um, alt. And I think Councillor Cayton wanted to move

[1:28:13] in second, uh, this, uh, if that's okay with them.

[1:28:16] Yep. Thumbs up. So I think the people that would

[1:28:19] be happy to move it. So, uh, we'll just wait

[1:28:22] for to see if there's any, anybody that wants to

[1:28:23] call in. Okay.

[1:28:42] I'm sorry. My volume. Are you guys having trouble hearing

[1:28:46] me. I see 50 of you say yes and 50

[1:28:52] percent say no, which has been basically my whole 12

[1:28:55] years of, of, of being mayor. That's how it feels.

[1:29:00] All right. So I will make sure that, uh, clerks.

[1:29:03] Are you okay maybe hitting the volume button there? And

[1:29:05] we will project a little bit more. So thank you

[1:29:09] for letting us know.

[1:30:39] Uh, I'm going to call the meeting back to order

[1:30:40] here because no one has called in to speak to

[1:30:43] this item. If you just give me a 30 more

[1:30:45] seconds.

[1:31:08] Okay. Um, the one that's called in and no one

[1:31:10] here. I do have Councillor Alt and Councillor Caten that

[1:31:15] was willing to both move and second. This, thank you

[1:31:17] very much for doing that. And, uh, Councillor Galler, you

[1:31:21] were just wanting to move it. So you're good to

[1:31:22] go. And does anyone else in the room at least

[1:31:24] good to go. Yes. I'm going to go to the

[1:31:26] screen now alt. Would you like to go ahead. Uh,

[1:31:29] yeah, if I could, I'd like to speak Mayor Guthrie.

[1:31:31] Is that all right? Yep. Go for it. Uh, thank

[1:31:36] you very much. Um, first of all, I apologise for

[1:31:39] not being there in person. Uh, I would have preferred

[1:31:43] to be there, but I hurt my back yesterday doing

[1:31:46] young people things, which I should learn not to do.

[1:31:49] But I wanted to thank, um, actually, I suppose it's

[1:31:52] actually Dr. Matthews and her team, uh, for the work

[1:31:56] that's being done on this. As I've been thinking about

[1:31:59] this more, I think that this is most fundamentally a,

[1:32:03] uh, significant element of consumer protection that we are offering.

[1:32:08] Um, we, we have consumer protection for everything from bicycles

[1:32:12] to cars to, to food. And yet, uh, one of

[1:32:16] the most important things is, uh, housing security. So I

[1:32:19] appreciate that, uh, we are doing this and recognise that,

[1:32:23] uh, that, um, that property owners who rent our myriad.

[1:32:28] This is not intended on hurting anyone. This is merely

[1:32:31] intended on recognising that a large percentage of our population

[1:32:35] are very much dependent upon a rental market. And we

[1:32:39] as a city assumed the responsibility of protecting those, uh,

[1:32:44] through protecting these supply and demand market. Thank you very

[1:32:47] much, Mayor Guthrie. Thanks Council Old. So with that, um,

[1:32:53] I think I would just say ditto, which makes it

[1:32:56] easy. And I'll call the vote then okay. Is anybody

[1:32:59] against these recommendations. And that's unanimous. So that's a big

[1:33:04] piece of policy work that I'm pretty proud of for

[1:33:06] this term of council. So thank you to staff, uh,

[1:33:09] as well. And thank you for joining us, Jump on

[1:33:11] that at the beginning of the agenda. I appreciate it.

[1:33:14] So going back to the top of the agenda there,

[1:33:17] we are going to go under the public meeting portion

[1:33:21] to hear the applications, uh, under the planning act here.

[1:33:24] And the first one up is 266 to 280 Claire

[1:33:29] Road West, also 950 Southgate Drive, the proposed official Plant

[1:33:34] Amendment and Zoning Bylaw Amendment. We're going to have, um,

[1:33:38] presentation from our senior planner, uh, Anad Shah is going

[1:33:42] to come up. Thank you. And, uh, then we'll get

[1:33:45] into some delegations after that. So Anand, thank you very

[1:33:49] much for coming up. And I'll turn the microphone and

[1:33:52] presentation over to you. Thank you, Medicatry. Good afternoon, omega

[1:33:57] three members of Council members of public and city staff.

[1:34:01] My name is Anun Shah. I am a senior development

[1:34:03] planner at the city. Today, I am presenting the application

[1:34:06] for an official plan amendment and zoning by l'Omenment for

[1:34:09] the lands municipally known as 266 and 280 Claire Road

[1:34:13] West and 950 Southgate drive. This is a statutory public

[1:34:17] meeting under the planning act. And no decision will be

[1:34:19] made this evening. The purpose of tonight's meeting is to

[1:34:23] provide information on the application and receive comments from Council

[1:34:26] and the public for consideration as part of staffs ongoing

[1:34:29] review. The subject lines are located on the south side

[1:34:36] of Clair Road West and includes property to 66 to

[1:34:40] 80 Claire Ode West and 950 Southgate drive. The combined

[1:34:43] land area is approximately 35. 5 hectares with approximately 8.

[1:34:48] 5 hectares proposed for the development. The Claire Road Westlands

[1:34:52] are currently vacant and has seen in the image, the

[1:34:55] approximately half of 950 Southgate drive properties used for industrial

[1:35:00] and illegal purposes while other half contains natural vegetation. The

[1:35:04] surrounding area includes Industrial uses to the West Bishop McDonald

[1:35:08] Catholic High School to the east. An additional residential uses

[1:35:11] and NHS lands to the north. The application is proposing

[1:35:19] a mixed residential development consisting of 116 and 114 story

[1:35:23] apartment building, 15 blocks of back to back town houses

[1:35:27] and 16 blocks of stack townhouses. The proposal would result

[1:35:31] in a total of 940 residential dwelling units. A total

[1:35:35] of 1077 parking spaces are proposed through a combination of

[1:35:39] structured and surface parking. Access to the site is proposed

[1:35:42] from Clair Road West. A significant component of the proposal

[1:35:47] involves relocating the existing ecological linkage from the east side

[1:35:50] of the property to the west side, reducing the width

[1:35:53] from approximately 100 metres to 60 metres while also accommodating

[1:35:58] a proposed term, water management facility within the new linkage.

[1:36:06] This slide illustrates the overall site layout. The apartment buildings

[1:36:09] are proposed to the interior of the property away from

[1:36:12] Claire Road West with townhouse blocks distributed throughout the site.

[1:36:16] A 6 story parking structure and surface parking areas are

[1:36:19] proposed. The Western portion of the site area and to

[1:36:23] the south on this map contains the purpose ecological new

[1:36:27] ecological linkage and stormwater management facilities. Staff will review the

[1:36:31] land use compatibility, viability of the ecological linkage swap. Site

[1:36:35] design access arrangements building placement, open spaces and pedestren connections

[1:36:39] through the application review process. Another cities official plan. The

[1:36:49] lands are currently designated industrial and significant natural areas and

[1:36:53] natural areas. The surrounding context includes additional industrial designations, natural

[1:36:58] heritage areas, open space and parks and residential neighbourhoods. The

[1:37:06] application is requesting an official plan amendment to readesignate portion

[1:37:09] of the lens to hide density residential and significant natural

[1:37:13] areas and natural areas. This amendment is intended to facilitate

[1:37:17] the proposed residential development while identifying lands for the proposed

[1:37:21] ecological linkage. The application is also a requesting site -

[1:37:28] specific official plan policies, including permission for townhouse - built

[1:37:32] forms in addition to currently permitted uses under high -

[1:37:36] density residential designation, building height ranging from 3 to 16

[1:37:40] stories. Net residential densities ranging from a minimum of 100

[1:37:44] to a maximum of 160 units per hectare. And the

[1:37:48] class 4 noise area designation in accordance with NPC 300

[1:37:51] guidelines. Under the cities 2023 conference was zoning by -

[1:38:01] law. The lands are currently zoned part industrial and part

[1:38:04] natural heritage system. The reasoning application proposed to proposes to

[1:38:13] zone 260 and 280 clairroad west to a site -

[1:38:16] specific high - density residential 7 zoning with a holding

[1:38:19] provision and natural - headed zoning. Lens on 950 Southgate

[1:38:24] Drive are proposed to remain industrial zone with an expansion

[1:38:28] to current natural heritage system Zond lands. In addition to

[1:38:36] the proposed Zone Change, the application includes several site -

[1:38:39] specific zoning reliefs. This includes permitting various townhouse - built

[1:38:44] forms not currently permitted in the RH7 zone. Increasing maximum

[1:38:48] density from 150 units per hectare to 154 units per

[1:38:52] hectare, increasing maximum building height from 10 to 16 stories

[1:38:57] and removing maximum floor plate requirements for apartment buildings. Additionally,

[1:39:05] the site - specific policy includes eliminating prescribed setback requirement,

[1:39:10] step back requirements, reducing common amenity area requirement from required

[1:39:15] 20 square metres per unit to 18. 1 square metre

[1:39:18] per unit. And reducing parking requirement to a minimum of

[1:39:21] 1. 1 space per dwelling unit. The application is also

[1:39:29] requesting a holding provision on the lands 266 and 280

[1:39:32] Claire Road West. The purpose of the holding provision is

[1:39:35] to ensure that development does not proceed until specific conditions

[1:39:38] are satisfied. This conditions include completion of the required land

[1:39:43] exchange and establishment of lands intended for the ecological linkage

[1:39:48] and provision of commitment that at least 50 percent of

[1:39:51] proposed dwelling units will be maintained as affordable housing at

[1:39:55] level 6 seeding the CMHC's definition of affordability.

[1:40:05] The rendering shown on the following few slides illustrates the

[1:40:08] applicant's current vision of the development from several vantage points.

[1:40:12] The images are conceptual and are intended to demonstrate the

[1:40:14] proposed build from massing and relationship of the apartment building

[1:40:18] and townhouse units within the site and to immediate context.

[1:40:21] The first image is a view, a reel view from

[1:40:24] the Claire Road West. This is a CDView of the

[1:40:31] interior of the site. And the next one is overlooking

[1:40:38] at the site from a distance. I have identified several

[1:40:48] key issues that will form part of the review of

[1:40:51] this application. First is the employment line conversion. The proposal

[1:40:56] involves the conversion of conversion of approximately 4. 65 hectares

[1:41:00] of designated employment lands to residential use. Due to a

[1:41:04] loss of approximately nine hectares of employment lands in GID

[1:41:08] and another two hectors at 81 Royal Road preserving employment

[1:41:12] lands for cities long - term employment needs is essential.

[1:41:15] Staff will assess the proposed employment and conversion in respect

[1:41:19] to its conformity with provincial planning statement policies. And official

[1:41:23] plan employment land policies and cities future employment land needs.

[1:41:28] Next is Impact on the JSON Industrial Uses. Star will

[1:41:32] evaluate whether the proposed residential development could impact existing or

[1:41:35] future industrial operations in the surrounding areas and whether appropriate

[1:41:40] mitigation measures can address compatibility concerns due to the number

[1:41:45] and type of existing lawfully established Industrial uses and the

[1:41:49] elevator deceptor at the proposed development source - based mitigation

[1:41:52] measures are not feasible. Hence the class for noise class

[1:41:56] for noise classification is requested for this development. For the

[1:42:00] proposed development in addition to noise mitigation measures such as

[1:42:04] noise wall, the upgraded building construction and supplied ventilation and

[1:42:08] air conditioning system. Several warning clauses may also be required.

[1:42:12] Next issue is the ecological linkage conformity. The ecological linkage

[1:42:17] is proposed to be relocated and reduced in width. Furthermore

[1:42:21] the stormwater management facility for the new development is proposed

[1:42:24] to be within the lands dedicated for the ecological linkage

[1:42:28] which may require access to the linkage for maintenance purposes.

[1:42:35] Through the review process staff will assess the proposal to

[1:42:38] ensure that the ecological function overall connectivity and long -

[1:42:42] term integrity of the ecological linkage are maintained or enhanced.

[1:42:47] Next is private infrastructure on future city lands. The stormwater

[1:42:51] management facility for the proposed development are located within lands

[1:42:55] designated as ecological linkage and anticipated to be under City

[1:42:59] ownership. This raises concerns regarding occupiers'liability risk to the city.

[1:43:04] This matters will also be evaluated through staff review. Finally

[1:43:09] staff will review all applicable policies and regulations including the

[1:43:12] provincial planning statement, the city's official plan, development engineering manual

[1:43:16] and zoning by - law for the overall site layout,

[1:43:20] built form parking provisions and pedestrian connectivity. Furthermore as the

[1:43:24] development is proposed to be affordable dwelling units. The policy

[1:43:27] review will also confirm that the proposed affordable housing model

[1:43:31] meets the Cities oficial Plant Policies and Provincial Bulletting Requirements.

[1:43:40] With this I will conclude my presentation. Uh, the application

[1:43:43] remains under Review. The N - staff will continue evaluating

[1:43:46] the proposal technical studies agency comments public input received today

[1:43:50] and Council Feedback receive today before bringing a recommendation report

[1:43:54] forward at a future council meeting. Residents wishing to stay

[1:43:58] informed or receive notice of future decisions regarding this application

[1:44:01] may contact the City Clerk's office at clerks at 12.

[1:44:05] ca. And that thank you Medica3 and I'm available for

[1:44:09] any questions Council may have now or after hearing delegation.

[1:44:14] Great, thank you. You did a great job with the

[1:44:17] overview of what's in front of us. Thank you very

[1:44:19] much. We'll save questions maybe just after all the delegations.

[1:44:24] So thank you very much again. And speaking of delegations,

[1:44:28] here we go. Uh, so, uh, the delegations. I did

[1:44:35] the math. If every single one of the delegations takes

[1:44:39] 10 minutes, which you're allowed to do. And the questions

[1:44:45] were here for two hours and 40 minutes. Okay? Which

[1:44:48] is fine. That's the way the process works. It's fine.

[1:44:51] But I just want to make sure everyone kind of

[1:44:52] knows that just to kind of settle in. And maybe

[1:44:55] this is your first time in the room, but my

[1:44:57] colleagues and others will know that I've said this before.

[1:44:59] And I don't mean it with any ill will in

[1:45:03] any way. But if the person ahead of you kind

[1:45:06] of said what you were thinking, you can say ditto.

[1:45:10] Okay, we gotcha. Okay. But we also recognise that you've

[1:45:15] probably taken the time to prepare. To make sure your

[1:45:18] presentation is ready for us. And we want you to

[1:45:20] make sure that we're not trying to cut you off

[1:45:21] either, of course. You have up to 10 minutes, okay?

[1:45:24] After you're done. There will be an opportunity for myself,

[1:45:29] for my colleagues to maybe ask a question if they

[1:45:30] have one. So just make sure you stick around for

[1:45:32] a moment before I kind of dismiss you and we

[1:45:33] go to the next person. Uh, you will hear a

[1:45:36] chime. At the nine minute and 30 second mark. Which

[1:45:40] is your heads up. You only got 30 seconds left.

[1:45:44] And at 10 minutes, your microphone gets turned off. And

[1:45:48] we don't want that, okay? So make sure you wrap

[1:45:51] up. You got the warning, make sure you wrap up.

[1:45:54] Um, I think that's good. After that delegations that I

[1:45:58] have on the list are done. Just like the last

[1:46:01] one, I have to ask to see if thebody else

[1:46:03] that wants to talk. Or if thebody else that wants

[1:46:05] to call in and talk. Uh, before we even get

[1:46:08] to questions of us to be discussion, things like that.

[1:46:12] And a reminder right off the top, we're not making

[1:46:15] any decisions tonight. Okay. This is just, this is the

[1:46:19] public meeting to hear about it. And we're receiving the

[1:46:22] application just to hear more about it, to get feedback.

[1:46:26] Okay. We're not making any decisions tonight. I think I've

[1:46:29] covered that off pretty good. So just be aware time

[1:46:32] and be aware of how we're moving things through. Okay.

[1:46:35] So the first one is Hugh Handy. From the GSP

[1:46:39] Group. Is coming down. And is Mike Lab here. Okay.

[1:46:47] You're in the wings. Okay. Thank you very much Hugh

[1:46:50] whenever you know the role, the Reagan role. You've been

[1:46:53] here before. So I'll turn over to you when you're

[1:46:55] ready. Thank you Mayor Guthrie. Members of Council staff members

[1:47:02] of the public attending, both in person and virtually. My

[1:47:06] name is Hugh Handy and I'm Lanji's Planner and Vice

[1:47:09] President with GSP Group. I'm here this afternoon. On behalf

[1:47:14] of the Ontario Limited Company 2742707. The owners of the

[1:47:22] property, Home Opportunities. And the TDL Group. On the screen

[1:47:28] is the nature of the application and the properties that

[1:47:32] Mr. Shaw has given you an overview this evening. I

[1:47:41] also have with me this evening, Michael Whitmer, who is

[1:47:46] in the front row and a senior planner with our

[1:47:48] firm, who's been working with me closely on the application.

[1:47:52] I've John Farley. And Mike LaBay, both with Home Opportunities.

[1:47:57] You'll hear from Mike LaBay next in more detail on

[1:47:59] affordable housing. Nature of the project. I also have Jake

[1:48:03] Houskin's with Dylan Counterpoint Engineering. Our Civil Engineer on the

[1:48:08] Project. I also have Stali, who is with north -

[1:48:12] south environmental, our natural heritage consultant. I also have another

[1:48:17] number of other consultants that are listed on the bottom

[1:48:19] that were part of the Project Team for this project.

[1:48:25] Also on the right, just so the public is aware.

[1:48:28] This is also all the documents are on the website

[1:48:34] for the municipality in terms of materials that have been

[1:48:36] submitted with the application. The site context, Mr. Nunn, has

[1:48:45] gone through in detail, um, overall it's about 35 hectares

[1:48:50] as he's indicated frontage on Claire and Southgate Drive, two

[1:48:55] bus routes service the property. It's also in an area

[1:48:58] that's about 800 metres from the Claire Gordon intersection and

[1:49:05] the node that is there with commercial activities, retail, uh,

[1:49:10] it's also as part, which you'll hear my presentation is

[1:49:14] near employment, uh, and that is important as well near

[1:49:18] Park schools and other amenities that are part of the

[1:49:21] south end. The development posal and this new community, uh,

[1:49:31] would be a product, dwelling units and about a thousand

[1:49:36] parking spaces and we'll have a significant affordable housing contribution

[1:49:40] as part of this. I've colour coded the site plan

[1:49:44] that you saw with Mr. Shaw had provided previously. And

[1:49:50] I'll just go over that in a bit of detail.

[1:49:53] Tower A is the yellow. That's the 16 story apartment

[1:49:57] tower, tower B is an orange. It's a 14 story.

[1:50:01] The back to back, uh, townhouses are in purple. On

[1:50:06] the diagram Stocktown houses in blue. Uh, the parking structure

[1:50:11] is the pink on the diagram. There is about 960

[1:50:17] spaces in there. 89 spaces, um, on surface parking lot.

[1:50:22] And that will be closer to Claire Road, as well

[1:50:25] as lay - by parking on some of the internal

[1:50:28] roads. The Ecological linkage is in tan, and that is

[1:50:33] at the bottom of the diagram. It's also two access

[1:50:37] roads in, one at the south end of, or sorry,

[1:50:41] at the bottom end of the drawing just north of

[1:50:43] the Ecolog east of the ecological linkage is the main

[1:50:47] driveway. And then an emergency access would be closer to

[1:50:51] Bishop McDonald. The development proposal, as Mr. Shaw, has indicated

[1:51:01] the gradual change in density. So the lower density would

[1:51:05] be towards Clair Road and building up to the rear

[1:51:09] of the site where the buildings and parking structure would

[1:51:12] be providing a gradient of uses and the higher density

[1:51:17] near the rear of the site. Um, this just in

[1:51:21] again, Tower A, just for reference is a 16, 14.

[1:51:25] And then the, uh, lower three and four story townhouses

[1:51:30] would be at the front of the site. Ecological linkage

[1:51:34] to the right. So the existing policy context has, Mr.

[1:51:43] Shaw has gone over in some detail. I'll just give

[1:51:46] you maybe some of the highlights. And then if there's

[1:51:48] questions, uh, I can take those through my delegation. Uh,

[1:51:53] but it's within the built - up area. It's part

[1:51:56] of the employment areas and industrial. There's significant natural heritage

[1:52:00] areas and the ecological linkage. Uh, there's also, as part

[1:52:04] of this, uh, the, uh, zone is P1 conservation and

[1:52:08] urban reserve. And as well, that's in the 95, but

[1:52:13] we're also dealing with a 2023 now currently be industrial

[1:52:18] and NHS. The main, uh, issues or policy objectives, as

[1:52:25] Mr. Shaw has indicated, are really moving, uh, from the

[1:52:30] redesignation of employment to residential. And as you move across

[1:52:35] the screen, your removing it from employment, putting it into

[1:52:39] high density residential, moving the linkage, then to the, to

[1:52:43] the left of the screen. And that's kind of following

[1:52:46] along from right or from left to right. There's a

[1:52:51] long history through OPA 80, which this sum of Council

[1:52:55] will be aware of, uh, that this was discussed in

[1:52:58] this Chamber moving through that process to designate to residential.

[1:53:05] Uh, and then ultimately this reverted back to the current

[1:53:08] designations. And hence the reason this application came forward, uh,

[1:53:13] to look at this in more detail. Uh, number two,

[1:53:18] uh, official plan policies indicate that, uh, policy, you can

[1:53:24] move a linkage. It could reduce the size of that

[1:53:26] corridor, but that also requires an EIS to look at

[1:53:30] the, uh, the location and impacts. Thank you, Mr. Anand

[1:53:38] has gone over this slide. So I'll just skip over

[1:53:41] the site - specific policies, but there are a number

[1:53:44] of policies that we're looking to change. Zoning by -

[1:53:49] law amendment will also add a number of site -

[1:53:54] specific regulations. Some of those are noted, or they are

[1:53:59] noted on the screen. Um, as part of our application.

[1:54:07] Zoning Bylaw Amendment also proposes a holding provision, which Mr.

[1:54:15] Shaw has gone through one of them related to the

[1:54:18] natural heritage system and the movement to the west of

[1:54:23] the site. And then ensuring that there is exceeding the

[1:54:32] CMHC's definition for affordable housing. And I just mentioned, uh,

[1:54:36] Mike Le Bay will be up next to talking a

[1:54:38] little more to that. I wanted to touch on a

[1:54:43] few things as part of our delegation Taiwin Thomas is

[1:54:48] our economist on this project. He had a family celebration

[1:54:57] of life in the US and couldn't be here with

[1:54:59] us tonight. So I'm going to try not to dance

[1:55:02] too far into what the economist does. Uh, but I

[1:55:05] think the important point here are that in terms of

[1:55:09] this site, warehousing and transportation, uh, we feel that we'd

[1:55:14] create, uh, use on the site. You might be getting

[1:55:23] up into 80 or 100 jobs. The City, we know

[1:55:27] is updating its economic land strategy, uh, to comply with

[1:55:33] or conform with provincial legislation. Uh, urban metrics has looked

[1:55:38] at things initially and feels and suggests that changes could

[1:55:42] result in a surplus of employment land. That's noted on

[1:55:45] the right in the second bullet. Um, key finding, um,

[1:55:52] on this land, it would reduce obviously the estimated employment

[1:55:56] land for about five hectares. There's, in our opinion, in

[1:56:00] our metrics opinion, there's no material impact to the city's

[1:56:03] ability to achieve its overall, uh, employment goal. And it

[1:56:08] has the potential, um, obviously to, we're in going to

[1:56:13] be looking and continue to look and work with staff

[1:56:16] on protecting the industries, uh, that is all part of

[1:56:19] this application. Uh, that it's geared to workforce housing to

[1:56:23] try and ensure that the businesses that are there and

[1:56:26] the importance of Denzo TDL, Linamar, others who are all

[1:56:31] part of that. Um, there's hundreds of local jobs during

[1:56:37] the development phase of this. There's 470 affordable units. And

[1:56:43] the annual tax revenue. I

[1:56:53] touched on the Environmental linkage, the importance of that, uh,

[1:56:57] to the site to our city of Connecting. That's. For

[1:57:07] your presentation. Just before you come up, uh, Mike, if

[1:57:10] you don't mind, just stole back for a second. Um,

[1:57:13] you're any questions just to you at this point or

[1:57:16] do you want to move on. Uh, we'll go to

[1:57:20] Councillor Karan. And then did you have question two Councillor

[1:57:24] Hauser? I think I saw Councillor Alt. So those three.

[1:57:27] Okay. Go ahead. Uh, thanks. I have a few questions

[1:57:30] and I'm not sure if you're the one I should

[1:57:31] address them to. So if they're not just say it's

[1:57:33] coming in a later presentation, um, you said you're representing

[1:57:37] the ownership group, The Owner and TDL. Uh, so that's

[1:57:41] a bit of a mixed bag. So TDL is the

[1:57:43] adjacent industrial owner. What stake do they have in this

[1:57:47] application? Is it mostly, uh, the mitigation piece. Uh, through

[1:57:52] your worship to the Councillor, as part of the, bringing

[1:57:56] forward the application, uh, we worked with City staff, uh,

[1:58:00] on some of the initial comments, uh, in relation to

[1:58:05] the movement of the ecological linkage that we then had

[1:58:08] further discussions with, uh, TDL, uh, to bring their land

[1:58:12] in as part of that, uh, the linkage then as

[1:58:16] part of this application would be relocated on TDL's land.

[1:58:21] And that is really the essence. So I appreciate the

[1:58:24] question. Yeah. Uh, of why TDL is involved. Um, as

[1:58:29] well, I mean, the lines of communication have been open

[1:58:31] with TDL for them to understand the application as well.

[1:58:35] As part of it, but that's really the connection on

[1:58:39] the aerial. I saw that there was kind of a

[1:58:41] piece of another piece of land. So that makes sense.

[1:58:43] Um, a lot of the conversation in your presentation was

[1:58:46] about the provision of affordable housing. Did you anticipate or

[1:58:51] is your ownership group and your client expecting that we

[1:58:55] would add a condition to the zoning that it be,

[1:59:00] um, affordable housing or certain percentage. And the reason I

[1:59:03] asked that is that we have in our community a

[1:59:05] lot of concern about, um, I don't know what else

[1:59:09] to call it, but bait and switch that they get

[1:59:11] landed, you get land use zoning. And then it's repurposed

[1:59:14] or resold to another owner. And I just, I think

[1:59:17] that's a really good conversation to add to the first

[1:59:22] meeting under the planning act is whether or not that's

[1:59:25] a condition that your ownership client would be willing to,

[1:59:28] to put on title. Through your worship to the Councillor,

[1:59:33] that is what we've brought forward to ensure that there

[1:59:37] is no bait and switch that we agree with the

[1:59:41] terms of that in order to provide. And Mr. Laybei

[1:59:44] will talk more to that, uh, by way of his

[1:59:47] presentation. Okay. Great. Thanks. And then I know you expect

[1:59:51] this Mr. Handy, but I always ask a question about

[1:59:53] how this will help us achieve our community energy goals

[1:59:57] is that, um, under your presentation or will there be

[2:00:00] someone else who will be addressing? I'll, uh, maybe try

[2:00:04] to address that, uh, to the Councillor in terms of

[2:00:08] this Kiwi Newton, uh, will be involved in the project.

[2:00:12] It's intentionally, I think there's, uh, letter within your package

[2:00:16] talking about how, uh, their building fabrication and will address

[2:00:23] that. But of course, and maybe I've answered this the

[2:00:26] same way through detailed design. We'll be looking to continue

[2:00:30] efforts to address that. Okay. Thanks. And I know that's

[2:00:33] a site that plan issue. Mr. Mayor, but I always

[2:00:36] ask a question and it's good to have that on

[2:00:37] the public record. So thanks. I wouldn't allow the meeting

[2:00:41] to go further if you hadn't asked that question. Yeah.

[2:00:44] No, those sounds good. Uh, and then Hauser and then

[2:00:46] Alt. Thank you through the mayor. Um, on I just

[2:00:51] wanted to ask a question about the, uh, ecological linkage

[2:00:54] on your fifth slide. There's a picture of the rendering

[2:00:59] from Clair Road. And the ecological linkage list looks like,

[2:01:04] um, like green space. Will it be green space or

[2:01:07] will it be like protected and fenced off? Like will

[2:01:09] they be able to use it or will it be

[2:01:11] completely protected. Uh, through your worship to the Councillor, it

[2:01:16] will be protected. It will, uh, be fenced off. Um,

[2:01:20] and, uh, we'll be revegeted or vegetated as well as

[2:01:24] part of that. Um, I can have our cell. Do

[2:01:29] you want to come up and talk to detail? Or

[2:01:32] if, if allowable. Just to make sure I'm. Hopefully I

[2:01:39] haven't stepped off in the wrong direction, but. Thank you,

[2:01:46] Mr. Mayor. Uh, I'm Sos Vitali Senior Colleges with North

[2:01:49] South Environmental and did the Environmental Impact Study, uh, for

[2:01:53] this application. So through you, Mr. Mayor, uh, yeah, so

[2:01:57] you already mentioned it would be fenced. A naturally vegetated,

[2:02:01] some of it is, but it will be enhanced and

[2:02:03] restored in areas that are currently under agricultural production. And

[2:02:07] the intention is intended to maintain. Be maintained as a

[2:02:10] wildlife corridor, uh, and so we've considered the wildlife that

[2:02:14] might be using it. The vegetation that should be planted

[2:02:16] there and how it should function recognising it's being moved,

[2:02:21] uh, from what it's currently map does to the location

[2:02:24] to the west and recognising it's also being narrowed from

[2:02:29] what was initially mapped in the official plan at a

[2:02:31] hundred metres to 60 metres in width. And we did

[2:02:35] our study to look at if that was appropriate, how

[2:02:37] it would function to maintain the movement for wildlife through

[2:02:40] that corridor. If I may, um, will there be a

[2:02:45] fence across the road as well or that would be

[2:02:47] open so they can cross through you, Mr. Mayor Mayor.

[2:02:50] Yes. It would be open. And there's also a note

[2:02:54] or a discussion in our environmental impact study that speaks

[2:02:57] to, uh, mitigation measures for wildlife movement, uh, majority wildlife

[2:03:02] we expect to use it are large to medium and

[2:03:05] small mammals. Um, so we would be making recommendations for

[2:03:10] signage, possibly flashing lights at night, uh, indicating that there's

[2:03:14] potential for deer movement across there and recommendation for, uh,

[2:03:18] a small culvert under the road for smaller mammals, uh,

[2:03:21] but it is intended to remain open to allow wildlife

[2:03:24] to move. Thank you very much. And just so you

[2:03:29] know, the signs aren't for the animals. It's not directional

[2:03:35] for them. Okay. Um, could you just stick with me

[2:03:39] for a moment? I'm going to go to Councillor Alt,

[2:03:42] but Councillor Downer, I think has a question that might

[2:03:44] involve you as well. So I'll go to Councillor Alt,

[2:03:47] then go to Councillor Downer. Okay. Go ahead. Yeah. Thank

[2:03:49] you. Thank you, Mr. Mayor, for. Okay. I will go

[2:03:51] to you first because you're at the microphone. No, it's

[2:03:53] okay. Councillor Al is very accommodating. I know that already.

[2:03:56] So Councillor Downer, you go first and then I'll go

[2:03:58] to Councillor. Thank you for the accommodation. Um, yeah, I

[2:04:01] had a question around the linkage too. Um, I noticed

[2:04:05] the two questions. I have one, it's, it's slightly offset

[2:04:08] from across the road. Is that going to be a

[2:04:10] problem? It's not like currently where it is, it's completely

[2:04:13] right across. But now moving it puts it halfway. Where

[2:04:19] the other side is. Is that, is that an issue

[2:04:21] in these issues? Three, Mr. Mayor, uh, to the Councillor

[2:04:28] directly with, uh, what we're recommending even on the other

[2:04:31] side, the north side of Clair Road. Again, it's mapped

[2:04:36] even on the north side of Clair Road towards the

[2:04:38] east of what is a natural area or naturally vegetated

[2:04:41] area. We're recommending it to be widened to entirely overlap

[2:04:46] with the linkage on the side of the road. Okay.

[2:04:48] That helps. Um, now, so there's also, um, one of

[2:04:53] the key issues and considerations in this, in this slides

[2:04:56] we just saw was around the stormwater management being part

[2:05:00] of this linkage. Could you, could you sort of explain

[2:05:03] that? And I mean, the concern around that is, is

[2:05:06] that going to be able to be worked out or

[2:05:08] like, how is that going to be working? Just in

[2:05:11] layman terms, please. Yes. Through you, Mr. Mayor and myself

[2:05:15] not being the stormwater engineer, also speak about it in

[2:05:19] layman terms. From my perspective as any collegist. So our

[2:05:23] first priority in the linkage and its form and function

[2:05:27] was that it be maintained and enhanced to provide that

[2:05:31] function. A recognising that, uh, the policies permit or provide

[2:05:37] opportunities for stormwater management within linkages. Again, so long as

[2:05:42] the form and function isn't impacted. And that's something that

[2:05:45] we're looking at working with staff to make sure that

[2:05:50] that is the intent and that is achieved through the

[2:05:53] design. And of course working with our engineer, civil engineer

[2:05:57] to have that achieve those objectives. Thank you. And Councillor

[2:06:02] Al, please. And thank you Mayor Guthrie. And I think

[2:06:06] Mike Carson's probably for Mr. Vatali as well. Um, uh,

[2:06:12] my questions do focus primarily on the ecological linkage. And

[2:06:18] I hope you'll pardon my, my ignorance. Um, I'm having

[2:06:23] some challenges understanding how an ecological linkage could be removed

[2:06:30] and then added. That strikes me as destroying an ecological

[2:06:34] linkage and then substituting it was something else. So I'm

[2:06:38] all in favor of the ecological link. I just want

[2:06:41] you to clarify. How do you do that. Yes. Through

[2:06:44] you, Mr. Mayor. Uh, that's a great question. Um, so

[2:06:49] the ecological linkage as it was mapped in the official

[2:06:51] plan was done at a relatively high level. And it

[2:06:55] was done with no studies or scientific studies ground truthing.

[2:07:00] It was done at a desktop high level to identify

[2:07:03] the need for that linkage through that area. Notwithstanding, uh,

[2:07:09] the part of it being farmed, uh, currently. And in

[2:07:11] the past. And it's a previous history. So through our

[2:07:15] study, we looked at that area, the vegetation and considered

[2:07:19] the wildlife that would be using it. So, uh, it's

[2:07:23] not that the linkage is being destroyed in terms of

[2:07:25] its current form or function. It's the movement of the

[2:07:30] linkage to the west side will still maintain that function.

[2:07:33] And as I mentioned, it's primarily for large mammals such

[2:07:36] as deer, possibly coyotes, raccoons skunk so on. Um, so

[2:07:41] that function won't change. And through the vegetation, that will

[2:07:46] be planted on the west side. It will be enhanced.

[2:07:50] It's a bit of a matrix of cultural meadow. Agricultural

[2:07:54] land and thicket. The entirety of the linkage would be

[2:07:59] vegetated. And with native vegetation, trees, shrubs, and other native,

[2:08:05] uh, grasses and wildflowers. So it did linkages and destroyed.

[2:08:11] And I would suggest that the linkage itself would be

[2:08:13] planted as a part of phasing to ensure that that

[2:08:16] function doesn't cease through any part of the development of

[2:08:21] the lands. It's maintained during that time. So there isn't

[2:08:25] a break in habitat connectivity, uh, during the construction of

[2:08:30] the, and the development of the lance. Okay. Actually, that

[2:08:34] raised another question for me. You use the word, I

[2:08:38] believe it was should or that you think it would,

[2:08:41] um, I'm going to be a little emphatic here. It

[2:08:44] could not be, must be maintained. That's fair to say

[2:08:50] through you, Mr. Mayor. So you're suggesting that yes, it

[2:08:53] must be maintained. The linkage in its form and function

[2:08:56] must be maintained. And that's the intent of the design

[2:09:00] and how it would be planted and how it would

[2:09:03] function for the future. Yeah. And I thank you for

[2:09:06] that. Uh, when I first got married, I actually lived

[2:09:10] in a farm on that property and actually did farm

[2:09:13] some of that land. So the next question is really

[2:09:16] important to me. There are a number of catalakes in

[2:09:20] that area. And there's clearly a very, uh, vibrant aquifer

[2:09:24] that actually, um, I think probably is part of the

[2:09:28] whole puss lunch aquifer as well. Uh, you had made

[2:09:31] reference to stormwater, but I'm actually concerned about groundwater. Can

[2:09:35] we address that, um, are you confident that that's not

[2:09:38] an issue that needs to be considered. Yes through you,

[2:09:42] Mr. Mayor. I would suggest I'm not qualified to speak

[2:09:45] to groundwater. Um, as, as any colleges, I don't know

[2:09:49] if, uh, anybody on our team is here today that

[2:09:51] is qualified to speak to, to that. But, uh, yeah,

[2:09:55] unfortunately I won't be able to answer that question for

[2:09:56] you. Okay. No, that's fine. I don't expect you to

[2:10:00] be able to answer everything. Um, uh, last comment. Thanks

[2:10:05] to Mr. Vitaly is for Mr. Handy. Uh, thank you

[2:10:07] very much for making reference, uh, in Councillor Coron's concern

[2:10:12] about bait and switch. Um, I'm just going to follow

[2:10:15] up and expand that a little bit. Is there any

[2:10:17] potential for an irrevocable Covenant on this. Through you, uh,

[2:10:27] Mr Mayor to the Councillor. We can, we can look

[2:10:30] at different forms to ensure. I don't think our team

[2:10:33] is shying away from the fact that this is affordable

[2:10:37] housing to ensure that we deliver on what we're in

[2:10:40] front of you this evening. Uh, so if there is

[2:10:43] something that, uh, is palatable to staff, uh, to your

[2:10:48] legal team, uh, we're open to considering it. Unless somebody's.

[2:10:55] That's fine. Okay. Councillor Alt, is that good for you

[2:10:58] then or that's absolutely fine. Thank you very much, Mr.

[2:11:01] Harry. Oh, thank you. Yeah. Thank you. And maybe in

[2:11:05] regards to the aquifer groundwater issue, did you want someone

[2:11:09] to come up for that at this point? Yeah. Might

[2:11:13] as well since Councillor Alt brought it up. Might as

[2:11:15] well just have the answer come right away. Does make

[2:11:17] sense to flow that way. No pun intended. You brought

[2:11:20] Jake to the meeting. So we're glad to have him

[2:11:22] speak. Yeah. So go right ahead. Yeah. So I'm Jake

[2:11:24] Hawkins, the Civil Engineer on the file, uh, a lot

[2:11:27] of the soils on this site are sand and odorless

[2:11:30] gravel. So it has really high porosity. So the intent

[2:11:34] from a stormwater management perspective is to implement low impact

[2:11:38] development measures to make sure that the groundwater gets recharged.

[2:11:42] There is no designated stormwater outlet on the site. So

[2:11:45] by that nature, we have to find a way for

[2:11:47] the flows to get back into the ground. So the

[2:11:50] game plan for this development is to have the hundred

[2:11:52] year runoff from the site infiltrated and percolated back into

[2:11:56] the groundwater table. Thank you very much. Great. Thank you

[2:12:01] for answering that right away. That's great. Okay. Is there

[2:12:03] any further questions for Hugh at this time. No. Okay.

[2:12:08] Thanks a lot. You appreciate it. And Mike, you're coming

[2:12:10] up next from Home Opportunities Nonprofit Corporation. And then Jeremiah

[2:12:15] Vanderland is going to be, oh, it's going to be

[2:12:18] joining us by video. So, uh, Mike, I'll turn it

[2:12:21] over to you whenever you're ready. Okay. And Mike, actually

[2:12:27] anybody that comes up here might just a foot over

[2:12:30] from your right hand. There's a little white button. Yeah.

[2:12:35] If you hit that button up, it will move that

[2:12:38] desk up for you and make the microphone come closer

[2:12:40] to your, yes. Yes. And I sit on the desk

[2:12:46] when I do it. Yeah. So just, just to make

[2:12:48] sure that the microphone's picking up everything, I'm just cautious

[2:12:50] of the, of the making sure everyone can hear. So

[2:12:53] for those of you that are coming, you know, a

[2:12:55] little taller, a little smaller, there's that button there. You

[2:12:57] can make it go up and down so that the

[2:12:59] microphone is close to your, your voice. Okay. So over

[2:13:01] to you, Mike. Thank you. Hey, Mr. Mayor, Councillors, members

[2:13:06] of the public. My name is Mike Labei. I am

[2:13:10] president of Home Opportunities, nonprofit corporation. And I have a

[2:13:14] very strong interest in the bait and switch comments that

[2:13:17] have been made because we only do affordable housing. And

[2:13:21] so that's a great interest to us. The H designation

[2:13:25] requires us to prove that it's going to be affordable

[2:13:27] housing before building permit can be issued. And that gives

[2:13:30] you very strong, gives us very strong control to make

[2:13:33] sure we get what we want out of the piece

[2:13:35] of land. Um, I want to mention that this is

[2:13:40] my second turn back in front of Council. Last time

[2:13:43] I was here, Council approved changing this land from employment

[2:13:47] to residential in support of what the province had done

[2:13:50] previously. So we're just deja vu in terms of what

[2:13:54] we're talking about today. Um, there was a question about,

[2:13:58] uh, oh, yes, let me. Add it. Which button. This

[2:14:04] one. S not listening to me. It is. Okay. Sorry.

[2:14:10] So home opportunities. And this is me bragging about how

[2:14:14] long I've been around. I have been working since 1979

[2:14:21] working with groups of people forming nonprofit corporations and helping

[2:14:25] them build their own homes. That's effectively been my job

[2:14:28] for all of those years. Um, and some of the

[2:14:31] people I worked with back in the 80s are still

[2:14:34] with me today. So we have a long history of

[2:14:37] dedicated to doing this kind of housing. And it's, it's

[2:14:40] something that effectively, because we've got such a strong solution

[2:14:43] at this point in time has stolen my retirement from

[2:14:45] me, but I'm not complaining. Um, so I've been doing

[2:14:48] this for 47 years. 30 of those years is creating

[2:14:52] opportunities to use home ownership as the solution to affordable

[2:14:56] housing. And we have worked on as a group over

[2:15:00] 10, 000 units and 200 projects, including two in Guelph

[2:15:06] itself, Montfort condos and market commons. At the current pipeline

[2:15:11] we're working on is nearly 7, 000 units in 12

[2:15:14] different communities. Because if you're the only solution, you get

[2:15:16] a lot of attention. So we're really proud to be

[2:15:19] here in Guelph and are looking forward to being able

[2:15:22] to do a large significant project for this community. How

[2:15:29] does it work? Um, and we don't intend to stay

[2:15:32] unique, but right now we are unique because we've used

[2:15:35] home ownership as a mechanism of allowing people a chance

[2:15:39] to get into housing. Virtually no matter their income, as

[2:15:42] long as they have a steady income, we can provide

[2:15:44] housing for them because what we're in essence doing is

[2:15:47] adjusting the size of the mortgage to allow their income

[2:15:51] to match the carrying costs. And so that's the mechanism

[2:15:54] that we use, but I've given a couple of examples

[2:15:56] here because this is what we've run into over the

[2:15:59] years is you can take a parent with two kids

[2:16:01] who can only at 85, 000 dollars of four to

[2:16:04] two bedroom rental. But because we're able to adjust the

[2:16:08] carrying costs, we can get them into a proper three

[2:16:10] bedroom townhouse, which will change the circumstances for their law

[2:16:14] is quite significantly. Um, we are proud of targeting three

[2:16:18] percent of our units to people on minimum wage. They

[2:16:20] are of course our studio units. But if you can

[2:16:23] start in your 20s with an ownership, some people in

[2:16:26] this room have been able to do that. If you

[2:16:27] can start in your choix, it changes your trajectory of

[2:16:30] your entire life. And that's one of the things that

[2:16:32] is important to us since those owners are our clients.

[2:16:37] We're working on their behalf. Seniors. At some point in

[2:16:41] time to get tired of taking care of their home.

[2:16:43] It's nice to be able to go to a place

[2:16:43] where they can protect their equity and continue to live

[2:16:46] in a community that will watch out for them. One

[2:16:49] of our projects, I do have enough time. We actually

[2:16:52] had a case where people moved in after they'd been

[2:16:54] in for six months, a woman fell in broker hip.

[2:16:58] And within a week, her neighbours had taken her out

[2:17:01] of the hospital and were taken care of her until

[2:17:02] she was back on our feet and moving from there.

[2:17:04] So that's the type of community that we love to

[2:17:06] be able to build. So what we've started to do

[2:17:13] with the communities we go to is we go first

[2:17:15] to the economic development department. Because one of the biggest

[2:17:20] impediments to economic development these days is affordable housing. There's

[2:17:24] 5, 000 empty jobs across Southern Ontario because of the

[2:17:27] lack of affordable housing. So for us, we want to

[2:17:31] provide the housing for those workers that give them a

[2:17:35] chance to live and reside in wealth. And somebody who

[2:17:39] looks close to work, who doesn't have to commute is

[2:17:42] a more productive worker, a more productive worker means that

[2:17:45] your industry is more productive, more productive industry can protect

[2:17:49] itself against the vagaries of people to the south. And

[2:17:54] so it's something that's useful and valuable to the community.

[2:17:57] And it's quite significant in Guelph. Um, you know, Linamar

[2:18:01] will be speaking later, 10, 000 employees, 50 percent of

[2:18:05] them. Are actually commuting into town. And to do that

[2:18:11] is quite a significant task when the snowstorm's hit. And

[2:18:16] you find that a few people can't make it in

[2:18:18] your production line is affected. We are open to the

[2:18:21] idea of having industry say to us, we will ask

[2:18:25] you to set aside 25 units so we can offer

[2:18:28] those units as an attraction to bring industry to town

[2:18:31] or open to doing that with your economic development department

[2:18:33] as well. We can be a tool to making this

[2:18:36] city stronger. So deliverables.

[2:18:50] 940 units, all of which will qualify as affordable housing

[2:18:53] because we have a range of affordability, but all of

[2:18:56] them will receive some degree of help towards your down

[2:18:58] payments. So they can become owners. Which is based on

[2:19:08] the incomes that carry a certain rent, level in wealth.

[2:19:14] This is an important job growth opportunity for Kiwi Newton

[2:19:17] because it's a new company in the residential that we

[2:19:20] want to help expand into a significant producer of a

[2:19:23] thousand units a year. We're hoping to be done within

[2:19:27] 12 to 18 months. And will be contributing to the

[2:19:34] city's targets for housing for your housing targets, both in

[2:19:37] terms of numbers and in terms of the target for

[2:19:39] affordability. We're going to be supporting local employers and attracting

[2:19:43] new ones. And the work that we do is intending

[2:19:49] to do these 940 units, which will lead to another

[2:19:52] 940 units. We'll lead to another 940 units because as

[2:19:56] an organisation that doesn't need grants and subsidies, we can

[2:19:59] start to provide all of the housing that you need

[2:20:01] as long as we get the leg up that the

[2:20:03] first project starts for us. Oh good. I've given you

[2:20:12] two minutes and 55 seconds to ask questions. Well, thank

[2:20:16] you Mike. Thank you for your presentation. We appreciate you

[2:20:18] being here. Is there any follow - up for Mike

[2:20:20] at this point. Okay. Catherine, I'm sorry. Councillor Hauser and

[2:20:24] then Councillor Downer. Thank you very much. Um, through the

[2:20:28] mayor, can you explain, um, a little bit about, so

[2:20:31] when somebody purchases a property, um, to keep it in

[2:20:34] the affordable realm, they are not allowed to sell it

[2:20:37] for like an exorbitant profit. But can you, can you

[2:20:41] explain that part for me? Yes. Thank you for the

[2:20:44] question through you, Mr. Mayor, to the Councillor. That is

[2:20:48] an intriguing question that I do like to answer. So

[2:20:52] the way that we work is that you come in

[2:20:56] and you purchase a home like anybody else would, um,

[2:20:59] you sign an agreement of purchase and sale. We adjust

[2:21:03] your mortgage so that you're going to afford to carry

[2:21:04] it. And then you carry it like any other owner.

[2:21:08] And a portion of the home that you carry is

[2:21:09] what you make your money on. The portion you don't

[2:21:12] care, we make that money on and we reserve and

[2:21:15] use it to be able to help someone else afterwards.

[2:21:18] This is a pay it forward idea. Because it's a

[2:21:21] pay it forward idea. We don't need grants and subsidies.

[2:21:23] If you need grants and subsidies, you can only produce

[2:21:25] a few units and you can't solve the problem. So

[2:21:28] the idea is to pay it forward constantly as people

[2:21:32] sell to help more people. And every time we get

[2:21:34] a sale, we can build two to three more units.

[2:21:36] So we actually expand the solution by virtue of not

[2:21:39] restricting what people do with their homes. Thank you very

[2:21:42] much. Thank you through you, Mr. Murray. Uh, so I

[2:21:48] just want to, this may be, there were some places

[2:21:52] in Gwelph. So this has to do with the impacts

[2:21:54] on the adjacent industrial uses that some of your residents

[2:21:59] may experience some noise or anything. Sometimes there's something untitled

[2:22:03] that can be put on. I'm not quite sure what

[2:22:05] it is. They do it in, um, I think with

[2:22:08] housing that was built around the door lime area, I

[2:22:11] had to have it on titled as a warning to

[2:22:13] say that they acknowledge not even a warning. It's just

[2:22:16] acknowledging the existence of the site or being close to

[2:22:22] industry. Will that be happening as well? Cause you're right

[2:22:26] adjacent to it. Correct. We've done quite a number of

[2:22:29] projects close to industries because we've built in the City

[2:22:32] of Toronto. And what we do is we put in

[2:22:35] the condo documents, the warning clause. So it gets passed

[2:22:38] on from owner to owner as the condo docs are

[2:22:41] passed on. And that's already been something that's been discussed

[2:22:44] with staff and something that we're quite committed to because

[2:22:46] we want people to understand. Now having said that, the

[2:22:49] buildings are designed so that inside the units, you're not

[2:22:53] affected by. But the warning is still there because when

[2:22:57] you open your windows, there's industry there. Great. Oh, and

[2:23:04] Councillor Galler is our final go ahead. Uh, thank you

[2:23:08] through your worship to Mr. Bay. Thank you so much

[2:23:10] for being here today. Would you be the right person

[2:23:13] to talk about the time lapse for the project and

[2:23:16] when the units might be expected to be available for,

[2:23:19] for our Guelph employees. Sure. Uh, and, and to some

[2:23:24] degree, you can also pose the question to Kiwi Newton.

[2:23:27] It'll be our contractor. Um, but, but what our expectation

[2:23:31] is, um, given support from council, we're hoping to be

[2:23:37] under construction within a year. We, I'd like it to

[2:23:41] be preferably a late fall of next year because certain

[2:23:45] types of servicing work can do best when the ground

[2:23:47] is frozen. Um, and because of the keywun system, which

[2:23:52] is a prefabricated panelize system, it can build faster than

[2:23:55] you normally would. So we're hoping for an 18 month

[2:23:58] construction period before the first people start moving in. Now

[2:24:02] that will certainly be the case with the townhouses with

[2:24:04] our wood construction. But with the apartments, it's a challenge

[2:24:07] for them to see if they can do it in

[2:24:09] 18 months. But certainly 24 months that we'll be pretty

[2:24:12] well done. Okay. Okay. Thank you. Thank you very much.

[2:24:15] Thank you, Russia. Great. Say nothing further. Thanks Mike. Appreciate

[2:24:20] it. Uh, moving right along, uh, Jeremiah Vanderland from Kiwi

[2:24:24] Newton is going to be joining us. Uh, believe by

[2:24:28] video. Hello everyone. I'm hoping you can hear me right

[2:24:34] now. Yes. We can. It's, uh, it's Mayor Guthrie. Thanks

[2:24:38] a lot, Jeremiah, for, for joining us. We appreciate it.

[2:24:41] And I don't know if you heard at the beginning,

[2:24:42] but you have no more than 10 minutes. Okay. So,

[2:24:46] and then once you're done, just stick on the screen

[2:24:47] there. If I, if anyone has a follow up, a

[2:24:50] question. Okay. But, uh, please go right ahead. Thank you.

[2:24:53] There should be some slides that are coming up. So

[2:24:55] I'll just, uh, I'll start talking in those should join

[2:24:58] on the screen in a minute or two. But good

[2:25:00] afternoon everyone. My name is Jeremiah Vanderland and I am

[2:25:03] speaking on behalf of Kiwi Newton, who is the plan

[2:25:06] builder for this project. So Kiwi Newton is a Guelph

[2:25:10] - based design builder in advanced construction manufacturer with more

[2:25:14] than 30 years of experience delivering residential, industrial, commercial and

[2:25:19] institutional projects. Kiwi brings together capabilities that are often divided

[2:25:25] among numerous companies. And we employ people with skills in

[2:25:29] design, engineering, construction management, project management, manufacturing mechanical, electrical, and

[2:25:36] on - site construction. Go to the next slide. Kiwi's

[2:25:40] mission is to provide high quality, affordable and sustainable construction

[2:25:45] at scale. Now each part of this mission is important.

[2:25:49] High quality means creating buildings that are durable, comfortable, energy

[2:25:54] efficient and intended for long - term use. Affordable means

[2:25:58] improving both the cost of constructing the building and the

[2:26:01] ongoing cost of living in it. Sustainable means reducing energy

[2:26:07] consumption waste and emissions while creating buildings with long service

[2:26:11] lives. And then lastly at scale means moving beyond isolated

[2:26:15] projects and developing the facilities, employees, production systems and repeatable

[2:26:21] building designs required to produce a meaningful volume of housing.

[2:26:25] Canada cannot solve its housing shortage by treating every new

[2:26:28] building as a completely unique prototype. The industry needs more

[2:26:32] repeatable systems that serve architectural flexibility while improving productivity, quality,

[2:26:39] and cost predictability. Next slide. So the question is, how

[2:26:44] do we do that? Well, our strategy is built upon

[2:26:47] three principles. First, we think like an automotive company. We

[2:26:50] employ an in - house team for planning, design, engineering,

[2:26:53] manufacturing, and construction. This allows us to make sure that

[2:26:57] the design works optimally for manufacturing the components and assembling

[2:27:01] them on site. Second, we leverage process standardization with design

[2:27:06] flexibility. We know that the more we can standardize our

[2:27:09] processes, the more efficient we can become and the more

[2:27:12] affordable and high quality the end result can be. Standardization

[2:27:15] does not mean that every building needs to look the

[2:27:18] same. We can standardize the underlying systems. We'll still allowing

[2:27:22] flexibility in the building's design. Third, once a process has

[2:27:25] been standardized automation can be designed around it. We have

[2:27:29] invested in equipment to increase our productivity for manufacturing, shipping,

[2:27:33] assembling, and finishing buildings. With this strategy, we are able

[2:27:38] to produce buildings that are high quality, affordable, while also

[2:27:42] being extremely energy efficient. This is how we reduce cost,

[2:27:46] not by lowering quality, but by improving the process. Next

[2:27:51] slide. Kiwi has made significant investments in wealth to support

[2:27:55] this approach. Uh, Kiwi has recently working on phase 205

[2:27:58] of our expansion plans. One's phase two is complete. Kiwi

[2:28:02] will be able to produce roughly 760 housing units per

[2:28:05] year. And future phases increase that to 1, 875 housing

[2:28:11] units per year. Now these capacity figures are not simply

[2:28:15] long - term aspirations. Kiwi is actively investing in the

[2:28:19] floor space equipment technology and workspace required to make them

[2:28:24] happen. This capacity, this production of housing units doesn't happen

[2:28:30] by accident. It requires equipment, robotics, engineering, training, logistics, steel

[2:28:36] fabrication, pre - cash fabrication, skilled people and a predictable

[2:28:41] pipeline of projects. That is why Clair Road is important.

[2:28:45] It helps put local housing manufacturing capacity to work so

[2:28:49] that we can increase our capacity. Next slide. Kiwi's investment

[2:28:54] and housing capacity has been recognised and supported by the

[2:28:57] province of Ontario and the federal government. The province has

[2:29:01] seen what Kiwi is building in wealth and is supporting

[2:29:03] our expansion through the southwestern Ontario Development Fund. That support

[2:29:07] is helping us expand our facilities at Advanced Manufacturing Equipment,

[2:29:12] improve production processes and increase our residential construction capacity. The

[2:29:17] federal government has also recognised the potential of this approach.

[2:29:20] Kiwi is a lead partner in the initiative supported through

[2:29:24] NGEN's Advanced Manufacturing Home Building Challenge alongside the Linamar Innovation

[2:29:29] Hub and Home Opportunities. Kiwi contributes to the building system,

[2:29:34] design build expertise and manufacturing capacity, Linamar contributes advanced manufacturing

[2:29:39] and automation expertise, home opportunities contributes the attainable home ownership

[2:29:45] model. The province sees the value in what Kiwi is

[2:29:48] doing. The federal government sees the value in what Kiwi

[2:29:51] is building. And the development at Clair Road gives Guelph

[2:29:54] the opportunity to help put that investment support and manufacturing

[2:29:59] capacity to work here in our own community. Next slide.

[2:30:04] Now I want to be very clear on quality. Cost

[2:30:08] effective housing should not mean low quality housing. Affordable housing

[2:30:13] should not be disposable housing. The Kiwi precast system is

[2:30:17] based on durable concrete walls and floor panels. It is

[2:30:21] designed for long - term performance energy efficiency, acoustic separation,

[2:30:26] fire resistance, and reduced operating costs. Affordability is not just

[2:30:30] the purchase price. A home also has to be affordable

[2:30:33] to heat. Cool, maintain and operate over time. Next slide.

[2:30:39] Our Kingston housing study demonstrates this. The Project uses the

[2:30:43] same QE precast system with energy modelling showing a 61.

[2:30:47] 5 percent reduction compared with the applicable national energy code

[2:30:54] baseline. Next slide. It also reduces the greenhouse gas intensity

[2:30:59] by 83 percent compared to normal construction. So the goal

[2:31:04] is not simply to build Hone's cheaper. The goal is

[2:31:08] to build homes better, more predictably and more efficiently. That

[2:31:12] is what Kiwi Newton does. Next slide. The other point

[2:31:15] that I want to make is about the construction economy

[2:31:18] in a larger sense. It is very difficult to make

[2:31:21] new housing projects work right now. Contract construction costs, financing

[2:31:25] costs, municipal costs, and buyer affordability are all putting pressure

[2:31:29] on housing projects. The construction industry is not simply holding

[2:31:33] back an unlimited supply of easy to build projects. It

[2:31:37] is searching for viable ways to get housing into construction.

[2:31:41] The Home Opportunities model provides a credible path forward at

[2:31:45] a time when many conventional projects are struggling to proceed.

[2:31:49] Now I want to be very careful with my tone

[2:31:52] here. I don't want my tone to come across as

[2:31:55] arrogant, overconfident, biased, or suffering from tunnel vision. I want

[2:31:59] this to come across as a genuine plea, a genuine

[2:32:03] piece of advice from someone who sees the construction industry

[2:32:07] across all of Ontario right now. Council should not assume

[2:32:11] that if this project is delayed or lost, that another

[2:32:14] developer will automatically arrive with a replacement project offering the

[2:32:18] same combination of attainable home ownership, local manufacturing and appointment,

[2:32:23] high quality construction, strong energy performance, a committed nonprofit partner

[2:32:28] and a realistic path towards construction. Next slide. Kiwi is

[2:32:35] a Guelph employer. This project would help Guelph employers attract

[2:32:38] and retain talent because housing availability is an economic development

[2:32:43] issue. Kiwi was recently recognised as the 2026 Guelph Today

[2:32:47] Economic Development Community Builder. That recognition came as a result

[2:32:51] of our commitment to invest in our Guelph office, manufacturing,

[2:32:56] expansion, uh, expansion and high value local jobs. The development

[2:33:01] at Clair Road would build directly on that investment. And

[2:33:04] for Guelph, it is a chance to show that housing

[2:33:06] targets can be supported by local innovation, local employment, and

[2:33:10] real construction capacity. This is an opportunity to build housing

[2:33:14] in Gwealth using Guelph Expertise, Wealth employees and Guelph Manufacturing

[2:33:19] Capacity. Next slide. And so finally Qwi Newton respectsfully ask

[2:33:24] Council to consider this application positively and support the development

[2:33:27] as it advances through the Planning Process. This is a

[2:33:30] rare alignment of housing need, local capacity, committed partners, and

[2:33:35] a model designed to move Holmes forward. Let's make this

[2:33:38] happen together. Thank you. It's all I got. All right.

[2:33:44] Thank you, Jeremiah. We appreciate that and we appreciate you

[2:33:47] taking the time. Councillor Altaza, quick question for you. Thank

[2:33:52] you very, very much, Mr. Vanderlan. I truly appreciate your,

[2:33:57] your passion. And also I would say compassion, uh, for

[2:34:00] those that are in the housing market, uh, of which

[2:34:03] you have described, um, I'll also point out that I'm

[2:34:06] one hundred percent fully supportive of your pitched for the

[2:34:10] Ikea model of home building. I'm just looking for a

[2:34:16] key and, um, I might join you. But I do

[2:34:18] have a couple of questions that, that might be a

[2:34:21] bit hardball. And if they are, the, uh, malice intended.

[2:34:25] First of all, the, the time frame from shovel in

[2:34:28] the ground to occupancy. What are we looking at in

[2:34:31] terms of, uh, specifics. Uh, yes. Great question. So definitely

[2:34:36] depends on what kind of building we're constructing. So there's

[2:34:40] two different towers that are being considered there. I would

[2:34:44] say that largest tower is about 18 months. So shovel

[2:34:47] ground to occupancy is about 18 months. Thank you. Um,

[2:34:52] theoretically, um, and I'm only going to ask you theoretically

[2:34:55] because I'm sure you don't, you're not able to give

[2:34:57] me the hard numbers on this. Uh, what percentage below

[2:35:00] market value are we looking at for, um, for these

[2:35:04] units because you, you, you sold me. Okay. Um, and

[2:35:08] I'm hearing that it's affordable. So now I just need

[2:35:11] to know market value What are we looking at. Yeah,

[2:35:18] um, I'm going to assume you're talking about construction costs

[2:35:20] there. Yes. So on construction cost, we find we're anywhere

[2:35:23] from 10 to 20 percent less than kind of industry

[2:35:26] average on construction costs per square foot. And thank you

[2:35:31] and thank you Kiwi Newton. Uh, I am keen on,

[2:35:36] on Kiwi Newton and maybe I'll have you come to

[2:35:38] one of my breakfast one day to pitch people on

[2:35:40] this as well. Thanks very much. Thank you. Just make

[2:35:44] sure he pays for your breakfast Jeremiah for sure. Wait

[2:35:47] a minute Councillor Corinne as a question for you as

[2:35:52] well. Thank you. Thank you. Your energy efficiency numbers were

[2:35:57] incredible. Um, very impressive. Are they related to the form

[2:36:01] of energy and the, the, uh, you're using Renewable sources

[2:36:05] or is it just the building envelope and the, um,

[2:36:10] you know, the design and engineering piece. Great question. Um,

[2:36:14] so those numbers are related to the design and engineering

[2:36:18] of our building system that can be further increased by

[2:36:23] renewables. So the project is considering a large solar array

[2:36:28] for the property as well. But the, you know, roughly

[2:36:31] 60 percent reduction in energy usage. That can be done

[2:36:34] with basically it's our air tightness, our strong insulation details

[2:36:39] are strong window details and really just the, the detailing

[2:36:42] of the system itself. Great. Thanks very much. Great Jeremiah.

[2:36:49] That is all the questions we have. We'll let you

[2:36:51] get back to building more homes. Awesome. Thank you. Thank

[2:36:54] you. Thank you very much. All right. Sean Scott is

[2:36:58] up next from Lindemar. Thanks, Sean, for coming. And is

[2:37:03] Valerie Vanderwick here. I'm sorry. I don't have my glasses

[2:37:08] on. Is Valerie here? Oh, okay. I'm sorry. Yeah. You're

[2:37:11] in the wings. Okay. Thank you. Uh, so Sean, thanks

[2:37:14] a lot for waiting and it's over to you. Okay.

[2:37:16] Thank you. Excellent. Thank you Mr. Mayor Councillor City staff.

[2:37:20] Appreciate your time. Uh, I want to bring greetings on

[2:37:23] behalf of the almost 10, 000 employees from Linamar, uh,

[2:37:27] to you today. I've been resident of Guelph proud Lee

[2:37:32] since 1995. And I've been employed at Linamar for 30

[2:37:35] years and I've seen, uh, the tremendous growth. The organisations

[2:37:39] had and the incredible impact that it's had on the

[2:37:43] community. And of course that the employees have had on

[2:37:46] the success of Litamar. I'd like to thank Home Opportunities

[2:37:50] in our community partners for bringing attention to your attention,

[2:37:54] one of the most important issues facing working families today,

[2:37:56] which is affordable housing. At Linamar, we see firsthand how

[2:38:00] affordable housing effects our employees. How it affects our business.

[2:38:04] And the overall health of our community. Many of our

[2:38:07] employees are highly skilled individuals contribute everyday to manufacturing, to

[2:38:12] innovation and to economic growth. Yet an increasing number of

[2:38:15] workers face housing that they can't afford. Face finding housing

[2:38:22] that, uh, sorry, yet an increasing number of workers find

[2:38:25] housing. They cannot, they cannot afford housing in the community

[2:38:29] that they live. Across Canada housing costs have risen faster

[2:38:34] than incomes in many communities making it hard for workers

[2:38:37] to live near their jobs. Recent research from CMHC has

[2:38:42] shown that high housing costs are reducing labour mobility. And

[2:38:46] making it more difficult for employers to attract and retain,

[2:38:50] uh, talent. Research shows and we believe that when employees

[2:38:54] can afford to live in the same community where they

[2:38:57] work, everyone benefits. Employees have shared with us their desire

[2:39:01] to spend less time commuting. More time with their families.

[2:39:05] And they experience the financial stress. Of turning on the

[2:39:08] TV every day, seeing the news and the impact of

[2:39:12] the increase of gas prices on their lives as well

[2:39:16] as everyday essentials. They want to assure better quality of

[2:39:19] life for themselves and their family. Research shows that stable

[2:39:24] housing's linked to improve wellbeing. Stronger community engagement. And greater

[2:39:30] economic opportunity. Linamar and all employers will benefit from more

[2:39:35] affordable housing as well. Affordable housing supports workforce stability. It

[2:39:42] improves recruitment and retention. It helps reduce our turnover costs.

[2:39:47] And helps organisations rang competitive in attracting skilled employees. The

[2:39:52] more of our employees who can live locally, the more

[2:39:55] they can support local businesses that can volunteer and communities

[2:39:59] that can participate in civic life and help create more

[2:40:03] vibrant neighbourhoods. Therefore, we know affordable housing is not just

[2:40:07] a social issue. It's an economic development issue. And for

[2:40:10] us, it's a workforce issue. I want to thank you

[2:40:14] for listening to, uh, this afternoon. I want to thank

[2:40:17] you for the work you're doing, building stronger communities. A

[2:40:21] community where everyone can live, work and thrive in the

[2:40:23] same place. Thanks for your time and for investing in

[2:40:27] the prosperity of the region. Thank you so much, Sean.

[2:40:33] Um, we really appreciate it. Uh, on behalf of Linamar

[2:40:36] being here today. Thank you. And is there any follow

[2:40:38] - up questions for Sean. There isn't. So thank you

[2:40:43] very much. And Valerie Valerie's coming up here, uh, on

[2:40:48] behalf of the Indigenous skills, employment apprenticeship and development. So

[2:40:52] thank you Valerie. And is Lainey here. Okay. You're in

[2:40:59] the wings. Okay. Over to you Valerie. Thank you. Good

[2:41:03] afternoon. Uh, your worship councillors Chimique Witch. Wilayland for having

[2:41:11] me here today to speak with you. My name is

[2:41:13] Valerie Vanderky and I am a Mike Mal First Nations

[2:41:15] woman. My family originated from what is now known as

[2:41:19] Halifax Nova Scotia and Blackpoint Rusty - Gush County in

[2:41:24] New Brunswick. I currently reside in the traditional territory of

[2:41:27] the Hodneshone people of the Longhouse. Six nations of the

[2:41:30] Grand River in Haldeman County inside the Haldeman tract. I

[2:41:35] am forever grateful to the Six Nations of the Grand

[2:41:38] River and the Mississauga's of Credit for their stewardship of

[2:41:42] the land, where I am allowed to live and raise

[2:41:45] my family. Um, I come here today representing Indigenous skills

[2:41:50] employment apprenticeship and development. And I'm just going to take

[2:41:52] a couple of minutes. I have no slides. I wrote

[2:41:54] nothing down. I'm just going to wing it for everybody.

[2:41:57] Um, we are a national not - for - profit

[2:42:01] organisation whose mandate is to ensure equitable access and opportunity

[2:42:05] for Indigenous people in their communities to access employment, training,

[2:42:11] and apprenticeship in the skilled trades along with economic development

[2:42:15] and social enterprise. So we cover all sectors of training

[2:42:19] through funding and grant monies that we receive through partners

[2:42:23] in the building trades corporations through other community groups. And

[2:42:27] it covers all spectrums of opportunities for employment and training.

[2:42:32] Um, when I was first approached by Home Opportunities and

[2:42:38] the inquiry that they were making with regards to those

[2:42:42] pieces that are so important for eye seed, as we

[2:42:45] call it. I'm reminded, again, as a First Nations woman

[2:42:50] of the Crown's duty to consult. Under sections 25 and

[2:42:53] 35 of the Constitution Act of 1982. I am reminded

[2:42:57] of the truth and reconciliation commission call to action number

[2:43:00] 92, asking business to stand up and do their part

[2:43:04] and reconciliation with the First Nations people of this country

[2:43:08] across the land. I am reminded of the United Nations

[2:43:12] Declaration on the Rights of Indigenous people and the act

[2:43:15] that followed it here in Canada when it was adopted.

[2:43:19] And my opportunity to work with, uh, Mike Le Bay

[2:43:22] has shown me that with the right intentions, with proper

[2:43:27] consultation, these partnerships can be formed relationships built and obstacles

[2:43:33] overcome before they even begin. It's been my sincere pleasure

[2:43:36] to work with this consortium ensuring that the Mississaugas of

[2:43:40] credit First Nation. And the Six Nations of the Grand

[2:43:43] River both had their voices heard with this group of

[2:43:46] individuals. Um, a large portion of Indigenous people live off

[2:43:52] reserve the vast majority simply because housing space, affordability, multi

[2:43:57] - generational families living together, overcrowding, uh, leading to increased

[2:44:03] illness, disease, poor water quality. I could go on, but

[2:44:07] I only have six minutes left. So, um, these opportunities

[2:44:11] in working in partnership with this consortium affords Indigenous people

[2:44:16] living off reserve, the exact same opportunity as anyone else

[2:44:19] to enter into affordable home ownership based on their income.

[2:44:26] Which is not something that many of them have the

[2:44:29] opportunity to attain living on reserve. So we're very proud

[2:44:33] of the fact that we've been able to facilitate these

[2:44:35] discussions and that we've been able to forge forward with

[2:44:39] partnership and understanding and clear support from both of these

[2:44:43] nations as is so important considering where we're looking at

[2:44:46] putting this development. I'm going to share with you a

[2:44:49] personal story. My husband passed away a year and a

[2:44:53] half ago. Five years prior to his passing, he worked

[2:44:57] for Jerôce Manufacturing here in Guelph. As a project manager

[2:45:04] and manufacturing engineering technologist throughout the pandemic, throughout everything. We

[2:45:09] live in Kiyouga, Ontario. His commute was an hour and

[2:45:13] a half. Here. And sometimes two hours home, depending on

[2:45:17] traffic. Many's the time I wanted to relocate to Guelph

[2:45:22] to take that load off of him so that he

[2:45:24] could give back to his family the three to four

[2:45:27] hours that he was spending commuting. Unfortunately for us, we

[2:45:31] were unable to afford a home. In Gwelph. So a

[2:45:37] large portion of his time was spent commuting instead of

[2:45:40] spending it with his son, his daughter and myself. Were

[2:45:43] grateful to Jerô's manufacturing for providing us with an income

[2:45:46] that allowed us to maintain our lifestyle in Kiyuga. So

[2:45:51] I would ask Council to please put forward your best

[2:45:54] and foremost consideration on the impact that developments like this

[2:45:58] can do to change the lives of individuals who want

[2:46:01] to live, work and flourish. In Guelph. Chimique Wedge, Will

[2:46:07] England. Well, thank you so much. And thank you for

[2:46:11] sharing that story difficult to do, but we appreciate that

[2:46:14] very much. And, uh, thank you for coming to make

[2:46:17] the presentation. Is there a follow - up at all

[2:46:19] at this time. There isn't, but on behalf of Council

[2:46:24] again, thank you very, very much. Uh, let's go to

[2:46:27] Lainey. I think that's next. And then is, uh, Viran

[2:46:32] here. Okay. You're in the wings. Okay, Vern. All right.

[2:46:41] Thank you very much for coming. I'll turn it over

[2:46:43] to you. Okay. Good afternoon, Mayor Council members and everyone

[2:46:49] else here. This is my first time in this Chambers.

[2:46:54] So. I'm relying on you to educate me on the

[2:46:57] way this goes. My name is Lainey Hayles and I'm

[2:47:03] an immigrant to Guelph. I came 30 something years ago

[2:47:07] as an immigrant international student, University of Guelph. And I

[2:47:14] have left and lived overseas and came back. I work

[2:47:16] here. I am an adult educator. I raised a teenager

[2:47:20] here. And I have been a volunteer. I've coached basketball.

[2:47:26] I worked with or volunteered with the Guelph Museum. And

[2:47:31] a various other organisations, Black History Society, black heritage society.

[2:47:35] But I just recently graduated from Wilfred Laurier. I just

[2:47:40] completed a master's degree in clinical psychotherapy. And I'm looking

[2:47:44] for working wealth. I've been doing a lot of commuting

[2:47:48] back and forth. Um, but I am a long -

[2:47:52] term and a long time renter in wealth. I have

[2:47:55] never owned a house in Guelph. And I have been

[2:47:59] living in Guelph for a total of 15 years now.

[2:48:03] So I'm very grateful to Guelph. I have a history

[2:48:08] here. My father came here as a university student in

[2:48:11] 1957. And my brother and sister were born here as

[2:48:14] well. But today I'm here to support The Call for

[2:48:19] Affordable Housing Projects in Guelph for Working People. For working

[2:48:25] families, particularly. I have three points I would like to

[2:48:29] share with you. First and foremost. And I think this

[2:48:34] goes, and I hope this goes without saying. Everyone deserves.

[2:48:41] The security and dignity of a safe, affordable home and

[2:48:47] community. Working educated, single - headed households like mine.

[2:48:57] We are forced to spend a significant amount of our

[2:49:02] income and time. To meet a basic need called shelter.

[2:49:10] And we already service for profit landlords, rich bankers, mortgage

[2:49:16] corporations, which may not even necessarily be in Guelph. So

[2:49:20] my question to you is will you really consider what's

[2:49:25] being presented here and serve working citizens, local citizens like

[2:49:30] us. Second, wealth working residents, we need a range of

[2:49:38] housing alternatives in various geographic areas. Restrictive boundaries and the

[2:49:46] stigma of subsidized housing projects, also known as hoods in

[2:49:52] my vernacular. Um, it deters working individuals and families like

[2:49:57] myself from finding a stable place to call home. So

[2:50:03] my plea to you is, would you consider releasing spaces

[2:50:08] that encourage us to live locally? Because that way we

[2:50:13] can live and work. More in a more productive and

[2:50:17] satisfactory life locally. Third. Your wealth territorial

[2:50:27] acknowledgement states that we're guests here. And we have the

[2:50:36] responsibility to care for the land, the people who live

[2:50:39] here now. And generations to come. I appreciate it hearing

[2:50:44] that in the territory acknowledgement. And I'm wondering, don't you

[2:50:49] think it behooves us to. Now make intentional sustainable decisions

[2:50:56] regarding land stewardship and local humanity. Please make good on

[2:51:04] reconciliation. Rhetoric. Um, and move towards making land access more

[2:51:13] equitable. So overall, basically what I'm asking for is to

[2:51:20] choose compassion and ethical decision making in your decisions and

[2:51:25] considering, um, what we're talking about today. Um, I'm asking

[2:51:30] for investment. Invest in solutions that centre people in dignified,

[2:51:40] um, and for a mutual benefit. Allow affordable access to

[2:51:45] land. That it can so it can meet our basic

[2:51:50] housing needs and maximize housing opportunities. Let's show that our

[2:51:57] city is not backed by single focus, high level establishment.

[2:52:07] Parties. Um, and welcomes residents of all types and backgrounds,

[2:52:12] all types of backgrounds and income levels. I also want

[2:52:17] to mention that as an adult educator, I teach immigrants

[2:52:21] and refugees mostly in the Kitchener Watler area, but I've

[2:52:24] also been an educator at University of Guelph and in

[2:52:27] the community here, action read downtown Guelt of my students

[2:52:34] are, the majority of them are actually refugees and immigrants

[2:52:37] or low income. And a lot of them work at

[2:52:41] Linamar. Eritrean students particularly. And they're commuting from Kitchener Waterloo.

[2:52:48] So I've seen them and I hear them and they

[2:52:50] speak to me about what, you know, wealth means to

[2:52:52] them. And for me, you know, I'm speaking for citizens.

[2:52:57] I am a, I'm working. I'm actually educated as I

[2:53:00] mentioned. But I'm constantly wondering, can I stay in Gulf?

[2:53:06] I really have roots in Guell from my family, as

[2:53:10] I mentioned. But I am constantly debating whether I can

[2:53:15] stay here. And whether, you know, the work that I'm

[2:53:18] constantly commuting to or school in Kitchener Waterloo is worth

[2:53:22] it for me to stay here. But I have my

[2:53:25] feet here. I want to be here. I made a

[2:53:27] choice to come back to Guelph at my more advanced

[2:53:32] age. So Mike, please, um, ask you to really consider

[2:53:38] these points and to think about, um, the other people

[2:53:43] who are like myself and working people, people who work

[2:53:46] very hard. Thank you for this opportunity. Well, thank you

[2:53:50] very much. Was it difficult your first time here? We

[2:53:54] make it pretty comfortable, right? Oh, you mean right now

[2:53:57] here? Yeah, it was pretty easy, right? It's a little

[2:53:59] chilly in this. Okay. Other than the temperature, it's pretty

[2:54:06] good. All right. It was pretty good. Good. I like

[2:54:08] that. Um, well, you did great for your first time.

[2:54:10] Okay. Just want to make sure everyone, everyone's always comfortable

[2:54:13] here. So it's, it's good. This is community. Right. So

[2:54:16] is there any questions by anyone? Okay. Councillor Busatil has

[2:54:19] a question. Through the mayor. Thank you very much for

[2:54:24] your presentation, Lainey. Resonates very much with me. I often

[2:54:29] talked about my dental hygienist that drives all the way

[2:54:31] in from Shelburn. Same kind of situation, affordability here local.

[2:54:36] But in your delegation, you talked, you urged us to

[2:54:39] think about a range of housing. And you made reference

[2:54:42] to, you know, subsidized public kind of community housing. And

[2:54:46] so I'm asking you in your on the ground kind

[2:54:49] of experience, if this kind of a model creates space

[2:54:54] for some of the residents who are in paying market

[2:54:57] rent in community housing, social housing, public housing to move.

[2:55:03] Because when you talk about a range of housing, we

[2:55:06] desperately need more public housing. So when you think about

[2:55:10] your range, is there that possibility to create a movement

[2:55:15] in that parking lot where we're kind of stuck. When

[2:55:20] you say, if I may ask, when you say a

[2:55:24] range, you're talking about same location. In the City of

[2:55:29] Guelph, yes. A range. You talked about a range of

[2:55:32] housing. Okay. So it can be both ways. It can

[2:55:35] be various locations, which I refer to. Right. I'm also

[2:55:39] talking about diversity in one area. You know, there is

[2:55:43] more things that connect us. And there are differences if

[2:55:47] we actually are connected. Like somebody had referred to. I

[2:55:51] can't remember who it was, you know, helping people in

[2:55:54] the community. So when I talk about arrange, you know,

[2:55:58] you get one time, yeah, you get can get, have

[2:56:00] one type of income in one place that kind of

[2:56:03] creates a stigma, you know, as I mentioned. But you're

[2:56:07] talking about in the same location. That's a very good

[2:56:10] thing, but I was also referring to different locations in

[2:56:15] wealth, you know, for diversing the city of Guelph, different

[2:56:22] places. So you're not thinking of the inner city. You

[2:56:25] know? Is that answer your question? Perfect. Thank you. Great.

[2:56:30] And seeing nothing further, thank you again for joining us.

[2:56:32] We appreciate it. We'll see you back here another time,

[2:56:35] hopefully. Okay. Varying, command forward. Just as Viren is getting

[2:56:40] ready, I just, I'm just minding to make sure from

[2:56:43] a, come on for it. Yeah. I was an agenda

[2:56:46] management. I want to make sure everyone's kind of hearing

[2:56:49] me out on this. We have one, two, three, four,

[2:56:53] five, six, we have seven at a minimum. Of more

[2:56:58] people that are signed up for delegating. Then I have

[2:57:01] to open it up to the floor. Then I have

[2:57:03] to open it up for people to, to, to call

[2:57:06] in. And I'm just going to be really upfront with

[2:57:09] everybody here. Council has to take a break. Okay. We

[2:57:13] have to have a break. So when I look at

[2:57:17] the agenda and I look at all the other stuff

[2:57:20] that's on our agenda, I just want to say that

[2:57:25] the next agenda item. Is the ward heritage conservation district.

[2:57:32] And we have a presentation. And then one delegation. And

[2:57:37] we have the urban design master plan for Duke Street,

[2:57:41] Midtown Village. I would not be surprised that we don't

[2:57:47] even start. The ward heritage is conservation district. Until like

[2:57:57] 730 quarter to eight. So if the reason why I'm

[2:58:02] saying that is so that if there are people here

[2:58:05] that are waiting around for that agenda item, okay? If

[2:58:12] you are here in this room for the urban design

[2:58:17] master plan and the delegations that are signed up for

[2:58:20] that, like that, that could be eight, eight, 15. Okay.

[2:58:26] Like, so I'm just trying to make sure everyone is

[2:58:27] hearing, hearing what it is in case you want to

[2:58:30] go for a coffee or something like that. Come back

[2:58:32] later. Okay. So please just be aware of time everybody

[2:58:35] as we continue on in our agenda. And we are

[2:58:37] going to go through the delegations, which is another hour.

[2:58:41] At least. And then we're going to take a half

[2:58:44] an hour break after that. Okay. So right now, uh,

[2:58:47] Veren, thanks for letting me interrupt you. And, uh, you

[2:58:50] have the floor. Okay. Go right ahead. Hello, Councillor. And

[2:58:57] hello, everyone. My name is Viren and I'm working for

[2:59:00] a Linamar in a Gulf. I live in a boost

[2:59:04] talk. And I travel about an hour each way. To

[2:59:09] work every day. While I enjoy my job commuting has

[2:59:16] its challenges. I spend around two hours on the day.

[2:59:21] Uh, sorry. I spent around two hour a day on

[2:59:25] the road. Which takes time away from my family. Exercise

[2:59:33] and work community. This is my first time. Sorry. And

[2:59:40] community activities. The cost of gas vehicle maintenance and repairs

[2:59:47] at sub quickly. Weather can make more weather canuting even

[2:59:55] more difficult. Winter storm snow ice. And poor road conditions.

[3:00:01] Can make travel unsafe and cost delays. In December 2025,

[3:00:06] CVR weather close highway 401 between V stock and gulf.

[3:00:10] Preventing me from getting to work. Another winterstorm on January

[3:00:15] 15 2026 also made travel unsafe. This disruption affect many

[3:00:22] workers who commute from nearby communities. The main reason I

[3:00:28] live in Vstock. Is affordability. Housing there is more within

[3:00:33] my budget than housing in a Gulf. Like many families.

[3:00:39] I choose to leave where I could afford a stable

[3:00:41] home. If more affordable housing were available in a GOV,

[3:00:48] I would seriously consider moving here. Living closer to work

[3:00:52] would reduce commuting time and cost. Give me more time.

[3:00:57] With my family. I know many other workers. Faced the

[3:01:03] same situation. More affordable housing in a gulf would help

[3:01:07] people live closer to their jobs. Improve their quality of

[3:01:11] lifes. And strengthen the community. Thank you for considering the

[3:01:17] experiences of people like me. Who would welcome to who

[3:01:22] would welcome the opportunity to live and work in the

[3:01:25] same community. Thank you, sir. Thank you. Thank you very

[3:01:29] much. Yeah, we appreciate your presentation and your thoughts on

[3:01:33] it too. Let me just see if the follow -

[3:01:35] up question from Councillor Galler. Okay. Thank you. And through

[3:01:39] your worship too. Mr. Chara. Thank you very much for

[3:01:41] presenting today. Could you let me know how long have

[3:01:44] you been looking to move and to unleaven wealth? Almost

[3:01:48] from last two years past two years. Yeah. Okay. Okay.

[3:01:51] I appreciate that. Thank you very much for presenting. Thank

[3:01:54] you. Seeing nothing further. We appreciate your point of view.

[3:01:57] Thank you very much. Appreciate it. Okay. Terry. You already

[3:02:02] are in the wings. We appreciate that. Marva, you're here,

[3:02:06] right? You're in the wings now. Okay. Terry, thanks for

[3:02:09] joining us. Go right ahead. Hello everyone. My name is

[3:02:13] Terrie Jarvis. I'm a retiree living in Ward 6 and

[3:02:18] I'm also an active volunteer in our Great Gulf community,

[3:02:22] especially through my rotary club. I love this city, but

[3:02:27] like many of us are worry about our lack of

[3:02:30] affordable housing. So I'm here tonight to speak from the

[3:02:33] heart. And I have just three brief points. The first

[3:02:37] is that I see it's, the near impossibility for many

[3:02:41] young people to get onto the Home Ownership ladder. Secondly,

[3:02:47] without affordable housing, many talented employees often cannot come to

[3:02:52] nor stay in Guelph, which also places stress on businesses

[3:02:56] and employers that need their local talent to be living

[3:02:59] nearby. Furthermore, point not mentioned so far is that I

[3:03:05] believe there are many older folks on fixed incomes who

[3:03:09] also need affordable housing and would love to downsize perhaps

[3:03:14] and live independently in a multi - generational neighbourhood near

[3:03:18] shocks. We have before us a really remarkable opportunity here

[3:03:23] that has been spelled out. And so I have today

[3:03:27] just a simple request to the City. Please prioritize this

[3:03:32] rezoning so that an amazing project can move forward and

[3:03:36] make a lot more affordable housing available in growth sooner

[3:03:41] rather than later. Thank you. Well, thank you, Terrie. Thanks

[3:03:45] for hanging around for that. And is there any follow

[3:03:48] - up for Terry at all. There is not. Thank

[3:03:52] you very much. Oh, I'm sorry, Terry. I do need

[3:03:55] you to stick around. I did not see Councillor Choose

[3:03:59] Hand go up. So please stick around Councillor 2 over

[3:04:01] to you. Thank you, Thierry, Mr. Mayor. Just a very

[3:04:06] quick question. Uh, Terry, would you mind sharing where you

[3:04:10] live? I'm just curious to see if you live in

[3:04:12] proximity to this project. And if, uh, that played any

[3:04:16] influence in your support for this project. No, I'm going

[3:04:20] to just interject. That's not relevant where people live anyone

[3:04:25] that can come up and speak their mind on something.

[3:04:29] It doesn't matter about location. Um, so Terry, I don't,

[3:04:33] I don't think, I will leave it up to you

[3:04:36] to answer that question, but it's not something that's normally

[3:04:40] needed to be answered. Okay. So I'll lead up in

[3:04:43] the air, phrase that question. Sure. Okay. I'm just curious,

[3:04:50] uh, what your experiences in this area. And if that's

[3:04:54] influenced your support for this project. I speak really as

[3:05:00] a concerned and compassionate citizen worried for others. Perfect. Thank

[3:05:07] you. Council Archer, are you okay then? You still have

[3:05:09] the floor if you have a thank you. Okay. Thank

[3:05:13] you, Terry. Marva, come on down. Mike, I think I

[3:05:19] saw you here in the front row, right Mike? Yep.

[3:05:22] You're in the wings, Mike. Marva over to you. Thank

[3:05:26] you for joining us. Uh, thank you, your worship.

[3:05:37] Members of Council and members of the community, uh, the

[3:05:42] Home Opportunities team. I first met, um, uh, John Farley.

[3:05:50] Who made a presentation to our rotary club, uh, probably

[3:05:55] about two and a half years ago about this incredible

[3:05:58] opportunity for our community. And so I am thinking that

[3:06:02] we're a little bit behind in terms of, uh, the

[3:06:05] delivery of the presentation that you made that we were

[3:06:08] also excited about many community members. As the mayor has

[3:06:13] said, my name is Marva Bailey Wisdom. And I am

[3:06:16] a proud gulfig since 1985. As that's 41 years ago,

[3:06:21] uh, I moved here to Guelph. And at the time,

[3:06:24] I think I was 25 years old. Don't do the

[3:06:26] math. Whatever you do. But we were able to afford

[3:06:30] to purchase a home then. And I know now that

[3:06:34] would be really impossible for 25 year old to move

[3:06:37] to Guelph and purchase a home. Like many in this

[3:06:41] room, I love my community and together we work to

[3:06:45] make it a welcoming place, uh, when we all can

[3:06:49] strive. We can thrive and we certainly can flourish. This

[3:06:54] evening I will share the whys and the promise of

[3:06:57] Guelph very briefly. And I do urge counsel to consider,

[3:07:02] uh, the designating with, with of course staff, appropriating industrial

[3:07:07] or employment lands for affordable residential housing. The benefits are

[3:07:13] significant and wealth can become a model for other Canadian

[3:07:17] communities. And listening to qualifieds, some of the promises includes,

[3:07:26] uh, what I heard I was very honoured to be

[3:07:30] a member of Wells Community Plan and External Lead Advisor

[3:07:35] to the plan, which was 2018 and 2019. And in

[3:07:40] the plan. Uh, it talks about the plan becoming Guelph's

[3:07:46] foundational vision for the City's strategic plan and that it

[3:07:51] has guided many of the city's master plans. Its vision

[3:07:54] is one that I believe this proposal directly supports. The

[3:07:59] community plan has several planks, including housing, including affordable housing.

[3:08:07] And it tells us that we love where we live.

[3:08:10] That's what a lot of things that we heard, um,

[3:08:13] in the community. That we value green, walkable neighbourhoods where

[3:08:18] people are connected and can remain in their communities as

[3:08:21] they age. The recreation centre that is going to be

[3:08:24] in the South and certainly the emergency services that are

[3:08:28] there shopping the green spaces. It is uniquely situated for

[3:08:35] families and for individuals who need housing now. We want

[3:08:40] to preserve our unique wealthiness. They continue to say while

[3:08:44] accommodating growth. And most importantly, the community plan recognise that

[3:08:50] Gualth needs more housing. That is affordable, accessible and suitable

[3:08:55] for people of all incomes ages and circumstances. Why did

[3:08:59] I share that? It's because I want to remind us

[3:09:02] that we have asked the community already. Like we have

[3:09:05] been out there. Having these deep, deep conversations. And we

[3:09:10] have said we hear you and we want to cast

[3:09:13] forward 10, 15, 20 years from now. And casting forward

[3:09:17] as to what you need and what you wish to

[3:09:20] see. And the housing vision is very synergistic with this

[3:09:27] proposal that everyone has a safe home that meets their

[3:09:31] needs. That affordable housing choices are available throughout the city

[3:09:35] that accessible housing options are expanded and that young people

[3:09:38] can afford to staying gualth and new residents can choose

[3:09:41] to make gualth their home. That people feel safe and

[3:09:45] supported in their homes and neighbourhoods. And you can find

[3:09:48] that on. Go to City of Guelph Community Plan website.

[3:09:51] This proposal advances those goals. So what are we hearing

[3:09:55] today is hardly new. And it is again, reemphasizing. I'm

[3:10:00] also a fellow with the Enveronics Institute for Survey Research.

[3:10:04] And I want to share a little bit of findings

[3:10:06] in the 2024 Confederation of Tomorrow Survey. The survey found

[3:10:11] that affordable housing has become one of Canada's most pressing

[3:10:14] public policy issues. More than 6, 000 Canadians were surveyed

[3:10:18] and the results were clear. Canadians are much more likely

[3:10:22] to disapprove than approve of how governments at all levels

[3:10:26] are addressing the supply of affordable housing.

[3:10:37] And municipal governments came in at 42 percent disapproval. And

[3:10:42] after listening here tonight, this is the opportunity to take

[3:10:46] action. Guelph leads in so many areas. We have an

[3:10:50] incredible community. And I believe we can lead in this

[3:10:53] area as well. In closing, council does have this opportunity

[3:10:58] to make home ownership possible for the people who keep

[3:11:01] Guelph running. Our workers, our young families, first time buyers,

[3:11:05] seniors looking to downsize while remaining in the community they

[3:11:09] love. Converting appropriate industrial or employment lands to support affordable

[3:11:14] homeownership is more than a land use decision. It's an

[3:11:18] investment in Guelph's future. It strengthens our workforce. This proposal

[3:11:23] is consistent with the vision of the Gualth Community Plan,

[3:11:27] a city where everyone has access to safe, affordable. And

[3:11:30] suitable housings. And imagine 940 new affordable housing. So I

[3:11:37] respectfully ask Council to support this proposal and approve the

[3:11:41] necessary planning changes to allow affordable residential housing on these

[3:11:46] lands. Together, we can ensure that Guelph remains a city

[3:11:50] where people not only work, but also afford to build

[3:11:53] a life. Raise a family and afford it home. Thank

[3:11:57] you for your time. Thank you for your consideration, your

[3:12:00] service. Thank you for listening and leaning into your caring

[3:12:05] and compassionate community. Great. Thank you, Marva. Thank you so

[3:12:10] much for coming. We appreciate it. Is there any follow

[3:12:14] - up for Marva's presentation. There is not. Thank you.

[3:12:19] Thank you very much. Mike Darman, come on forward. And

[3:12:25] is Amina here. Okay. Perfect. You're going to be in

[3:12:29] the wings. Okay. Uh, so Mike over to you. Good

[3:12:34] afternoon, Merry Guthrie. Councillors and City staff. My name is

[3:12:36] Mike Darman and I'm co - chair of GCAT, The

[3:12:39] Guelph Community for Active Transportation. I will admit that I

[3:12:42] was unfamiliar with this development site as is a surrounded

[3:12:45] by natural heritage industry, a school and a recreation centre.

[3:12:50] So it decides to bike to it on site visit.

[3:12:53] Looking at the drawings on laptop or phone simply doesn't

[3:12:56] work for me. I need to get a feel of

[3:12:57] the property. By actually walking around and seeing it in

[3:13:01] context to its surroundings. I found a sign for the

[3:13:04] application on Player Road West by the water tower and

[3:13:07] got my bearings. Unfortunately the site is inaccessible from Southgate

[3:13:11] Drive area due to the prevalence of major fence -

[3:13:14] off industrial sites. So I continued my ride back to

[3:13:17] Claire Road and Poppy Drive and explored the property from

[3:13:19] the rear Fisher McDonald High School and the South End

[3:13:23] Recreation Centre. What immediately struck me. Was the thought that

[3:13:28] this development is an ideal opportunity to actually allow people

[3:13:31] to live almost directly beside where they would work. Live,

[3:13:36] play and shop. The second thought was that came to

[3:13:39] my mind was how actually how quiet it was compared

[3:13:41] to other places in the city, even with major industry

[3:13:45] so close by. It seemed far quieter than living near

[3:13:48] an arterial road, adding high - density residentials seemed like

[3:13:51] an ideal mixed use opportunity. And especially for much needed

[3:13:56] affordable housing for employees of adjacent businesses and industry. Zoning

[3:14:00] was created for many reasons in the past. There were

[3:14:03] justified at the time. The housing crisis justifies rethinking rigid

[3:14:07] zoning industrial zoning. Ontario faces a severe housing shortage. Large

[3:14:13] areas of urban land remains reserved exclusively for industrial uses

[3:14:17] even where industrial activity has at client or change. Preventing

[3:14:21] any residential development on these lands reduces the supply of

[3:14:24] available for housing. Allowing residential uses on appropriate industrial sites

[3:14:30] like this one could increase housing supply without expanding city

[3:14:33] boundaries. Many industrial areas are no longer heavily industrial. Modern

[3:14:38] industry often consists of warehouses, distribution centres, technology firms, research

[3:14:43] facilities and small - scale manufacturing. These uses frequently generate

[3:14:48] far less noise and pollution. Than traditional factories along Southgate,

[3:14:54] this is almost exactly the case. Perhaps the strongest argument

[3:14:58] to redesignate these lands comes from industrial from these lands

[3:15:04] from industrial to residential comes from the local industry sector

[3:15:07] itself. Reading through the correspondence from industry supporters like Kiwi

[3:15:11] Newton, Linamar and Denso. It struck me that this is

[3:15:14] a unique combined economic development, employment and affordable housing development

[3:15:19] opportunity all in one. This is an opportunity that far

[3:15:23] exceeds keeping the site only for an employment lands and

[3:15:26] may only ultimately include a similar industry that employs fewer

[3:15:30] employees. Kiwi Newton's analysis perhaps is the strongest. They have

[3:15:34] the capability of producing low - cost prefabricated factory built

[3:15:39] energy efficient affordable modular housing building systems. This development will

[3:15:45] offer a built example showcasing how it can be done

[3:15:48] in other communities at scale and potentially lead to the

[3:15:51] expansion of their facilities, employing many more workers. The technology

[3:15:55] for the robotics part may come from Linamar, which will

[3:15:59] further increase for both companies. And ultimately how is this

[3:16:04] built will help all of them to retain and get

[3:16:06] new employees by enabling employees to live close to where

[3:16:10] they work, shop and play, reduces their housing and transportation

[3:16:13] expenses. And the money stays local. This is a win

[3:16:16] - to - win opportunity for Guelph. Regarding our GCAT

[3:16:20] vision for Active Transportation and Future Planning Application Steps, GCAT

[3:16:24] respectfully asked Council to direct the applicant to work with

[3:16:27] City staff, The Wellington Catholic School Board. Bishop McDonald, Catholic

[3:16:32] School and Laboring Land Owners to explore direct pedestrian and

[3:16:36] cycling connections from this development nearby destinations. In conclusion, I

[3:16:43] hope Council ultimately agrees to supportesignating these lands. This is

[3:16:50] such a unique opportunity to showcase a solution to deal

[3:16:53] with the affordability issues of housing in our area. It

[3:16:56] will foster economic development, boost employment, and provide a community

[3:17:01] where people can live close to where they work, shop

[3:17:03] and play. It really is a unique opportunity to show

[3:17:07] how it can be done in Guelph and showcase how

[3:17:10] it can be done in other cities. Thanks. Great, Mike.

[3:17:14] Thank you very much. Any follow - up for Mike

[3:17:16] at all. Councillor Kron. Thank you. Mr. Darman, I know

[3:17:21] this is a land use planning meeting for this particular

[3:17:25] site, but I am curious about accessibility from the trail

[3:17:28] system because I tried to follow where you might have

[3:17:31] come from to the north along the Claire Fire or

[3:17:37] along the South Creek trail that you described. I'm just

[3:17:41] wondering if you came from the downtown area. Where did

[3:17:44] you get spit out. Well, I spot out actually on

[3:17:48] Claire Road off an existing trail. Somewhere near the water

[3:17:52] tower. I'm actually not that familiar with that Andrew Guelph.

[3:17:54] I've been there a few times, but I actually did

[3:17:56] actually take the whole trailer system mostly to there actually,

[3:18:00] believe it or not. Okay, so on water towers too.

[3:18:03] It's very close to this site. So. There was an

[3:18:07] exit for you to use. Yeah, yeah, the was actually.

[3:18:10] Yeah, it was very close actually. Yeah. In fact, once

[3:18:13] I left it, I was, you know, trying to remember

[3:18:15] where I got back on. It was just basically up

[3:18:16] the road back onto the trail system again. Yeah. Okay,

[3:18:19] that's helpful. Thank you. Great, nothing further. Thanks Mike. Thank

[3:18:24] you. And Amina's coming down. Thank you for being ready.

[3:18:28] Barbara Man, I see you Barbara. Yep, you're in the

[3:18:31] wings. Welcome, Amina. It's over to you whenever you're ready.

[3:18:37] Okay. Hi. My name is Emina Sakar. And I'm a

[3:18:45] new resident to Group. I just heard about this meeting

[3:18:52] a couple of days ago. And I thought I can

[3:18:55] pass up a chance to put in my two cents,

[3:18:59] uh, to get a project, a development like this integral

[3:19:04] for. I know a lot about it because I worked

[3:19:09] with, uh, this type of, uh, model for over the

[3:19:17] 12 years. And in six developments. I don't have any

[3:19:25] presentation or anything like that. So I'm just going to

[3:19:29] wigger. I love golf. I've been here a couple of

[3:19:35] years now. And, um, I love the people. People are

[3:19:40] so polite. Drivers are so polite. I came in from

[3:19:44] Toronto. I left Toronto, but it's quite nice here. Drivers

[3:19:52] applied people stop and a friendly. And I think it's

[3:19:56] my home now. So I'd like to settle here. And

[3:20:01] I'd like to see a lot of people get into

[3:20:04] home ownership. The way this model's worked.

[3:20:17] During my career. I worked in engineering and contraction. I

[3:20:21] worked in accounting. I worked in banking. The federal government.

[3:20:27] I worked in Montreal. I was educated in Middle. I

[3:20:31] lived and working in Toronto in Vancouver and back to

[3:20:37] Toronto. And I discovered option for homes. I discovered this

[3:20:43] model. And I was just so impressed with it because

[3:20:46] I myself as a single woman and a single mom.

[3:20:51] My dream was home ownership. And I did get into

[3:20:54] it, but it was so difficult. So when I saw,

[3:20:59] uh, option for whom I thought, Oh my God, we

[3:21:02] have I been, you know, this could have helped me.

[3:21:05] But anyway, I did not buy an option for homes

[3:21:10] because I'd already been into home ownership. But again, like

[3:21:14] I'm saying, it was not easy. Uh, I knew if

[3:21:19] I had gotten an adoption for homes, I would have,

[3:21:22] you know, the, it's geared to my, to income. So

[3:21:27] it would have been so much better. Anyway, when I

[3:21:30] discovered it, I, um, thought what a wonderful thing that

[3:21:35] people can actually get help. Because I never got help.

[3:21:42] You know, I had to do it on my own.

[3:21:44] And here people can get help. And I thought this

[3:21:47] is something I can do to also help. So I

[3:21:50] got in as using all my experience and skills. And

[3:21:55] I helped, I worked on six. Yeah, I think at

[3:22:01] six, uh, developments in Toronto. And I helped hundreds of

[3:22:07] people get into home ownership. By. You know, people who

[3:22:17] didn't think they can, they can own a house. On

[3:22:23] a property. And we were able to get them. Into

[3:22:27] home ownership. I, um. I remember my first, the first

[3:22:38] development I worked on. And there was a young man

[3:22:43] and he made about what. I don't know, 25, 30,

[3:22:47] 000 at the time. And but he had very good,

[3:22:51] good credit. And he had a study job. He got

[3:22:57] himself, we got him, uh, studio. And he, you know,

[3:23:03] a couple of years after he came back and he

[3:23:06] sold that, uh, he had put down about 10, 000

[3:23:09] dollars when he came back the second time to buy

[3:23:13] another police. He had about 50, 000 dollars in equity.

[3:23:18] So he was able to get himself a mega place.

[3:23:22] Um, and there was so many families who were able

[3:23:28] to. Get into homes. And not just homes. One of

[3:23:36] my first project was in an area of Toronto called

[3:23:40] a junction. And when we started, before we started, the

[3:23:44] place was really down. And businesses were going out. There

[3:23:52] were lots of old Victorian homes. It's sort of like

[3:23:55] in the North part of hyperconblue area. Um, it was

[3:24:00] really, nobody wanted to be around it. And I thought

[3:24:04] it was a big risk that, uh, options are going

[3:24:08] to develop there. And one's the place was built. I

[3:24:14] can't remember how many units, but there were hundreds of

[3:24:17] units. The place became so vibrant. There were so many

[3:24:23] restaurants and artists around and so many people moved in.

[3:24:30] Actually, it was written up in the New York Times

[3:24:34] that it was one of the most upcoming place in

[3:24:37] North America. And I think a lot of it had

[3:24:40] to do with our development now. So yeah, uh, there

[3:24:47] was another project we did at Bathurst and Lawrence where

[3:24:51] there's a very strong Jewish community. And we catered to

[3:24:55] that. You know, we had a special elevator for the

[3:24:59] Sabbath. And so many others. What can I say? I

[3:25:05] love Guelph to have this. I have nothing to gain

[3:25:09] from this except I Guelph is now my home. And

[3:25:15] I'd like to see a lot more people come. Like

[3:25:17] I say, I love Guelph. I don't like the property

[3:25:20] tax compared to Toronto. And I figured more people I

[3:25:26] can get into growlf and the more businesses develop into

[3:25:31] Guel. I guess it's the reason we, our taxes are

[3:25:36] so much higher compared to Toronto. We need a lot

[3:25:39] more people and a lot more businesses to pay taxes.

[3:25:43] So I think properties like this would really help that

[3:25:48] a lot. Uh, another thing is, you know, dealing with

[3:25:53] the customers one - on - one, I would have,

[3:25:56] you know, they would first come in and I'd explain

[3:26:00] everything to them. Like, uh, I mean it could take

[3:26:03] an hour, two hours. I'd explain what her mortgage is

[3:26:07] because they were all lingoed. Sometimes people don't really understand.

[3:26:12] I'll explain what's fixed rate and what's variable rate. And

[3:26:19] we would get through, you know, go through their preliminary

[3:26:27] data. And I'd figure out, okay, can you afford this

[3:26:30] and how much can you get a mortgage? And if

[3:26:34] they wanted to move forward, we go ahead and, uh,

[3:26:38] fill out the forms with them and find out from

[3:26:40] the bank homage that heck in my forward. And depending

[3:26:44] on what they can afford, then we stepped in. And

[3:26:47] held them with arrest. So it could be affordable and

[3:26:51] comfortable. Because I'll tell you, for me, it was not

[3:26:55] comfortable. Uh, it was a lot of train. But I

[3:27:00] worked it out. And thank God now I am mortgage

[3:27:04] for you at this time of my life. So I'd

[3:27:08] like to see people go get help like that. There's

[3:27:12] so much more I can see, but, um, anyway, I

[3:27:14] think you'll get the gist of order. I hope it

[3:27:18] works out. And, uh, we can get this going. Thank

[3:27:22] you. Okay. Thank you very much, Emina. Thank you for

[3:27:25] sticking around for your presentation. And let me just ask

[3:27:28] my colleagues if the follow - up for you. There

[3:27:31] is, not. So thank you very much. You're welcome. Thank

[3:27:34] you. And Barbara Mann is coming down. Scott, I saw

[3:27:38] you sitting there as well. So you're in the wings.

[3:27:41] Go ahead Barbara whenever you're ready. Hello everybody. Thank you

[3:27:45] for having me, Staff. Thank you for all the hard

[3:27:47] work that you've put into this. And a lot of

[3:27:50] your councillors may have come here not sure what your

[3:27:52] decision was going to be on this. Um, to be

[3:27:55] honest, it breaks my heart anytime we disrupt an ecosystem

[3:27:58] or we develop, uh, green space. However, it's much easier

[3:28:04] to support. A request such as is happening with 2A

[3:28:08] declare road when you know who's behind it. And you

[3:28:11] know what's behind it. Um, I'd rather do that than

[3:28:16] give over productive farm fields to mansions personally. I've listened

[3:28:21] carefully to the team. I've asked hard questions. I've read

[3:28:25] the information and I'm glad that it's home opportunities who's

[3:28:29] behind it because I too know a lot of people

[3:28:31] who were able to achieve home ownership through this model

[3:28:34] at 35 Manford and five Gordon Street. So we already

[3:28:37] have it on site in Guav. Um, second, I believe

[3:28:41] that the team has done their due diligence. Um, of

[3:28:43] course now that I've got the ear of, uh, an

[3:28:46] environmentalist here. Don't forget that farm fields and meadows provide

[3:28:50] small mammals, which provide food for hawks and foxes. Don't

[3:28:54] forget that high buildings putting light out on a corridor

[3:28:57] changes circadian rhythms of the mammals that you're trying to

[3:28:59] protect. Um, but that's the only segue I'll have there.

[3:29:04] Um, because I know it's a model that's financially possible

[3:29:07] for people to achieve home ownership. I also know that

[3:29:11] lion was the first person in Canada to offer employment

[3:29:14] lands and 25 foot housing lots along Alice Street to

[3:29:18] entice employment and employers in Guelph. This is not a

[3:29:23] new thing. But it's an important thing because as Layanne

[3:29:28] Karen knows from smart golf, people used to live in

[3:29:30] Guelph because it was cheaper than Toronto and commute to

[3:29:33] Toronto. Now we've heard Varencey and thank you for being

[3:29:37] here. As do two other people, I know who work

[3:29:40] at different employers, they're commuting from Woodstock. But the request

[3:29:43] is the same thing. Everyone wants to live and work

[3:29:46] in the same place that they are. And I see

[3:29:49] that with this. I see what's being offered to us

[3:29:52] is multiple types of units. We have to talk about

[3:29:56] the actual accessibility in those units. But it's a chance

[3:30:00] for people to scale up and down depending on their

[3:30:02] time of life where they're at in the same neighbourhood.

[3:30:05] Imagine an old - fashioned neighbourhood. You walk to work,

[3:30:08] you walk to school, you cycle over to get your

[3:30:11] groceries. And you've got three quarters of it surrounded by

[3:30:14] your own green belt. What's wrong with that picture? As

[3:30:19] well, I think it's really important that we look at

[3:30:23] the idea that density. It's not a huge space, but

[3:30:28] it's creating a ton of housing. So with that in

[3:30:32] mind, I thank you from everybody else that there's pretty

[3:30:35] much an agreement that this is a one - time

[3:30:38] thing that makes sense for our community. Thank you. Thank

[3:30:43] you Barbara for sticking around. Any questions for Barbara at

[3:30:46] this time. There is not. Thank you very much. And

[3:30:51] Frederick coming up next. And then Claire Braden is good

[3:30:55] to join us by video after that. Then we just

[3:30:58] have a couple more. So Scott, thanks for waiting and

[3:31:01] I'll turn it over to you. So, um, I have,

[3:31:06] um, some familiarity with this area. As I, uh, used

[3:31:10] to work just around the corner from it on Southgate

[3:31:13] for quite a few years. Previously to that, I worked

[3:31:16] in siliculture field in BC, which is basically the business

[3:31:20] of recovering forests after some kind of disaster, which is

[3:31:25] usually, uh, clear cut logging. So I'm afraid I'm going

[3:31:29] to oppose this proposal on two grounds. There's a lot

[3:31:33] of merit in the proposal from the housing point of

[3:31:35] view. There's two values which are impaired by this proposal.

[3:31:40] The impairment of the existing important wildlife corridor and reduction

[3:31:45] in employment lands. So I'm going to talk about the

[3:31:49] employment lens issue first. Guelph is short of employment lands.

[3:31:55] The past conversion of employment lands to other uses is

[3:31:58] added to the existing employment land deficit. A case in

[3:32:02] point is the recent proposal for the Gulf Innovation District

[3:32:06] with a proponent presented a plan with less employment lands

[3:32:09] than called for in the official plan. They stated, and

[3:32:13] I'm paraphrasing here. In effect that developing industrial properties was

[3:32:18] not their thing. And a more appropriate place for it

[3:32:21] would be in the Southgate industrial park. So guess where

[3:32:24] that is? It's here. So basically it's like pointless are

[3:32:29] like the hot potato that nobody wants to, uh, the

[3:32:35] proponent for this project bought land. It was zoned for

[3:32:37] employment and once converted to housing. Why? Why not buy

[3:32:42] land zone for housing and build it there. We hire

[3:32:46] professional planners at considerable expense to plan the entire city

[3:32:50] in accordance with provincial higher level plans and mandates. We

[3:32:54] should stick to our official plans more often. And now

[3:32:58] I'm going to talk about the wildlife corridor. I have

[3:33:02] a slide here. Oh good. Um, so this shows the

[3:33:07] location of currently existing wildlife corridors. The one on the

[3:33:11] table today is the one at the bottom of the

[3:33:12] photo. And connects the wildlife protective areas in the clear

[3:33:16] maltply plan to preservation park, which is the big green

[3:33:20] blob in the centre. The one at the top left

[3:33:23] crosses the handling corridor and connects preservation park to the

[3:33:27] Speed River corridor. So we have a continuous link between

[3:33:30] Speed River and Claire Maltby. The one of the upper

[3:33:34] right, or to the right, basically crosses Gordon just so

[3:33:38] the Vettenberg. That path is still open, but it's effectively

[3:33:42] lost because of multi - story development has been proved

[3:33:45] for that site, which will effectively block that corridor. If

[3:33:50] a corridor is lost, it makes any remaining corridor much

[3:33:54] more important. Okay, there we go. So this shows the

[3:34:03] subject glands from the south with. Clair Road behind. You

[3:34:08] can clearly see the overclown planted strip in the rear,

[3:34:13] which is the current walllife corridor.

[3:34:23] Oh, there we go. Uh. So in front is the

[3:34:30] recently cultivated field, which is proposed to be the new

[3:34:33] wildlife corridor. This is not ideal because ready to road

[3:34:36] crossing. Is previously cultivated field. Which is disturbed land with

[3:34:43] low biodiversity. Current corridor is much better quality for a

[3:34:46] while left quarter. So at this point it'd be good

[3:34:49] to review corridor sizes from the Ontario Technical Guide. Local

[3:34:55] corridors, less than 50 metres, best for small animals. Mammals,

[3:35:00] amphibians and birds moving between small remnant patches of woods

[3:35:04] and wetlands and urban settings. I think we need more

[3:35:06] than that. The post corridor is 60 metres. Also from

[3:35:11] the manual regional and sub - regional corridors, larger animals

[3:35:15] such as deer, elk, or bears require fat wide quarters

[3:35:20] often exceeding 350 metres to avoid the noise and presence

[3:35:24] of human development. Obviously two kilometers is out of the

[3:35:27] question. But bigger is better. And de facto, corridor that

[3:35:31] we have now is about 150 metres, which is probably

[3:35:34] not bad. Also to be effective, longer quarters need to

[3:35:38] be wider. Okay. Delay.

[3:35:48] There. So, um, this is a planted tree in this

[3:35:51] current corridor. The ribbon on my shovel is about one

[3:35:55] metre from the ground. So this tree is about two

[3:35:56] metres high. In the background, there are some naturally regenerated

[3:36:00] woodland. Over a thousand trees of implanted by volunteers and

[3:36:04] a current wildlife corridor. No doubt it would be discouraging

[3:36:07] for them to learn their work would be undone. Uh,

[3:36:11] years later. This is valuable habitat for wildlife. Havanna with

[3:36:15] woodland patches. Dense woodland is good. Open land is good.

[3:36:19] Edges are good.

[3:36:37] So this is hard to see with the arrow's point

[3:36:39] to a flint wildlife trail. So we know this corridor

[3:36:43] is used. And, uh. Actually that's a slide for that.

[3:36:55] And. I'm going to save some time by skipping that

[3:36:58] one. This is a copy of slide number two, which

[3:37:04] is a mistake. Okay. So. Right. Yeah.

[3:37:14] It might seem that I'm arguing against myself, butvocating for

[3:37:18] the employment land doesn't need to be routine, but I'm

[3:37:20] not having a warehouse or light manufacturing there. We have

[3:37:23] less impact than a dense housing development. My previous workplace

[3:37:27] on Southgate was 30, 000 square feet on eight acres

[3:37:32] and had about 30 employees. Our impact on a natural

[3:37:35] world was minimal. So the hierarchy of wants would be

[3:37:40] fees the land unoccupied as is. Or to retain the

[3:37:46] employment designation, which may mean that it is never developed

[3:37:49] or would have less impact if it is developed. And

[3:37:52] number three, if development proceeds acquire some of the lands

[3:37:58] to the rear of some of the Southgate properties that

[3:38:00] join this proposing corridor. So this slide shows somewhat messily

[3:38:06] in blue to the right, the current corridor. In blue

[3:38:10] to the left, the proposed corridor. And in green, there

[3:38:14] were some remnants of privately on land. There's adjacent to

[3:38:17] the current proposed corridor, but could be added if these

[3:38:21] lands are required for this purpose. This were done to

[3:38:25] new quarter would be widened and enhanced. And in red,

[3:38:30] this looks like more wild land. But in fact, it

[3:38:33] is now a truck parking lot built after the photo.

[3:38:35] So this shows how easily new wildlife corridor could be

[3:38:39] degraded. If more lands are not acquired and added. So

[3:38:43] that concludes my presentation. Well, thank you, Scott, for sticking

[3:38:49] around for your as well. And your opinions here. We

[3:38:51] appreciate that. And as our follow - up for Scott

[3:38:53] at this time. And Councillor Alt has a question. Thank

[3:38:57] you very much. It's a very quick one. I just

[3:38:59] didn't catch, uh, the width for a large animal corridor.

[3:39:05] Did you say beyond 350 metres, 50 metres or 150

[3:39:11] metres. Uh, for the small local one, it's less than

[3:39:16] 50. For regional sub - regional 300 to two kilometers.

[3:39:22] Uh, and I was saying, well, obviously. And the current

[3:39:26] one is 150. So we're on the low end there.

[3:39:34] So that's why I'm advocating to retain all of it,

[3:39:37] if possible. Councillor Alt, uh, I'm so sorry to interrupt

[3:39:40] you. Council, I'll just unfortunately muted by accident. He had

[3:39:43] a follow - up question for you, Scott. Go ahead.

[3:39:46] Apologies. The 350 then is for larger mammals. That's, that's

[3:39:51] what I'm seeking clarification on. Because I heard earlier that

[3:39:55] this would be a corridor for deer and coyote and

[3:39:58] others. And what I think I'm hearing from you is

[3:40:02] precisely the opposite. Yeah. Um. Yes, it says the

[3:40:12] manual, this is the Ontario Provincial Manual says, uh, 300

[3:40:20] for the large mammals. And we need large metals to

[3:40:23] move. They're moving there now with the court that they

[3:40:26] have now. To take my takeaway from the manual was

[3:40:32] biggers better. So you, you want the largest one you

[3:40:40] could fit into that spot. Thank you very much. Okay.

[3:40:46] Thank you Councillor Alt. Nothing further, Scott. So thank you

[3:40:51] again for your presentation. Claire is going to join us

[3:40:53] by video. And, uh, Everesto, am I saying your name

[3:40:58] right? Yes. Okay. You are in the wings. Okay. Uh,

[3:41:03] Claire, are you going to join us by video? And

[3:41:06] Claire is also from the Gulf community for active transportation

[3:41:10] group. Hi, thank you, Mayor Gusserie. Just let me know

[3:41:13] if you cannot hear me and good evening counsel. My

[3:41:17] name is Claire Braden. I'm a resident of Ward three

[3:41:20] in Guelph. I'm also an active transportation advocate. And, uh,

[3:41:25] I want to offer my support for the plan to

[3:41:28] redesignate the land at 266 Clair Road West from Industrial

[3:41:32] to High Density Residential. And I want to talk about

[3:41:34] active transportation according to the City of Gwelp's Vision 0

[3:41:39] action plan, the most effective way to reduce vehicle collisions

[3:41:43] with pedestrians and cyclists is to reduce vehicle dependency by

[3:41:47] building affordable housing near amenities. This proposal is a great

[3:41:51] example of both. The parcel's proximity to the Southgate Drive

[3:41:55] Industrial Area, Bishop Mack High School, The Claire Gordon commercial

[3:41:59] corridor and the Hamilton Go Bus Root, which by the

[3:42:02] way, services for universities. Um, Hamilton, or sorry, uh, McMaster

[3:42:08] Guelph Laurier and Waterloo provides the opportunity for residents to

[3:42:12] walk, ride, or take transit for everyday activities. We can

[3:42:15] gradually shift people away from expensive dangerous car trips to

[3:42:19] active healthy travel. If we allow different land uses to

[3:42:23] mix in close proximity and to thrive. I was heartened

[3:42:28] and intrigued to read about the, uh, affordable and kind

[3:42:31] of the innovative lending model for this program and the

[3:42:34] affordability of it. But let's not, um, downplay the natural

[3:42:38] affordability that comes simply by having residents, um, simply by

[3:42:43] the proximity between residents and amenities. The choice to be

[3:42:47] independent from car usage, even if it is intermittently independent,

[3:42:51] even if you're just, you're permitted to reduce your car

[3:42:56] usage to far less than before, it relieves you from

[3:42:59] a huge strain on your pocketbook because of the cost

[3:43:02] of gas. Gasoline, which is not going down anytime soon.

[3:43:06] That is a choice that few other gull fights, including

[3:43:09] myself, are lucky enough to have. For example, my summer

[3:43:14] job, uh, is away from Gwelph. It's of an hour

[3:43:17] and a half drive from my house. And therefore I've

[3:43:19] had to move to new market. To save on board

[3:43:27] in new market just so that I can get to

[3:43:28] work. My colleagues in York region routinely complain about spending

[3:43:33] hours in highway 404 gridlock and the impacts that high

[3:43:37] gas prices are having on their pocketbooks. So being able

[3:43:41] to live within a 15 minute walk of jobs, groceries

[3:43:45] and school is a luxury that many people would be

[3:43:47] delighted to have. I very much hope that Council approves

[3:43:50] this official Plan Amendment and Zoning Bylaw Amendment. So that

[3:43:54] hundreds of people can get a foot on the housing

[3:43:56] ladder and a chance at safe, active transportation. I also

[3:44:00] hope that future site plans will include pedestrian cutthrough pathways

[3:44:04] that make it easy for families and residents to access

[3:44:08] Bishop MAC, the south end community centre, and Southgate Drive.

[3:44:11] Thank you very much. Thank you, Claire. We appreciate you

[3:44:15] joining us. And is there any follow - up for

[3:44:17] Claire. For my colleagues. There is not. So thank you

[3:44:21] again. Everest O, come on up. And then our last

[3:44:28] one that has signed up is Hugh Whiteley, which will

[3:44:31] join us by video. And just to reminder, uh, just

[3:44:37] cause I've heard a couple of comments over the last

[3:44:39] couple hours. This is not a meeting where we are

[3:44:44] making a decision. We are only here to receive the

[3:44:49] application today. The option for approval is much later. Okay.

[3:44:54] So, uh, just making sure everyone hears that before we

[3:44:56] continue. And as a reminder, so, uh, Everesto, the, thank

[3:45:00] you very much for joining us. And I'll turn the

[3:45:02] mic over to you. Okay. Okay. So my quality tick

[3:45:06] lock. No talk. I vari cerramos. So I'm leap on

[3:45:11] Apache for my father's side and on my mother's side,

[3:45:14] I've been able to trace it back to the Nawat

[3:45:16] people in central Mexico. And so I was saying, uh,

[3:45:19] good evening. And my name is. And so I did

[3:45:24] turn, I did, uh, I did turn in a document,

[3:45:27] uh, for a statement, but listening to, and so I

[3:45:31] know we're very late or this has gone on for

[3:45:34] a very long time. But for me, the biggest thing.

[3:45:37] When I look at things, because I walk in many

[3:45:40] worlds and I look at things from different perspectives because

[3:45:43] of my, my teachings. And, you know, the time that

[3:45:47] I spent here in Guelph. And so for me, the

[3:45:49] biggest thing from having when I met with them and

[3:45:52] then walking the land this weekend and seeing the actual

[3:45:55] property or what they're proposing, you know, for me, it

[3:45:59] seems, it's a good, it's what they provided an opportunity,

[3:46:04] an opportunity for people to have a choice and for

[3:46:06] them to be able to achieve housing. And, you know,

[3:46:10] and to achieve a lot of the other things that

[3:46:12] we've heard from the previous speakers, you know, having a

[3:46:14] sense of community, you know, this is adding, you know,

[3:46:17] 900 plus locations for people to live and maybe potentially

[3:46:21] work in the close area and be able to live

[3:46:25] and to, you know, have a sense of dignity and

[3:46:27] have a sense of being able to provide for themselves.

[3:46:30] And so for me, when I, when I was considering

[3:46:34] the statement that I made and listened to everybody speak

[3:46:37] today, that's really the biggest thing that I wanted to

[3:46:40] highlight was, you know, it is my hope. You know,

[3:46:45] that when I understand that, you know, this is just

[3:46:47] the planning meeting, but when, you know, US councillors and

[3:46:50] as leaders who are ultimately, we'll have to make the

[3:46:52] decision to make the modification of her diese amendments or

[3:46:56] to accept them is understanding and thinking forward. What the

[3:46:59] kind of opportunity does this present for the citizens of

[3:47:03] the city and potentially people who are coming in. Because

[3:47:07] over time over my six years that I've been here

[3:47:10] and the building where I live, I see lots of

[3:47:12] people coming, go because of the, them not being able

[3:47:15] to afford to live in the apartment that they are

[3:47:17] in. Or because of where they work. They would love

[3:47:20] to live in quote because this is what their job

[3:47:22] is. But they're not able to stay here. Or because

[3:47:26] they live in the apartment or, you know, where they

[3:47:28] live. It's not conducive for their families. It's grown. And

[3:47:32] so it kind of makes me sad that there's not

[3:47:34] opportunities for people to be able to do those things.

[3:47:37] Indigenous or not. And so, uh, when they first approached

[3:47:41] me to look at all of this and they wanted

[3:47:43] that perspective, but I think this is a, I don't

[3:47:46] want to say it's, it is bigger than just looking

[3:47:49] at it from just from the perspective of indigenous people

[3:47:52] because we're all here. And so we need to look

[3:47:54] at it from that perspective of being able to speak

[3:47:57] up for maybe people who can't speak up and for

[3:48:00] also our neighbours. And so again, for me, it comes

[3:48:03] back to the original scheme that I, that I see

[3:48:05] here, it's just making an opportunity for people to be

[3:48:09] able to do the things that they would like to

[3:48:11] do either a single league, like they explain them having

[3:48:14] like a studio apartment. If somebody's starting you in their

[3:48:16] life or somebody who's growing their family and, you know,

[3:48:20] they're, they have, they maybe they are going to college

[3:48:22] here at university Gulf or maybe in comics Vilga. And

[3:48:25] so it gives them a good way forward. One of

[3:48:29] the things I did appreciate in the conversation with the

[3:48:32] people with him was the fact that they thought about

[3:48:35] the Cord War and about moving for the making that

[3:48:39] lane available for the animals. So for me and trying

[3:48:43] to think when I walked to land and trying to

[3:48:45] understand like when, if I weren't animal, you know, I

[3:48:48] wouldn't want to cross Claire Road because I would probably

[3:48:50] be afraid of getting hit or maybe denoise. And so

[3:48:53] I would naturally try and stay away from, from that

[3:48:56] area. Um, but as they explained today how that area

[3:49:00] would be separated. So then that would probably give them

[3:49:03] an opportunity for the for our animal to relatives to

[3:49:07] happen. You have somewhere to live and somewhere to be.

[3:49:11] That's not really accessible by the humans. And so I

[3:49:13] think that's quite important. Um, the other thing when I,

[3:49:18] the other thing I liked when I walked on the

[3:49:19] land and looking at what the information they provided from

[3:49:23] the slides and putting the pictures they showed in trying

[3:49:25] to imagine whether it would be, um, that cord or

[3:49:29] makes a, as I made them, my statement, it makes

[3:49:31] basically a natural sight line. It does give you a

[3:49:34] bumper from that industrial area. And so my hope would

[3:49:38] be eventually maybe between us, this progressives along that the

[3:49:43] discussion with the city and these developers. And maybe some

[3:49:47] other community voices are maybe making sure that there's access,

[3:49:50] uh, more access like to the, to Bishop Mack or

[3:49:54] maybe potentially, um, more of those green spaces that are

[3:49:57] not part of that, uh, ecological corridor that would be

[3:50:00] available for the residents. Not just this development, but I

[3:50:04] think that would be helpful for everybody else in that

[3:50:07] particular community area. So glanzo komathy between thank you and

[3:50:12] all that. And if there are any questions, be more

[3:50:14] than happy to answer for, for you. Great. Thank you

[3:50:19] very much for coming, uh, and speaking to us. Is

[3:50:22] there any questions at all as a follow up for

[3:50:24] my colleagues. There is not. But again, thank you very

[3:50:27] much. And last that is signed up here as Hugh

[3:50:32] Whiteley, who will now join us by video.

[3:50:49] First unmuting. And then. Start the video. Certainly hear you.

[3:50:59] We're just waiting for the video to start if you

[3:51:01] wish. I'm trying to see where to accept the

[3:51:11] video. No problem. Take your time if you want to

[3:51:15] try to find it. And if not, we can hear

[3:51:17] you very clearly here. It's not a problem. If you

[3:51:19] want to just do, let's go ahead without finding the

[3:51:23] video. Okay. You go right ahead. Thank you. Greetings mayor

[3:51:27] councillors and members of the public. My intention in addressing

[3:51:31] you today is to provide information on the planning issue,

[3:51:36] which the day is about, should the boulder pavement, remnant

[3:51:41] glacial spillway feature. Which occupies 280 Clair Road West. Be

[3:51:49] protected as a core greenway feature. As has been the

[3:51:54] cities intent from 1997 till 2024. Or should this 8.

[3:52:02] 5 hectare parkland, the same size space as the much

[3:52:08] contested Niska Road property? Should this 8. 5 hectare Parkland

[3:52:14] be converted to high density residential use. Since 1997 until

[3:52:23] 2024, the 8. 5 hectare subject property was 7. 1

[3:52:31] hectares of it. Protected P1 Zone Parkland. The remaining 1.

[3:52:38] 4 hectares were urban reserve ready for adding to the

[3:52:44] parkland. Currently the 8. 5 hectare property is partitioned from

[3:52:52] 2024. With 4. 5 hectares of the natural heritage system

[3:52:58] zoning remaining. And four hectares zoned. B industrial now. The

[3:53:07] proposal being considered for the development of this site. Takes

[3:53:13] down the 8. 5 hectares of open space currently or

[3:53:19] until recently protected. And Shrink said to 2. 5 hectares.

[3:53:25] With outwash Valley that has been preserved now obliterated. The

[3:53:32] planning history of 280 Plair Road West has an important

[3:53:37] bearing on the decision made about the property. The handling

[3:53:42] creek watershed Plan of 1993 and the South Guelph Secondary

[3:53:48] Plan of August 1996 had the following description of the

[3:53:56] naturalized areas which starts at the subject property on Claire

[3:54:01] Road and extends, uh, over a kilometer to the exit

[3:54:09] onto Maltby. Here's what the watershed plan in the Southwelve

[3:54:16] Secondary Planned said about that strip of land. The provincially

[3:54:21] significant wetlands within the area. And the contiguous upland forest

[3:54:29] old field habitats associated with the Hamake Boran topography. Are

[3:54:36] core natural areas. These features represent a high constraint to

[3:54:42] development. Due to their important ecological features or functions. Which

[3:54:48] include habitat for rare species. Wildlife habitat and quarter functions.

[3:54:55] Groundwater Recharge and Discharge function. And a buffer to sensitive

[3:55:00] wetland areas. And coming to the particular property we're talking

[3:55:06] about tonight. In addition to these features a quarter lickage

[3:55:11] connection, which is a remnant glacial spillway, old - field

[3:55:17] thicket area, the next, the wetland's near Maltby with the

[3:55:24] main handling creek swamp to the north of Claire Road,

[3:55:29] as was illustrated by the preceding speaker. In 1996, during

[3:55:37] the preparation of a Zoning Bylaw for the newly acquired

[3:55:42] annex land between Clair Road and Maltby. Denso came to

[3:55:47] Guelph and expressed an interest in purchasing industrial property for

[3:55:54] sale on Clair Road. And the resulting consultations between Dencel,

[3:56:02] the City and the landowner. It was determined that the

[3:56:07] Eastern portion of the property Denso was interested in. Was

[3:56:13] a bolder pavement remnant Glacial Spillway Valley. That had been

[3:56:19] identified as part of the City's Core Natural Area. In

[3:56:24] which the City was now to protect. By adopting the

[3:56:29] ideal alternative when the Hanland Creek Watershed Plan was approved

[3:56:34] by the City in April 1994. So in order for

[3:56:40] the property to be sold to Denso, it was necessary

[3:56:44] for the city to complete the Zoning for the property.

[3:56:49] The resulting discussions with the City included Denso and the

[3:56:54] Property Owner. And all three agreed that the property for

[3:57:00] sale would be divided into two parcels. A Western 4rd

[3:57:06] 43 - Acre Parcel. Would be created for Denso with

[3:57:12] the irregular Eastern boundary of that property being what you

[3:57:17] see on the mapping of this property now, the surveyed

[3:57:22] top of slope of the Western side of the outwash

[3:57:26] Valley. This created 43 acre parcel would be zoned by

[3:57:36] the City as B - 1 - 2 Industrial. And

[3:57:40] was subsequently purchased by Denso. And that's what they occupy

[3:57:44] today. The remainder of the property to the east, which

[3:57:50] constituted the outwash valley feature was Zone P1 conservation. And

[3:57:58] retained by the property owner. A small triangle of upland

[3:58:04] east of the eastern slope of this valley. Which is

[3:58:10] now parcel three, would be zoned urban reserve and also

[3:58:16] retained by the property owner. So that was the situation

[3:58:22] in 1997. Of the outwash Valley from possible

[3:58:32] future. And cursions by industry use from the denso property.

[3:58:41] The city took the unusual step of purchasing from the

[3:58:46] landowner. A six metre wide strip along the western edge

[3:58:51] of the denso property. That should be the eastern edge

[3:58:58] of the denso property. To mark the permanent boundary for

[3:59:03] development. Nothing east of that was to be allowed. There

[3:59:11] is an intervening application of OPA 42 that I don't

[3:59:17] have time to go into, which reduced the protection for

[3:59:24] the property, but didn't change the intent of the city

[3:59:28] to have it protected. Where we stand today is that

[3:59:33] there's been first a proposal for the conversion of the

[3:59:37] industrial zone part. What is currently industrially zoned part of

[3:59:44] 280 Claire West to a high density residential place in

[3:59:49] 23. The application has subsequently been withdrawn. Because it was

[3:59:56] found that it was just not feasible to put and

[4:00:01] had tight density residential on just that property.

[4:00:12] And at that time staff correctly, I, in my opinion,

[4:00:17] opposed the idea of creating residential use on that part

[4:00:23] of the property because, um, the official Plan Prohibitions of

[4:00:30] intrusion of sensitive land use as residential is. Into an

[4:00:39] area with high. Major industrial facilities. The night we have

[4:00:48] a new proposal. Which in effect substitutes. High density

[4:00:58] residential on the land previously retained as Parkland.

[4:01:11] So my request of the City is, if you're going

[4:01:15] to remove 8. 5 hectares of potential parkland. Provide the

[4:01:23] justification for that in the report that comes back to

[4:01:28] Council. Hello Hugh. It's Mayor Guthrie. I just, you're 10

[4:01:34] minutes is up. Um, so I hope you're still with

[4:01:38] me. I just wanted, I'm sorry to interrupt you, but

[4:01:40] you're 10 minutes is off. And I just wanted to

[4:01:43] ask my colleagues now to see if the follow -

[4:01:45] up question for you before we let you go. Okay.

[4:01:47] So to my colleagues, is there a follow - up.

[4:01:52] Okay. There is not. So thank you very much Hughes

[4:01:55] for joining us. Okay. That's all of the delegations that

[4:02:02] have signed up. And thank you very much to everybody

[4:02:04] who gave their opinions on this matter. Uh, before I

[4:02:08] move into something, uh, into the next sort of stages

[4:02:11] of our evening. I have to ask, is there anybody

[4:02:15] else in the room that would like to appoint on

[4:02:17] this like to speak on this. Okay, hands up for

[4:02:21] me as I put my glasses. On. Two. Okay. And

[4:02:29] can you please put the phone number up on the

[4:02:31] screen so I can see if there's anybody that wants

[4:02:33] to call in as well. I need to get a

[4:02:38] sort of a totality of how much more time we're

[4:02:41] allotting to this. So 519 837 5603. Again, it's 519,

[4:02:50] 8375603. We're going to just wait a couple moments to

[4:02:55] see the totality of anybody else that wants to speak.

[4:02:58] And then we can make a decision there if we're

[4:03:00] taking the break now or after. Okay. Um, for those

[4:03:04] that have, I've seen some other people kind of come

[4:03:06] in in the last hour. Again, for agenda management, just

[4:03:10] in case the people that have arrived for other items

[4:03:13] on the agenda, um, if you have arrived in regards

[4:03:18] to the ward heritage conservation district plan, which is next,

[4:03:24] or the, um, urban design master plan, uh, it would

[4:03:32] not surprise me if we do not start those issues

[4:03:37] until. Between a quarter to. Eight. O'clock

[4:03:47] range. Okay. So, um, I'm just giving everyone a heads

[4:03:53] up because if you want to go grab a coffee

[4:03:55] or something. You can take our orders too. If you

[4:03:59] wish. Uh, and staff, uh, then we can go from

[4:04:03] there. So again, we're just waiting to see if anyone

[4:04:05] else wanted to call in on this at 5198 37

[4:04:10] 5603. Please give us a couple minutes.

[4:06:25] Okay. Everybody. Thank you. I call the meeting back to

[4:06:28] order, please. So there's been no one else that is

[4:06:31] called in to give opinions on this, uh, on the

[4:06:34] receipt of this application. And we only have two people

[4:06:37] here in the, in the room that has erased their

[4:06:40] hands. And so I think it would be beneficial for

[4:06:42] us to hear those two people out. And then we

[4:06:45] are done with the delegations. We are then going to

[4:06:48] take a half an hour break. And then we will

[4:06:51] come back where council can throw some extra stuff at

[4:06:55] staff as a takeaway. Okay. And then we'll move on

[4:06:57] to the other agenda items. So Laura Muir, I know

[4:07:01] you, of course. And, uh, saw you put up your

[4:07:03] hand. You wanted to give your opinions on this. No

[4:07:06] problem. Come on down. I saw someone else's hand and

[4:07:09] you're going to be the last, you're going to take

[4:07:11] us home. Okay. You're going to be the last one.

[4:07:14] Okay. So Laura will be first and then I'll get

[4:07:16] your name when you come on up. Okay. Thank you

[4:07:22] very much Laura over to you. Well, thank you, Mayor

[4:07:26] Guthrie and Council members and members of the public for

[4:07:28] allowing me to speak today. I just wanted to say

[4:07:33] that 32 years ago, I stood before council and delegated

[4:07:37] after a long and fair extensive public process. To protect

[4:07:41] the 21 most important areas of the Hannah Creek watershed

[4:07:45] in order to preserve it for ours and future generations.

[4:07:48] This area was one of them. And the question today

[4:07:51] is what this land is suitable for the proposed use.

[4:07:56] Now I'm here also to speak on behalf of the

[4:07:59] five endangered bad species. And the species of special concern

[4:08:04] that live in the Meadow area, these are all areas

[4:08:06] owned by the City of Guelph currently. And so that's

[4:08:10] why I'm here to speak for them. Because in this

[4:08:13] world, what's happening on the planet right now are these

[4:08:16] animals are being squeezed into smaller and smaller areas. And

[4:08:19] the city had every intention of protecting them. Otherwise, why

[4:08:23] would they allow the public to go out and plant

[4:08:25] a thousand trees for a future forest on this land?

[4:08:27] Now those trees are now going to be. Removed or

[4:08:31] bulldoze. They say they can transplant them, but I don't

[4:08:33] know how successful that's going to be. But I think,

[4:08:37] you know, that, that we had a commitment to protect

[4:08:39] this area. And I don't know why how this whole

[4:08:44] development evolved on land that was supposed to be protected.

[4:08:50] So we also stand to lose eight hectares of conservation

[4:08:53] land or parkland still zone P1 under appeal. I'm not

[4:08:57] sure what's happening with the appeal. And I think that,

[4:09:00] uh, you know, we ask the GRCA during the meeting,

[4:09:05] the NISCA meeting, we told we were told that we

[4:09:07] couldn't ask the GRC to give up their development, uh,

[4:09:10] plans on their eight hectors of the land. But here

[4:09:12] we are in the City of Guelph allowing a developer

[4:09:15] to come forward and put in a proposal for land

[4:09:18] that we protected for 32 years. So to me, this

[4:09:22] is not right. Any other point is, is where are

[4:09:29] we going to connect these people to the nature of

[4:09:31] this land? If you go out there and walk, it

[4:09:33] is quite beautiful still. They're going to put up a

[4:09:35] chain link fence and there's no trail through the land

[4:09:38] to protect the ecological link. So these people are going

[4:09:41] to be living in a very high density area with

[4:09:43] no connection to this land until a trail is put

[4:09:47] in for the area farther to the north. Or so.

[4:09:52] So sorry. And I wanted to know why only 50

[4:09:56] percent of the units are affordable. Why not 75 to

[4:09:59] 100 percent if affordable housing is so short in the

[4:10:02] city? Why are we not allowed? Why don't why are

[4:10:05] they not proposing more affordable. I didn't see any, um,

[4:10:11] The walk score is 47, which is not a very

[4:10:13] good score. So it's not exactly accessible for people who

[4:10:17] have to take, who need to get to the grocery

[4:10:20] store at the corner of Claire, wrote and go unless

[4:10:21] they take the bus. And if you've ever carried your

[4:10:24] groceries on the bus, you know, how difficult that can

[4:10:26] be. And I think, uh, and the other point is,

[4:10:30] is that the major portion of the people who are

[4:10:32] going to be living in the studios, et cetera, are

[4:10:34] at the very back of the property. So that adds

[4:10:37] even more distance to the properties to the amenity areas

[4:10:43] that people are talking about, you know, the stores and

[4:10:45] everything. And also I looked at the plans, the common

[4:10:50] space amenity areas have been decreased from what the City

[4:10:54] requires. I didn't see any, I didn't see any children's

[4:10:59] playground on the site plan. So where, and I don't

[4:11:05] know where the community gardens is, but they're going to

[4:11:07] have to be pretty big for 940 units if people

[4:11:10] want to have a garden on their property. And I

[4:11:14] did send in a lot of comments. And I want

[4:11:16] to thank staff for providing me some answers for them,

[4:11:19] but the still didn't get answers for. So I'm hoping

[4:11:22] before this comes back to Council again for approval that

[4:11:25] I received some comments on those. But I think my

[4:11:29] major thing is, is here we are, we're putting in

[4:11:32] affordable housing. You're going to require a class classification for

[4:11:35] noise for people to sign a waiver when they buy

[4:11:40] the, by their unit that they're going to be living

[4:11:43] in an area where there's noise. Now this was only

[4:11:45] recently brought in by the province of Ontario. And it

[4:11:49] was facilitated to putting in areas for infill, where there

[4:11:53] were going to be existing industry. And there was areas

[4:11:55] that could be infilled with housing. This is not the

[4:11:57] case I don't believe in this. This is more of

[4:12:00] a green field area. And also the ambient noise levels

[4:12:04] in some of the noise parts that we have difficulty

[4:12:07] in some areas of the property attenuating noise less than

[4:12:11] 50 decibels. Now the World Health Organisation is already, uh,

[4:12:15] we already know that noise level is over 50 decibels

[4:12:18] at a constant 50 decibels and over is very detrimental

[4:12:22] to your health. It can cause, it causes a low

[4:12:24] stress response that can bring cost people to have hypertension

[4:12:30] and other health issues just from the constant background noise

[4:12:33] of what you're listening to. And this is even with

[4:12:36] the fixed windows and some of these in the units,

[4:12:39] I believe. So, um, anyway, I'm not going to comment

[4:12:43] anymore. I sent all my comments in. And I think

[4:12:47] if you read them, they're in the report. Both sets

[4:12:50] comments that I put in. And I believe for me,

[4:12:54] I oppose this development. I support affordable housing, but I

[4:12:57] don't believe this is the right place for it. And

[4:13:00] so that's all I have to say. Thank you. And

[4:13:05] thank you very much, Laura. Is there anything for Laura?

[4:13:08] Any question as a follow - up from my colleagues.

[4:13:11] There is not. Thank you. And yep. Come on, Ford.

[4:13:16] Come on down. And if you could just state your

[4:13:24] name for the record, we would appreciate it. Go right

[4:13:26] ahead. My name is Sandipkar S - A - N

[4:13:31] - D - E - P - K - A

[4:13:32] - U - R. Thank you very much. We appreciate

[4:13:35] it. Um, okay. I just wanted to make sure that

[4:13:39] wasn't an alarm going on. It's okay. It's a cleaning

[4:13:42] machine. I think. Okay. So we're good. You have up

[4:13:44] to 10 minutes if you need it. Go right ahead.

[4:13:47] Sure. My name is Sandypkar and I'm here today to

[4:13:52] share my story as someone who wants to build a

[4:13:54] future in Gulf. I started working at Alinamar in December

[4:13:58] 2022 and my husband also works at Linamar. We both

[4:14:03] have a full - time job. We work hard every

[4:14:05] day and proud to contribute to the local economic and

[4:14:08] the community that we call Home. For the past few

[4:14:11] years, we have been renting in Gulf. We choose to

[4:14:15] live here because we, because it is a wonderful city

[4:14:19] with a strong sense of community, great opportunities and a

[4:14:22] place where we can see ourselves our family. We have

[4:14:25] built our lives here. Made friends here and become part

[4:14:28] of this community. Like many young families, our dream is

[4:14:32] simple. We want to honour modest home in the city

[4:14:36] where we live and work. We are responsible with our

[4:14:39] finances. When we save, whenever we can. And we continue

[4:14:43] to plan for the future. However, despite having two full

[4:14:47] - time incomes, buying a home still feels out of

[4:14:50] a reach. Every time we get closer to our saving

[4:14:53] goals, housing prices seems to rise even faster. As we

[4:14:59] plan to grow our family, this challenge becomes even more

[4:15:02] difficult. We think about the future often, having a safe

[4:15:05] and a stable home, a backyard for our children to

[4:15:08] play in, and the security. That comes with knowing, we

[4:15:11] stay in one community for a long time. These are

[4:15:14] the themes. Many families hope for, yet for us and

[4:15:18] many others in similar situations, they feel increasingly difficult to

[4:15:22] achieve. What makes this especially frustrating is that we are

[4:15:26] exactly the kind of people who want to stay and

[4:15:29] invest in Gulf. So we work here, we shop here

[4:15:33] pay taxes here and contribute to the community every day.

[4:15:36] So we are not looking for luxury housing. We are

[4:15:39] simply hoping for a realistic opportunity to own a home

[4:15:43] and build a future in a city we already call

[4:15:45] home. I know my story is not unique. There are

[4:15:49] many hardworking families, young professionals, newcomers and essential workers facing

[4:15:55] the same challenge. That is why affordable Home Ownership Opportunities

[4:15:59] are so important. This they can help families like mine

[4:16:04] stay in golf and continue contributing to the community for

[4:16:07] years to come. Thank you for your time for listening

[4:16:10] to my story and for considering solutions that can help

[4:16:13] make Home Ownership more achievable for families like arts. Thank

[4:16:17] you so much. Thank you for reading and bringing that

[4:16:21] to our attention. Thank you very much. Thank you. And

[4:16:23] is there any questions as a follow - up for

[4:16:25] this delegate. There is not. And you were the last.

[4:16:31] So thank you very much. We appreciate it. Okay. I'm

[4:16:37] going to get a vibe from my colleagues. Before I

[4:16:41] make a decision. Should I take the break right now.

[4:16:47] Or should we move to receive this and kind of

[4:16:53] bring this to a conclusion and then take the break?

[4:16:56] I'm seeing a lot of nods to bring this to

[4:16:58] a conclusion. So I'm going to go that way. Okay.

[4:17:04] But to bring it to a conclusion. I need all

[4:17:08] of you to very focus, including me. Okay. Um, we

[4:17:13] are here to receive an application. Councillor Alt has agreed

[4:17:17] to move that. Galar will second. Thank you. Please. Tell

[4:17:26] our staff anything that has not already been said as

[4:17:32] a takeaway. And I'm going to go around the room.

[4:17:35] And if we need to take the time, we will

[4:17:36] do it together. Right. I'm not trying to rush it.

[4:17:39] But I just, we don't need a huge comment here,

[4:17:42] things like that. Okay. Like tell staff and in a

[4:17:46] way you're telling the proponents too. You're telling them what

[4:17:52] you're feeling as a takeaway. But let's do it succinctly.

[4:17:55] And let's, let's get going. Okay. To get bring this

[4:17:57] to a conclusion. I'm going to go Coran. And then

[4:18:01] Galler. And then Hauser. Okay. And then Alt. Stop there.

[4:18:05] I can't remember past four. So Coran. Thank you Mayor

[4:18:08] Guthrie. I will be laser focused. I won't talk about

[4:18:11] site plan issues or brick colour or anything like that.

[4:18:15] It is, uh, we are here to talk about land

[4:18:17] use planning. And I know that we cannot people's known.

[4:18:20] But we've raised some questions about, um, perhaps conditions on

[4:18:27] land adding clauses to deeds. And so I think we

[4:18:32] would need some legal advice from planning as part of

[4:18:35] the report back on whether we have any authority on

[4:18:38] that. And if so, whether there is any liability to

[4:18:42] the city, if there are adverse effects, um, from noise,

[4:18:46] for example, and it would be good to know whether

[4:18:50] or not that is even a land use planning issue,

[4:18:53] because so much of the delegation, uh, information that we've

[4:18:56] heard tonight is in support of the model and support

[4:18:59] of the affordability. I think that was very powerful. The

[4:19:03] stories that we heard, uh, through the delegations were extremely,

[4:19:07] um, powerful in terms of what this potential project and

[4:19:12] opportunity can mean, uh, so I have a better sense

[4:19:15] of where that falls within our land use planning authority

[4:19:18] when it comes back. Thanks. Thank you. And that I'm

[4:19:22] sure many colleagues, including myself, would say Ditto, what you

[4:19:25] just said. So thank you. Uh, how's, I'm sorry. Galler,

[4:19:29] houser and then alt. Worship to staff. Um, one question.

[4:19:35] We are receiving this tonight. When can we expect this

[4:19:38] to come back to Council. Meadow Councillor?

[4:19:48] Uh, we are expecting to bring the report back in

[4:19:50] September. Thank you very much. I appreciate that. Thank you,

[4:19:54] worship. Okay. Thank you Councillor Galler and to Hauser, please.

[4:19:57] And then alt. Thank you. And through the mayor, um,

[4:20:00] I was just, uh, concerned about, uh, some of the

[4:20:04] comments about the endangered species and wondering about, um, if

[4:20:08] you can bring us some more information on that, uh,

[4:20:11] just like what we'll be put in protection for them

[4:20:14] in the, in the link. Thank you. Uh, to alt

[4:20:19] please and then Busatil. Thank you very much. Mayor God

[4:20:23] following up on my colleagues. Um, clearly we are here

[4:20:26] to balance the issues of housing ecology. And this is,

[4:20:29] um, a significant challenge. Um, with regards to wildlife corridors,

[4:20:36] I would hope that staff will address the assurity of

[4:20:38] the corridor being protected as required by Bylaws. And I

[4:20:42] think provincial statutes as well to sustain its functionality and

[4:20:46] its connectivity. And the question specifically that I'd like to

[4:20:50] ask is, does the stormwater management plan protect that linkage

[4:20:54] or does it potentially block it? Uh, similarly, what will

[4:20:57] the effective construction be on the wildlife or in our,

[4:21:00] cause it potentially could, uh, block, impede it for some

[4:21:04] amount of time. As well on page 16 of the

[4:21:08] report, some references were made in point private infrastructure on

[4:21:16] future City lands raises a concern regarding potential impacts on

[4:21:20] ecological functionality as well as occupiers liability risks to the

[4:21:25] city. I was wondering if staff could please, um, flesh

[4:21:30] that out so that I know what it is that

[4:21:32] we are talking about beyond the obscure reference to occupy's

[4:21:37] risks to the city. I think we need some details.

[4:21:40] Perhaps that's even something that has to be done enclosed.

[4:21:42] But I think it needs to come back at some

[4:21:44] point. Thank you. Great. And thank you. Uh, over to

[4:21:48] Busatill actually has said that I think Councillor Alt, you've

[4:21:52] captured, uh, what her takeaway was as well. So thank

[4:21:56] you. Is there anybody else that would like staff to

[4:21:59] hear anything before I call the vote. There is not.

[4:22:05] So just from me, I would suggest that, um, and

[4:22:10] I'm just kind of taking an observation of the vibe

[4:22:12] in the room here. There seems to be a lot

[4:22:14] of support. I think around where the project is going.

[4:22:18] And I believe where the issues that my colleagues have

[4:22:21] raised are just around the technical. Like it's, it's the

[4:22:23] technical side of things. And I think, I think the

[4:22:25] project proponents have, I've actually addressed a lot of that

[4:22:29] within the detailed reports that are there. But working together

[4:22:33] to, to figure that out before it comes back in

[4:22:36] September would be, would be just, just to have it

[4:22:39] really clear would be great for, for me and for

[4:22:41] us. Um, and I just wondered one quick question. Is

[4:22:47] there a tunnel for, um, animal linkage already under. Claire

[4:22:55] Road going across that road there? Is there already a

[4:22:57] tunnel to help with, with that? Or is there not

[4:23:00] one there? I can't remember. Because I know on Eastview,

[4:23:03] when we redid Eastview, we put those tunnels under East

[4:23:06] View and people really like that. In fact, you could

[4:23:09] watch a live video. Did you know that? Of, yes,

[4:23:13] there was turtles and people were like, Oh, there's teenage

[4:23:15] mutant ninja turtles going across the thing there. So is

[4:23:18] there already a tunnel for animals going across Claire to

[4:23:21] date. Uh, to the mayor. No, there is not this

[4:23:28] time. There isn't. Okay. Because if that's what's being proposed,

[4:23:32] that would actually be an enhancement to animals. Right. It's

[4:23:36] not there now. So, um, okay. And, uh, other than

[4:23:42] that, looking forward, I'm looking forward to have this come

[4:23:45] back in September. That's great. So thank you. And we'll

[4:23:49] have a discussion and debate then. Uh, with that, I'm

[4:23:53] going to call the vote then. Is there anyone against

[4:23:56] receiving the application. Nobody. So that's unanimous for receipt. Thank

[4:24:02] you very much. Everyone take a breath. And, uh, we're

[4:24:06] good. And this now it's 7 10. We are going

[4:24:12] to come back here at 735. I'm calling it a

[4:24:20] 25 minute break. I'm already cutting five minutes. When we

[4:24:24] come back, we will. Jump to the ward heritage conservation

[4:24:31] district. The draft plan and guidelines. Okay. And that's another

[4:24:36] receive only. Okay. Just show everyone knows. No decisions on

[4:24:40] that one either. Then we get indecision into decision mode.

[4:24:46] And we'll do the urban design master plan after that.

[4:24:50] And. Also we have the growth management presentation too. So,

[4:24:56] uh, 735. See you all then. Thank you.

[4:48:15] To my colleagues online, if you can hear me, this

[4:48:18] is your one minute warning, okay?

[4:49:11] And to my colleagues online, this is your 32nd warning.

[4:49:48] Okay, I am calling the meeting back to order. Thank

[4:49:51] you very much for waiting through the first item there,

[4:49:55] and we are now to the Ward Heritage Conservation District.

[4:50:00] It is the draft plan and guidelines. We have a

[4:50:03] couple of presentations here from both Jack and Rebecca. I

[4:50:08] don't have my glasses on. Rebecca, where are you? Hello,

[4:50:13] thank you. So I will turn it over to you.

[4:50:17] To hit us with that presentation. We have one delegation

[4:50:20] after that. So go right ahead, Jack. Thank you. Good

[4:50:24] evening, Mayor Guthrie, members of Council and members of the

[4:50:27] public who have joined us to discuss the draft ward

[4:50:30] Heritage Conservation District Plan. Recognising that you have a long

[4:50:34] meeting tonight. I will try and conserve your time as

[4:50:37] carefully as I can serve heritage. Tonight presents an opportunity

[4:50:41] for Council and members of the public to provide feedback

[4:50:46] on the draft Ward HCD plan. I will be presenting

[4:50:50] alongside Rebecca Shara, Cultural Heritage Manager with ASI, and Project

[4:50:55] Manager for the Ward HCD Project. To provide a brief

[4:51:00] recap, in 2023, Council directed staff to initiate a heritage

[4:51:04] district study for the Western portion of the Ward neighbourhood.

[4:51:09] Heritage Conservation Districts are proven strategy for conserving community character.

[4:51:14] While making room for needed growth and change. Last June,

[4:51:18] Council approved the proposed boundary for the district and directed

[4:51:22] staff to begin work on the Heritage Conservation District Plan

[4:51:26] that would guide conservation and development in the word HCD.

[4:51:31] From the beginning, we envisioned this district to be shaped

[4:51:34] by the community within its borders. We hosted three very

[4:51:38] well - attended public open houses. We received valuable feedback

[4:51:43] and advice. What we heard loud and queer was the

[4:51:48] desire to have Heritage Buildings and landscapes protected from loss

[4:51:52] without restricting change or property owner's ability to be creative.

[4:51:58] Similarly, we consulted development stakeholders whose feedback was critical that

[4:52:02] developing a plan that balances conservation with flexibility. It is

[4:52:08] appropriate that we are presenting this plan on the same

[4:52:10] evening as the urban design master plan for the Midtown

[4:52:13] Village. The two reports tell different parts of the same

[4:52:17] story. That heritage and development can go hand in hand.

[4:52:22] Preserving what makes a place special and accommodating growth are

[4:52:26] not mutually exclusive goals. They're both essential to building a

[4:52:29] city that is vibrant, resilient, and distinctive. Heritage district is

[4:52:35] a conversation between past, present, and future. It is about

[4:52:40] deciding what is worth caring forward and how we can

[4:52:42] manage change without losing the character that makes a place

[4:52:45] special. In Planner Speak, we call this stewardship of the

[4:52:50] ward's unique cultural heritage resources and landscapes. A resident of

[4:52:55] one of our open houses had a more direct way

[4:52:57] of putting it. Keep the board weird. After several hundred

[4:53:03] pages of reports, maps, inventories, studies, and policy recommendations. It

[4:53:08] was humbling to discover that the goal of this project

[4:53:10] could be summarized so concisely in just four words. I

[4:53:15] will now hand it over to Rebecca to tell you

[4:53:17] more about the word HCD District Plan.

[4:53:32] Thank you, Jack, and good evening. I'm Rebecca Sharra, principal

[4:53:40] inheritage planner with ASI Heritage. I've been leading The Ward

[4:53:45] Conservation District Study and Plan since the work began in

[4:53:48] 2024. I am here with UTA, Maya Jean Batista, Principal

[4:53:53] and Urban Designer with O2 Planning and Design. We've prepared

[4:53:58] a short presentation tonight to walk through the Ward Conservation

[4:54:02] District Plan. I will start tonight with a quick refresh.

[4:54:08] Of what The Plan is covering. I don't think. This

[4:54:15] is advancing. Yes. Yes, I am.

[4:54:26] We go. I'm here. Thank you. So a formal heritage

[4:54:32] district in the ward is being recommended under the Ontario

[4:54:35] Heritage Act within the area shown here in front of

[4:54:37] you. The goal of this district is to establish a

[4:54:41] flexible. Yet place - sensitive framework to guide future development

[4:54:46] in the ward. The goal is not to freeze the

[4:54:50] place and time. Instead, this district plan presents a path

[4:54:54] forward for how it can continue to adapt while remaining

[4:54:58] special. This is a place with memories, with historic fabric.

[4:55:04] Yet also very contemporary. In all of those elements are

[4:55:08] at their best when operating and mixing together. The plan

[4:55:13] responds to and celebrates. This potent mix of elements that

[4:55:18] characterize this part of the ward. A place that is

[4:55:21] in a constant state of shaping, making, adapting, and celebrating.

[4:55:29] Almost a year ago, City Council directed staff to begin

[4:55:32] preparing a planning document for the Ward Heritage District. It

[4:55:38] covers the West Side of the Ward area. Where development

[4:55:42] happened earliest and in a distinct way. It was shaped

[4:55:46] by its location on the speed and eramosa rivers. The

[4:55:50] confluence between them would have likely been an important meeting

[4:55:53] place for Indigenous communities long before the area was intensified

[4:55:57] in the late 1880s and early 1800s and early 1900s.

[4:56:03] It's Riverside location encouraged industry and rail to emerge here

[4:56:08] and also laid a blueprint for any regular and curious

[4:56:11] arrangement of streets and blocks. Its low - lying and

[4:56:15] wetlands kept the land affordable. And between the 1880s and

[4:56:18] 1930s when the area built up. The buildings and street

[4:56:22] scapes that emerged reflect the lives and traditions of the

[4:56:25] communities of newcomers that arrived here, making it their new

[4:56:28] home. The district plan for the ward has been developed

[4:56:36] based on this kind of understanding of this place. That

[4:56:40] understanding has involved looking at the history and features of

[4:56:43] the area, how it was developed, and how it has

[4:56:45] changed, and the patterns that are on display here today.

[4:56:49] This understanding also takes into account what the area is

[4:56:52] intended to become based on the cities and provinces land

[4:56:56] use planning vision and goals. It also reflects what we

[4:56:59] have heard from talking to the public. People who live

[4:57:02] here, people who own property here, people who want to

[4:57:05] build and develop here. People who work here paint here.

[4:57:10] Walk here. Visit here. We have also talked to The

[4:57:13] Mississaugas of the New Credit and Six Nations of the

[4:57:16] Grand River, and a project - specific working group and

[4:57:19] the City's Heritage Advisory Committee. The Ward neighbourhood may not

[4:57:26] be a conventional or obvious candidate for a Heritage Conservation

[4:57:30] District. 40 years ago when districts started to be protected

[4:57:35] in Ontario, they tended to focus on areas of sameness

[4:57:38] or high - end architecture. Impressive examples of grand buildings

[4:57:43] built by people of means or streets lined with nearly

[4:57:46] identical buildings. 40 years later though, districts and approaches to

[4:57:51] Heritage Conservation are far more reflective and insightful. Heritage is

[4:57:57] not a beauty contest. It's about understanding places that are

[4:58:01] part of our collective history and contemporary communities and how

[4:58:05] those layers can survive as they continue to evolve and

[4:58:09] thrive through this century and beyond. This historically working class

[4:58:13] area contains a number of large, late 19 and 20th

[4:58:18] century Industrial Buildings, located along the Speed River and around

[4:58:21] a series of rail lines that were introduced to the

[4:58:23] neighbourhood. These industrial buildings are surrounded by tightly packed Worker's

[4:58:32] Housing, built following Simple Designs and using modest materials. The

[4:58:39] neighbourhood has long been home to newcomers and immigrant populations

[4:58:44] with a particularly large population of Italian immigrants who brought

[4:58:48] their traditions and ways of life to the community. Many

[4:58:54] of the buildings here have been altered and adapted over

[4:58:58] time as people converted parts of their homes into shops

[4:59:01] and storefronts. These conversions were an important part of the

[4:59:04] local economy and vital to the resilience and self -

[4:59:07] sufficiency of the community. These changes left physical traces throughout

[4:59:12] the neighbourhood that today communicate its evolution. There is no

[4:59:16] question that this area is of cultural heritage value and

[4:59:20] meets the requirements for designation under the Ontario Heritage. Over

[4:59:27] the last year, this project has had a robust engagement

[4:59:30] program, virtual public engagement activities ran in the winter, and

[4:59:34] we shared preliminary work with a project working group and

[4:59:38] the Heritage Advisory Committee at the same time. In the

[4:59:41] spring, we had a public open house to share draft

[4:59:44] policies and guidelines at the Italian Canadian Centre. One -

[4:59:48] on - one communications with interested stakeholders and the Ms.

[4:59:52] Saugas of the Credit. And Six Nations of the Grand

[4:59:55] happened in the spring as well. We are now here

[4:59:57] today having the statutory public meeting of council. A draft

[5:00:02] version of the plan was released in its entirety in

[5:00:05] June, and I'd like to now share a bit of

[5:00:08] what we heard through these rich and engaging sessions. We

[5:00:13] heard through the engagement program that this is an area

[5:00:16] with important community anchors. This map shows some specific features

[5:00:21] and sites that the community hopes are still there in

[5:00:25] 2050. Some are institutional buildings and sites like churches and

[5:00:29] schools, places that have served the community for decades. Others

[5:00:33] are places, like the intersection of Arthur, Ontario and Manitoba

[5:00:38] Street. Summer contemporary. Or of the more recent past, like

[5:00:44] the two rivers community garden, or the Ukrainian church. While

[5:00:47] others are from the 1800s like the Spring Mill Distillery.

[5:00:54] At March, the Italian Canadian Centre, our understanding of this

[5:00:57] place continued to be refined. We talked with people and

[5:01:01] discussed sample policies and guidelines for the district. We heard

[5:01:05] from kids, parents, people who live in the ward, and

[5:01:08] people who do business here about the features that should

[5:01:10] be stewarded as the area moves forward. In summary, through

[5:01:16] the process we heard recurring themes about what is important.

[5:01:20] To steward as the community continues to adapt and evolve.

[5:01:23] Freedom of self - expression was emphasized. We also heard

[5:01:28] that retention of a unique mix of historic buildings was

[5:01:31] important. And also an emphasis on a commitment to a

[5:01:35] strong public realm network supporting walkability and human connections. And

[5:01:41] it is with all of this input and knowledge that

[5:01:43] we have crafted a district plan that responds to what

[5:01:46] we have heard.

[5:02:03] The district plan for the ward is not a cookie

[5:02:06] cutter type of conservation plan. It is different than the

[5:02:09] usual heritage document. It documents what we have learned about

[5:02:15] this place. It's unique and curious patterns of built forms

[5:02:18] and streetscapes and what we have heard. It presents a

[5:02:21] highly permissive and flexible policy framework instead of guidelines. And

[5:02:27] this is exactly part of the ward's cultural and built

[5:02:30] form DNA. Historically and today. The plan allows for and

[5:02:35] encourages people to continue adopting and altering their buildings and

[5:02:39] properties. It recognises that streetscapes and the public realm can

[5:02:43] help promote walkability and pedestrian experiences. The plan presents policies

[5:02:49] that consider how private property meets shared public space. The

[5:02:54] plan recognises the historical and contemporary importance of commercial building

[5:02:58] typologies within the district and continuing this important historical pattern

[5:03:03] of small businesses. Finally, the plan serves as a record

[5:03:08] in and of itself documenting this working class area where

[5:03:11] newcomers establish themselves and built communities. The plan creates a

[5:03:16] framework for stewarding the buildings and telling their stories and

[5:03:19] also a path for continuing to tell those stories, even

[5:03:22] when the bricks and mortar are no longer there. In

[5:03:28] the Planned Document, you will see that properties within the

[5:03:31] boundary have been categorized into contributing properties. These are the

[5:03:35] properties that reflect or express the district's heritage values. Most

[5:03:41] state to the 1880 to 1930 period. Others are much

[5:03:45] earlier from the 1850s to 1870s. While others are later.

[5:03:51] Like the Ukrainian church. Others go back to time immemorial,

[5:03:56] such as The Rivers. Many are house - formed buildings

[5:04:01] also included our churches, schools, former sites of industry. As

[5:04:06] well as homes that operated cottage industries inside their walls.

[5:04:10] Also included our gateways such as the 100 steps or

[5:04:14] places such as the intersection of Arthur, Ontario Manitoba, and

[5:04:18] Alison here on Street. As required under the Ontario Heritage

[5:04:25] Act, the Plan Presents a process for Heritage Permitting within

[5:04:29] the Proposed District. Dependent on the kinds of activities proposed,

[5:04:35] activities can fall into one of four categories. Activities can

[5:04:39] either be exempt. Or considered a minor activity. Or considered

[5:04:44] a major activity. And then the fourth category includes new

[5:04:47] constructions and or demolition activities. Exempt activities require nothing more

[5:04:54] than is otherwise required under the building code. Minor, major,

[5:05:00] and new construction, or demolition activities, require a heritage permit

[5:05:04] process. Permits for minor activities. Are approved at the staff

[5:05:09] level. Major or new construction or demolition permits are also

[5:05:15] approved at the staff level with input from the Heritage

[5:05:18] Advisory Committee. There is no cost for heritage permits. And

[5:05:23] if there is a recommendation from staff to refuse a

[5:05:26] permit. The permit would then go to Council to make

[5:05:29] a final decision and property owners can appeal council decisions

[5:05:33] to the Ontario Land Tribunal. Many activities on contributing properties

[5:05:40] within the proposed district are exempt. Exempt activities include things

[5:05:46] like interior renovations or constructing an accessory dwelling unit. That's

[5:05:52] not visible from the public right - of - way.

[5:05:55] Additions of elements such as dormers, for example. As well

[5:05:59] as repairs or replacements in kind. For example, existing existing

[5:06:06] siding with new siding. As well as additions of replacements

[5:06:10] or removals of porches. Those are all activities that would

[5:06:13] be exempt from a specific heritage permit. Other activities on

[5:06:18] contributing properties would require a minor heritage permit, which would

[5:06:23] be approved at the staff level. These kinds of minor

[5:06:27] activities involve things like adding new or extending parking pad

[5:06:32] areas, constructing an accessory - dwelling unit that is visible

[5:06:35] from the public right of way. Or even making additions

[5:06:40] at rears and sides of primary buildings on contributing properties.

[5:06:45] Which in some cases may also be exempt from any

[5:06:48] heritage permit, depending on the scope of the addition. Other

[5:06:53] more substantial activities on contributing properties would require a major

[5:06:57] heritage permit. Things like picking up an entire building and

[5:07:01] moving it to an entirely new property or adding a

[5:07:05] full second story edition on a single - story building.

[5:07:10] Or making an addition that fully conceals the front facade

[5:07:14] of a contributing building. If a contributing building. Is proposed

[5:07:21] for demolition, a new construction or demolition permit would be

[5:07:25] required. For non - contributing properties, so those are all

[5:07:30] the properties that are considered to not express the Heritage

[5:07:34] Values of the District. The Planned addresses two future permitting

[5:07:38] scenarios for those types of properties. So one would involve

[5:07:42] when a new building is proposed for construction in the

[5:07:45] district on a non - contributing property, a new construction

[5:07:49] heritage permit. Process would be required. Or in other cases,

[5:07:54] demolitions of non - contributing buildings would either be exempt

[5:07:58] or in some cases require a minor permit. The plan

[5:08:07] presents a series of policies and guidelines as well. In

[5:08:11] chapters 10, 11, and 12 of the document. And it's

[5:08:14] very important to understand the difference between policies versus guidelines

[5:08:18] in the plan. Policies define the expectations for the district

[5:08:23] and use words like shell. These are mandatory. In contrast,

[5:08:28] guidelines provide practical how - to strategies to achieve policies.

[5:08:33] They are not mandatory and use words like should and

[5:08:37] encourage. I now want to walk through some sample policies

[5:08:43] and guidelines from the draft plan, and I'd like to

[5:08:46] show how policies differ from guidelines and also give a

[5:08:49] taste of their substance. Within the Planned Document itself, all

[5:08:54] policies are clearly identified in purple text and is numbered

[5:08:58] statements. In chapters 10, 11, and 12. Guidelines are presented

[5:09:03] after policies and are in a lettered list. Here's an

[5:09:07] example of a policy and to guidelines for making additions

[5:09:11] on contributing properties. The policy states that additions to contributing

[5:09:16] properties that contain representative or unique residential building types shall

[5:09:22] be permitted at rears and sides. The Plan provides a

[5:09:27] clear statement that side and rear additions to buildings are

[5:09:31] permitted in the district. Two text guidelines, as you see

[5:09:35] here, A and B, and visual diagrams pair with this

[5:09:39] policy to help explain how one can achieve. The policy

[5:09:45] while not introducing mandatory rigid and cookie cutter requirements. So

[5:09:52] for example, side in yard editions can exceed existing ridge

[5:09:57] lines of roofs in the district. And this is because

[5:10:00] in the ward, we are not interested in hiding additions

[5:10:03] and changes. Seeing additions is very much what this place

[5:10:07] is all about. And this kind of policy approach invites

[5:10:12] a wide range of different ways that a property owner

[5:10:15] can add density to their lot and are livable space

[5:10:18] to an existing building. Another guideline that pairs with this

[5:10:22] policy advises that full story additions are discouraged. But where

[5:10:28] contemplated they should be set back from the primary facade.

[5:10:33] As part of our technical analysis of existing buildings and

[5:10:37] streets in the ward, we found that full - story

[5:10:39] editions can often dramatically impact a contributing building, reducing the

[5:10:45] extent to which it's even recognisable as a sort of

[5:10:48] historic part of the place. So this kind of flexible

[5:10:53] wording provides guidance on how to do a full story

[5:10:57] addition, if necessary, without introducing strict requirements that would forever

[5:11:02] and always preclude them from happening. These policies were informed

[5:11:08] based on an understanding of what is here in the

[5:11:12] ward in its evolved form. Therefore the policies welcome and

[5:11:17] invite additions that are added in highly visible ways. But

[5:11:21] in a matter that allows for the original building or

[5:11:24] the older building, and its history of add - ons

[5:11:28] to be visible. In contrast, the photo on the right

[5:11:33] shows a former one - story building with full -

[5:11:35] story edition added without any setback, which as you can

[5:11:39] see distorts some of its original form, scale and understanding

[5:11:44] as a historical piece of the district. And therefore this

[5:11:47] kind of approach to an addition is discouraged. I now

[5:11:53] want to walk through another sample policy, but this time

[5:11:56] for non - contributing properties. So a key thing to

[5:11:59] remember in a district is that it's concerned with guiding

[5:12:03] change on heritage properties, but also ensuring that new buildings

[5:12:08] add positively to the district and support its heritage values

[5:12:13] and the objectives of the district itself. Chapter 11 of

[5:12:17] The Plan presents policies. About how to introduce new buildings.

[5:12:22] In terms of building location and orientation, for example, the

[5:12:27] Planned Directs that new buildings shall have a varied street

[5:12:31] wall rhythm. The plan again is not interested in uniform

[5:12:36] setbacks and monotony. That is neither in the cultural DNA

[5:12:42] of this neighbourhood, nor an objective of the district. Therefore,

[5:12:47] the guidelines that support this policy advise property owners to

[5:12:50] take cues from elsewhere in the district, embracing creativity, insight

[5:12:55] - specific solutions, rather than matching existing adjacent properties. These

[5:13:04] examples clarify the difference between requirements, i. e. policies that

[5:13:09] are presented in the plan versus guidance. Those being the

[5:13:13] suggestions that property owners are recommended to consider when planning

[5:13:17] new buildings or alterations to existing ones. In summary, I

[5:13:22] want to wrap up with five key highlights for property

[5:13:25] owners, as it's so important to have clarity about implications,

[5:13:31] for property owners as we move closer to possible implementation

[5:13:34] of this plan. One, policies and guidelines of the plan

[5:13:38] apply to building exteriors and the primary buildings on the

[5:13:42] lot. Interiors are not impacted, neither are ancillary structures. Second,

[5:13:48] the plan does not require that contributing properties be restored

[5:13:52] to a previous period in time. Three, there are no

[5:13:56] fees for Heritage Permit applications. For the policies and guidelines

[5:14:01] presented in the plan, also work in coordination with existing

[5:14:05] zoning bylaws and community planning permit systems. And finally, the

[5:14:10] plan is premised on welcoming building adaptations and new buildings

[5:14:15] and developments that are compatible with the area and fit

[5:14:18] its context. Such new construction may also be subject to

[5:14:24] other requirements such as site and area - specific policies,

[5:14:28] secondary plans, and or urban design master plants. We're here

[5:14:35] today sharing a complete draft of the HCD Plan. And

[5:14:39] based on feedback received today and since the plan was

[5:14:42] publicly released in June, our next steps will be to

[5:14:45] update the plan with a targeted release of the final

[5:14:49] plan in early August and with a formal recommendation to

[5:14:52] Council for Approval in September. Thank you. Well, thank you

[5:14:59] both very much. We do have one delegation I'd like

[5:15:02] to go to Barbara Man right away, please, on this

[5:15:06] topic. So, uh, we'll come back to staff in a

[5:15:09] moment. Barbara Man is here on behalf of the Ward

[5:15:12] Residence Association. And again, it's no more than 10 minutes.

[5:15:16] Okay, there's a chime at the 9 minute 30 second

[5:15:18] mark. I'll turn it over to you, Barbara. Thank you.

[5:15:20] It'll be a lot less on that. Um, I just

[5:15:23] wanted to tell you what we've heard from the residents

[5:15:25] of this has been going on. Um, basically there's been

[5:15:30] no full - on opposition at all. Uh, some people

[5:15:33] have said they want to designate because they're actually afraid

[5:15:36] of what could happen in the future. Uh, like Road

[5:15:39] Widenings and things like that. Others have said that, uh,

[5:15:42] they don't understand it completely. And they're afraid to designate.

[5:15:46] But that last part, thank you, was really helpful. We'll

[5:15:49] get that up on, uh, the website for them. Um,

[5:15:52] and as an individual, I'm going to speak to that

[5:15:55] as soon as Kilmore got hold of the wood site,

[5:15:57] we wanted the ward to be a heritage district site.

[5:16:01] So it's really exciting for me as an individual to

[5:16:03] hear that this is a possibility coming now. So thank

[5:16:06] you for all the hard work that you guys put

[5:16:09] into that because we know it was a lot of

[5:16:11] hard work. Thank you, Barbara. Is there any questions for

[5:16:15] Barbara. There's 10 questions you got to come back. Notice,

[5:16:20] okay. Okay. That's it. All right. Uh, is there anybody

[5:16:24] else in the room that would like to speak to

[5:16:26] this item. Okay, come on down, sir. Um, actually take

[5:16:32] your time. I'm going to throw a phone number up

[5:16:33] on the screen very quickly. Okay. So if anyone wants

[5:16:37] to call in on this topic as well, it's 519

[5:16:40] 837 5603. Again, that's 519. 8375603. And as we hear

[5:16:50] from Musa, we will also let our clerk see if

[5:16:53] anyone calls in over the time limit for yourself as

[5:16:56] well. Okay. So, uh, if you could just state your

[5:16:58] name for the record, we'd appreciate it. Go right ahead.

[5:17:03] Sure. Um, my name is Brian Lauder and I live.

[5:17:07] And actually one of the weirdest streets in the ward.

[5:17:14] Our street is very much, uh, mix up, I would

[5:17:18] say a mash of different properties, which to me contributes

[5:17:23] to the, I call it heterogeneous neighbourhood of quality of

[5:17:28] the neighbourhood. I guess one of my, I think the

[5:17:32] heritage, uh, proposed her designation district. Is an excellent idea.

[5:17:40] I guess one question would be, um, Rebecca stated that

[5:17:47] the plan is not going to require the ability to

[5:17:50] be brought back to its appearance at a specific moment

[5:17:55] in time. Although I believe when, um, Planners were looking

[5:18:01] at contributing properties. They actually did do it in a

[5:18:05] specific moment of time. Many of the properties in the

[5:18:10] ward, for example, were corner stores. That have since been

[5:18:17] converted to, uh, residential uses. So the corner stores are

[5:18:25] sort of part of the original character of. The district.

[5:18:31] And yet, their use is residential. Is there any encouragement?

[5:18:38] I know it would probably have to go through a

[5:18:41] Zoning by - law amendment, but is there any encouragement

[5:18:43] in the plan for some of these original uses to

[5:18:48] be brought back, so to speak. Yeah, that's, that's a

[5:18:55] question that maybe one of us here could ask on

[5:18:57] your behalf to staff once the delegations are done. You

[5:19:01] do still have more time. If there you wanted to

[5:19:03] add. I would just be filling up space. No, no

[5:19:08] problem. Okay. I think I'm good. I mean, one of

[5:19:11] my concerns was how much teeth is there in this,

[5:19:15] uh, in the plan because I, I have seen, um,

[5:19:20] I used to work for Planning Department myself. And I

[5:19:22] used to see properties that had received heritage designations. And,

[5:19:28] um, The Heritage Conservation Officer recommended preservation of the property,

[5:19:34] but there was, uh, that planner had no means by

[5:19:38] which they could say this does not comply. And so

[5:19:42] the property would end up getting demolished. So I would

[5:19:47] just hope that this plan would have some kind of

[5:19:51] similar teeth. And I know Rebecca did mention it. That,

[5:19:56] um, an application could be refused by staff or amendments

[5:20:01] requested or appeal that could go to Council. I would

[5:20:05] just want, I would just like to make sure that

[5:20:08] there is a very clear process in place for that

[5:20:11] to happen. Great. Yeah. I think maybe we'll ask that

[5:20:15] on your behalf, those two things sort of the encouragement

[5:20:18] incentive side and the, and the, you know, regulator teeth

[5:20:22] side of, of it. We'll ask those for you. Yep.

[5:20:26] Is there any other questions for the delegate while the,

[5:20:28] while he's here. Uh, no, thank you very much for

[5:20:32] coming forward. And while we were listening to him, is

[5:20:37] there anybody that called in on this one. No. So

[5:20:41] are you good? Do you want to wait another minute.

[5:20:43] Or. Are you okay? Okay. All right. Perfect. So. My

[5:20:51] whole time. I'll be kind of. Jumping. Sorry. No Barbara.

[5:20:56] We just from our procedural by - law. We can't

[5:20:58] go back and forth. I, it pains me to say

[5:21:00] that. Um, but no, we can't go back and forth.

[5:21:03] Okay. I'm sorry. Yeah. Okay. Yeah. Yeah. Yeah. Yeah. I'll,

[5:21:08] uh, I won't block them, I promise. So thank you.

[5:21:11] Okay. Um, is there someone that would at least be

[5:21:14] willing to move receipt Quran and Downer, okay, for, and

[5:21:18] it is to receive. Now is there any questions of

[5:21:22] staff, any comments you want to give to staff as

[5:21:25] a takeaway. I'll start with, uh, Claussen and then Coron.

[5:21:32] Yes. Good evening. Um, as your resident council ward weirdo,

[5:21:39] um, I want, I just want to thank you. Also

[5:21:42] the granddaughter of Proud Italian immigrants. So, um, I feel

[5:21:46] excited to be receiving this, this today. Um, and the

[5:21:50] thoughtful process that you have undertook. And before I ask

[5:21:54] my question, I did want to read a very short

[5:21:56] sentence from a resident who contacted me, um, and I

[5:22:01] don't have it. Wait, sorry. I'm sorry. It's coming. But

[5:22:05] basically it was, we should be proud and gualth. Um,

[5:22:08] for the work that this team did on this report.

[5:22:11] And so I just wanted to thank our staff for

[5:22:13] this. It's not every day that we get thank you

[5:22:16] from residents about the process. Um, and about the report.

[5:22:20] And I just want to echo that residence sentiment as

[5:22:23] well. Um, and so my question is, um, with regard

[5:22:28] to, and I'm sorry if this was said and I

[5:22:30] missed it. But I just didn't quite understand the ADU

[5:22:34] not visible from the public right of way. Uh, if

[5:22:38] you could just maybe paint a picture for me again,

[5:22:40] I would appreciate that. Through

[5:22:50] you, your worship. Um, at the moment, the draft plan,

[5:22:54] um, uh, has policies to encourage and welcome the EUs

[5:23:02] on contributing and non - contributing properties. And makes a

[5:23:06] distinction at the moment that if it is visible from

[5:23:10] the public right of way versus not visible, a different

[5:23:14] permitting process proposed, that if it's not visible, then it

[5:23:19] would be exempt. If it is visible, there would be

[5:23:22] some permit, um, required to ensure that there is, um,

[5:23:27] a compatible fit given its visibility. Um, I think we've

[5:23:32] already heard some feedback on that topic since we've released

[5:23:35] the draft plan that maybe that's something to think about

[5:23:41] further. Um, about perhaps not having two different permitting streams

[5:23:46] and not being too concerned about visibility from, from the

[5:23:49] public right of way. So, um, right now there's a

[5:23:52] distinction made, but I think that's something we're already looking

[5:23:55] at. Does that help clarify. Yes. And I would appreciate

[5:23:59] that clarity. Um, in the September report. And then do

[5:24:05] have one more. With regard to the incentives coming back

[5:24:08] in September. Could you just describe what the process will

[5:24:12] be? Will the proposed incentives include, um, a budget? Be

[5:24:18] subsequently integrated in the next budgeting process. What would be

[5:24:24] process for that. Through the merit to Councillor Quest, and,

[5:24:29] um, in September, it staff's intention to bring forward, uh,

[5:24:33] heritage grant program proposal that we will seek your direction

[5:24:37] to pursue and develop. So we will not be bringing

[5:24:40] forward a specific budget request at that time. That wouldn't

[5:24:48] occur until the next multi - year budget. Okay. Thank

[5:24:54] you. So then that would be in 2027. Eight. 2028.

[5:25:03] Okay. Thank you. Thank you, Quran. I think I had

[5:25:07] next. And then I have Galler. Great. Thank you. The

[5:25:10] body of work here is incredible and it's been a

[5:25:12] long time coming. So thank you to staff. Thank you

[5:25:15] to the whole team that put this plan together. One

[5:25:19] of the things that is unique about this particular Heritage

[5:25:22] Conservation District is the industrial and residential interface. And one

[5:25:28] of the delegates asked about returning potential, you know, a

[5:25:32] shoemaker shop into, back into a shoemaker shop and an

[5:25:35] industrial and commercial uses being reintegrated into properties that have

[5:25:39] been converted to residential. So I wonder if you could

[5:25:41] speak to, you know, whether that is going to be

[5:25:45] incorporated into the plan as a mixed use or a

[5:25:48] zoning recommendation, uh, and then part two of that is

[5:25:52] that industrial architectural form. I know often in Heritage Conservation

[5:25:56] Districts, we're trying to identify a singular, uh, architectural form

[5:26:02] like Victorian or, or Eduardian or, you know, Regency Cottage.

[5:26:07] And in this neighbourhood, that's just impossible. But one of

[5:26:10] the architectural forms that you've highlighted in many of the

[5:26:13] examples that you've given is that kind of industrial, and

[5:26:16] I even, I believe the Biltmore towns development, tried to

[5:26:20] put an industrial design into the townhouses where the old

[5:26:24] Biltmore hats was, which I thought was an homage to

[5:26:27] that industrial form. So I wonder, the variety and diversity

[5:26:34] of architectural forms that would be permitted, um, in terms

[5:26:37] of new development. Through the merit to Councillor Quran. As

[5:26:47] to your first question, the planning does not, uh, contradict

[5:26:52] the Zoning bylaw. However, it encourages flexibility for, uh, zoning

[5:27:00] Bylaw Amendments or variants requests in terms of commercial uses,

[5:27:05] especially in historic commercial spaces. Uh, as mentioned, these exist

[5:27:10] throughout the ward. And we wanted to create a plan

[5:27:12] that would encourage that type of small business revitalization. Um,

[5:27:18] as to your second question, the plan intentionally defines compatibility

[5:27:24] broadly. We believe that in an applicant should be able,

[5:27:29] uh, to be creative and how they believe that a

[5:27:32] new development may fit into the neighbourhood. That's, that's why

[5:27:35] we aren't too prescriptive with wanting new development to specifically

[5:27:39] emulate industrial forms or certain materials. Um, we want to

[5:27:45] look to proponents to tell us how a new development

[5:27:49] may be compatible. And this isn't something that I want

[5:27:54] to come back when we, when it comes back in

[5:27:56] September, but it's more of a community buy - in

[5:28:00] conversation because it's very clear in the plan that this

[5:28:03] is not intended and turning the ward into a museum,

[5:28:07] frozen in time. It is a planning tool to guide

[5:28:10] change. Um, but I think that the community, and thankfully

[5:28:14] we, we have enough experience now in Guelph and high

[5:28:18] satisfaction rates with our very first Heritage Conservation District in

[5:28:22] Brooklyn. I'm the College Hall. I believe it was very

[5:28:29] satisfied with our first conservation district. So these, uh, these,

[5:28:35] you know, the, um, the impression that its onerous or

[5:28:39] that insurance will go up. I know you've done a

[5:28:41] lot of work to make sure that those assumptions and

[5:28:45] those stereotypes have broken down. And I know that's not

[5:28:48] part of the conservation district tool, but I want to

[5:28:51] give you an opportunity to speak to that because community

[5:28:55] buy - in is something that's very important for this

[5:28:58] plan to be successful. So if you could just take

[5:29:01] a moment and talk about, um, satisfaction rates, um, the

[5:29:06] insurance issue and reassuring the community that, um, that this

[5:29:11] is not an ownerous, um, process that is trying to

[5:29:15] freeze that district in time as a museum. Through the

[5:29:25] mayor. Um, something we heard again and again from the

[5:29:28] community was that yes, they really want the historic landscapes

[5:29:33] and buildings protected, but they wanted also a high degree

[5:29:36] of flexibility to make changes that sometimes might be kind

[5:29:41] of creative and weird. And we, we didn't want to

[5:29:45] stop that type of, um, artistic expression in the neighbourhood

[5:29:49] that has existed for decades. Um, which is why we

[5:29:53] aren't very prescriptive in the plan as well as, um,

[5:29:57] the vast majority of alterations that a property owner might

[5:30:01] make are actually exempt from the heritage permit process. Um,

[5:30:06] we also have expanded. What permits our approvable at the

[5:30:10] staff level so that heritage permits can be more expedient

[5:30:14] than they have been historically. So we were really trying

[5:30:17] to, uh, to streamline this plan as much as possible

[5:30:23] and make sure that property owners had a high degree

[5:30:25] of latitude to make changes to their properties. Also, uh,

[5:30:29] making a plan that would be able to protect a

[5:30:32] property if loss were contemplated. Um, as to the insurance

[5:30:37] issue, we have included a statement on insurance, just outlining

[5:30:43] that designation does not increase risk and that in the

[5:30:47] case of four partial loss property does not have to

[5:30:50] be reconstructed as it was. And so far this has

[5:30:56] sufficed to help many property owners of designated properties. Fight

[5:31:03] increased insurance. Thank you for that. And my final comment

[5:31:06] is it's really nice to know that weird is welcome

[5:31:09] in Ward West. Say that five times fast. And to

[5:31:14] our weird Councillor over there. Thank you. All right. Thank

[5:31:18] you. And I have Councillor Galler is my last. So

[5:31:21] go ahead. Thank you. And through your worship to staff.

[5:31:24] Thank you so much for all this work. Um, I

[5:31:27] want to refer to the letter from a resident Robert

[5:31:32] Cardoran who wrote he had a couple of concerns. Uh,

[5:31:37] with regards to, to the policy, the discourages a full

[5:31:42] story edition. Could you help me understand? As I walked

[5:31:46] through the ward, I noticed a lot of additions, different

[5:31:48] kinds and many are a second story additions. And I

[5:31:53] really appreciate that there's an emphasis on accepting the weirdness

[5:31:57] of the community. So Barbara, I feel that there's a

[5:32:00] bit of a disconnect when we're saying we appreciate the

[5:32:03] weirdness and the oddities, but we don't want any more

[5:32:07] of that to happen. So could you help me understand

[5:32:09] that restriction. Through the merit to Councillor Galwehr. I'll begin

[5:32:16] to answer that and I may invite Rebecca to jump

[5:32:18] in. Subordinate editions to Heritage Buildings is Heritage Conservation best

[5:32:26] practice. However, we did not want to make that a

[5:32:29] policy. Again, that is phrased. It's we use the word

[5:32:32] should just as a general best practice for property owners

[5:32:36] to consider. But it's not something that would be enforceable

[5:32:40] in the plan. And additionally, I was really thankful for

[5:32:44] that letter specifically. It's helpful when property owners come to

[5:32:47] us with a specific project, um, because it lets us

[5:32:50] think about how the plan may actually be applied. And

[5:32:54] so we've been discussing expanding exemptions for ADUs and editions.

[5:33:00] Um, just because of, if a property owner is retaining

[5:33:02] a heritage building, uh, there are very few circumstances where

[5:33:07] we might actually want to refuse a permit. For context

[5:33:12] too. In my four years here as a heritage planner,

[5:33:14] I have never once refused a heritage permit. We always

[5:33:17] work with property owners to find a solution. That works

[5:33:20] for both them and the Heritage property. Okay. That is

[5:33:24] really reassuring. I really appreciate that. Uh, one of the

[5:33:27] other comments on that letter refers to the tables where

[5:33:31] it says minor or exempt. Will there be an opportunity

[5:33:34] to include somewhere in the plan so that people know

[5:33:37] whether they're looking at an exception or, or a minor.

[5:33:45] Through the mayor, we included, uh, that minor or exempt

[5:33:50] because we wanted again, flexibility in the plan, but we

[5:33:53] recognise that that letter pointed out that that creates a

[5:33:55] lack of clarity. And so we're discussing possibly expanding what

[5:34:01] might be exempt in the plan. And we'll look to

[5:34:05] include that in the plan that we bring forward in

[5:34:07] September. Okay. I really appreciate that. Uh, and just to

[5:34:11] follow up on some of the other comments about ADUs,

[5:34:13] I think we, we hopefully we can allow them and

[5:34:17] we can provide some guidelines of, you know, if you

[5:34:19] do want to have a side jar ADU, you know,

[5:34:22] these are some of the things that you should do.

[5:34:23] So it fits in the neighbourhood. Thank you. Thank you,

[5:34:26] worship. Thank you. And then, uh, Councillor Caten, please. Thank

[5:34:31] you. Through you, Mr. Mayor, um, I really like it.

[5:34:34] I agree with some of the comments about ADUs. I

[5:34:37] also think that there's not a lot of lot sizes

[5:34:39] that are quite big enough for extensive ADUs in the

[5:34:43] ward. But I think it was a challenging ask because

[5:34:47] the war doesn't really have a uniform heritage profile. It's,

[5:34:52] um, it's more of a vibe. So I think that

[5:34:54] you did a really good job in balancing that. And

[5:34:58] I look forward to seeing the next iteration. Great. Thank

[5:35:04] you. Is there anything else before I call the vote.

[5:35:08] There's not, okay. So you just get a little bit

[5:35:09] of questions from me. And then you'll get my opinions

[5:35:13] based on your answers. Lucky you. Um, you mentioned the

[5:35:20] street. Wall rhythm. Very unique. My concern about that.

[5:35:30] And please correct me if I'm wrong. But the way

[5:35:31] I heard you say it is that you are encouraging

[5:35:34] that. But then you're going to have, you're going to

[5:35:37] pick winners and losers then for who can build A

[5:35:39] to use in their backyards. Because if you're pushing some

[5:35:44] properties back, now you're restricting the ability for them to

[5:35:48] potentially do a tiny home in their backyard. So I

[5:35:52] just wondering how are you. Allowing someone to have their,

[5:35:57] you know, theirs up front and then they have the

[5:35:58] ability to have more units built. And then three houses

[5:36:02] down because of the rhythm. And I'm a drummer. So

[5:36:05] I love rhythm. So don't get me wrong. But now

[5:36:08] that house might not have the room to be able

[5:36:10] to build that ADU, how are you. Am I saying

[5:36:13] that wrong. No, I'm not. Okay. Is that just a

[5:36:17] takeaway for you to consider that? Three, well, to you,

[5:36:23] Mr. Mayor, not for you. Um, um, the, they want

[5:36:29] them. It really speaks to the different conditions that you

[5:36:32] find across any given street. So it's once again in

[5:36:37] that attempt to not encase restrictive setbacks to create a

[5:36:43] uniform, more cookie cutter environment or a street scape. So

[5:36:47] it respects the setbacks back and forth and it introduces

[5:36:53] that rhythm. However, it's up to the proportion that comes

[5:36:58] forward to put forward the design solution. So for example,

[5:37:05] if it's not contributing, they may want to, um, push

[5:37:11] forward the building in a way that, that also fits

[5:37:14] the wall, but allows them to build in the back.

[5:37:16] So it's, it's, it's, it's, it's an attempt to provide

[5:37:20] that flexibility, but not prescribing a specific rhythm to a

[5:37:26] particular lot. So you are the one that draws the

[5:37:29] short straw and get bush into, into the back. So

[5:37:33] it's, it's more of a principle on how you conserve

[5:37:36] or preserve that, that rhythm in any given street scale.

[5:37:39] Okay. You don't get everybody at the same closeness or

[5:37:43] everywhere the same setback. So. Okay. Okay. Um, yeah, I

[5:37:49] think you've answered that, that well for me. Um, to

[5:37:53] give me some comfort there. Um, sorry Krista, did you

[5:37:56] want to jump in as well? Yeah. Sorry. I was

[5:37:58] just going to add Mr. Mayor that it is encouraged.

[5:38:01] So certainly when an application came in on any development,

[5:38:04] we would take a look at it and to see

[5:38:05] if there is the lot depth for an ADU or

[5:38:08] not. We obviously don't want to preclude that from happening.

[5:38:11] So the way it is written is encouraged as well.

[5:38:14] I appreciate that too. Okay. Thank you. Um, my next

[5:38:19] question was just about, um. Contributing versus non contributing. So

[5:38:27] please correct me again if I'm wrong. But if you

[5:38:30] have a non contributing site and someone just wants to

[5:38:35] build a brand new home there. It could be like,

[5:38:39] it could be a modern looking home like in today's

[5:38:43] modern design. They could just go ahead and do that.

[5:38:46] Yes. I'm seeing shaking events. Okay. But I'm just setting

[5:38:51] up my question. But if the neighbour. Has across the

[5:38:59] street, let's say, no, let's say the neighbour is a

[5:39:03] contributing piece of land or property. They would have to

[5:39:08] adhere to all of these rules. So I'm a little

[5:39:14] bit. It's feeling like a little bit of big government

[5:39:16] to me. I like this. Don't get me wrong. Bye.

[5:39:21] I don't like big government. So I've just, can you

[5:39:23] help me feel a bit better about that. Through the

[5:39:28] mayor, I can. So I'm just going to step back

[5:39:33] to the first part of your question about non contributing

[5:39:36] properties. So scenario, non contributing property proposes a new build.

[5:39:42] A heritage permit would be required for that new build.

[5:39:46] And the policies that are presented in the plan, um,

[5:39:53] are quite broad in nature. And don't say that it

[5:39:57] needs to, you know, conform to a certain style. It

[5:40:00] doesn't need to look old, but it does need to

[5:40:04] respond to the context in which it's fit. So there

[5:40:08] is a process for non - contributing properties. Um, there's

[5:40:12] a chapter, um, chapter 11 in the plan provides all

[5:40:17] of that guidance for how do you do new good

[5:40:20] development that fits well in the ward. And then chapter

[5:40:24] 10 is how do you keep on adapting the existing

[5:40:29] heritage buildings contributing properties in the ward? So there are

[5:40:34] two kind of frameworks in place within the plan. Um,

[5:40:37] both are very flexible. And, um, permissive in their structure.

[5:40:47] So it's not heavy handed. Um, and it's and it

[5:40:52] cuts both ways. So it's, so it's not like just

[5:40:55] because you have an old building. You're the only one

[5:40:56] that has to follow some roles. The whole idea here

[5:40:58] is everyone needs to be, um, adapting and shaping and

[5:41:04] introducing new development in a way that fits with this

[5:41:06] place and keeps, keeps it weird. Um, so I'll leave

[5:41:12] it there. Hope that helps clarify. No, you're, you are.

[5:41:16] You're helping me. I'm open - minded. It's good. Yeah.

[5:41:18] Um, so I guess where I'm a little, I'm just

[5:41:22] still having a little bit of friction on this and

[5:41:24] a Councillor Galler with us talking kind of brought it

[5:41:26] up a little bit is that the nine contributing light

[5:41:31] or house can sort of be somewhat flexible and weird

[5:41:35] and have two stories. But the contributing one isn't allowed

[5:41:40] to have a second story. Well, I'm sorry. I exaggerated

[5:41:43] that. It can't have the like you're going to push

[5:41:47] back on a second story like that. Not that it's

[5:41:50] not allowed. But you're going to push back. So, you

[5:41:53] know, I'm trying to be fair about those that are

[5:41:56] there and those that are coming. That's just a comment.

[5:41:58] You could just take that away as you, this is

[5:42:00] a draft. So you're, you're here to listen to comments.

[5:42:02] So that's fine. Uh, my last comment on a takeaway

[5:42:07] is on the ADUs that you can see from the

[5:42:09] street. I'm sorry. I'm sorry. I don't want you. I

[5:42:15] don't want government to be involved in that. Okay. So

[5:42:19] that's just my opinion on that. I do not want

[5:42:23] government to be involved in that at all. If someone

[5:42:25] is building an ADU in their backyard and it's going

[5:42:27] to look a little bit different, like just let them

[5:42:29] build the ADU. I don't want to add more costs

[5:42:33] to those that are, that are doing that. The front

[5:42:35] facing, like the primary property, I totally understand that. But

[5:42:39] they're building something new in the backyard. Just let them

[5:42:40] build something new in the back here. I want more

[5:42:42] housing. I don't want, I don't want that. That's just

[5:42:44] my opinion on that. Okay. Um, and then finally, I'm

[5:42:47] really glad Councillor Crohn brought up sort of the percentages

[5:42:50] of like, uh, you know, people are satisfied with sort

[5:42:53] of how heritage districts are going and stuff like that.

[5:42:56] I've referenced that before in the past too. Um, can

[5:42:58] I just ask from a process point of view? Is

[5:43:01] there actually like an exit interview from people that are

[5:43:05] interacting with our planning staff and our heritage staff in

[5:43:09] regards, uh, to this that will be captured for this

[5:43:12] one if it's approved. To add to what's being captured

[5:43:16] in the other ones so that we're going to get

[5:43:18] more data about sort of satisfaction rate and what, what's

[5:43:21] working well and what's not. To the mayor. Um, that

[5:43:28] satisfaction survey, that was a council direction when Brooklyn and

[5:43:32] College Hall was designated that we do that. And, uh,

[5:43:36] that's something we can take away and look at doing

[5:43:38] again now that we have two more new heritage districts

[5:43:42] and possibly a third that would be a useful exercise.

[5:43:46] I would appreciate that. Um, not that it matters for

[5:43:49] me anymore, but for whoever the next term council is,

[5:43:52] they, they, they I'm sure they would appreciate that. And

[5:43:55] to be honest with you, it's good for us to

[5:43:57] hear. It's good for the public to hear. But I

[5:43:59] think it's good for you to hear. I think it's

[5:44:00] good for staff to hear. Like what, what is our

[5:44:02] interaction with the public working well, not working well from

[5:44:05] our customer service point of view? That's good data and

[5:44:08] good feedback for you just as much as it is

[5:44:10] for council and for the public too. Right. So, okay.

[5:44:13] Other than that, my only comment as a now not

[5:44:17] questionable comment is one of the things, and I hope

[5:44:21] I'm not going to get in control here, but like

[5:44:25] I'm talking like 30 years ago or whatever, more than

[5:44:28] that. There was like, I apologise if it was just

[5:44:31] who I was growing up with. Like there was like

[5:44:33] a stigma about the ward. Like, Oh, you lived in

[5:44:36] the ward. You lived in that area of the city.

[5:44:39] Now when I talk to people nowadays, it's like I

[5:44:43] got a place in the ward. Like no, it's totally

[5:44:46] changed. Uh, 100 percentage complete 180 from the way it

[5:44:51] used to kind of be talked about to the way.

[5:44:53] So I totally understand why we want to do the

[5:44:56] things that you've captured here very well might I add.

[5:45:00] And so it is a, it is really like one

[5:45:04] of the places in Guelph. It truly is. And so

[5:45:07] keeping that character and that heritage, I'm fully for that

[5:45:10] as long as sort of the, the big brother, big

[5:45:12] government thing doesn't go too much, which I think you're

[5:45:15] taking away as a comment. And we'll see how it

[5:45:17] comes back. So I appreciate my, my final comments on

[5:45:20] my opinions on that. I did see another hand go

[5:45:23] up here though as a final comment. Okay. Councillor Galler

[5:45:26] and then I'm going to call the vote. Thank you

[5:45:27] through worship. Just going back to the delegate. I wanted

[5:45:30] to take a moment to ask, will there be an

[5:45:32] opportunity to encourage corner stores and those sort of small

[5:45:35] businesses to come back as part of this? Or would

[5:45:38] that be discouraged through this plan. Through the mayor to

[5:45:44] Councillor Goaler? There are some policies in the plan present

[5:45:49] that speak to particularly in certain locations, uh, bringing that

[5:45:56] those, those historical uses back, um, at the same time

[5:46:01] there are also policies that provide flexibility that the kind

[5:46:05] of the history of conversions of going from residential to

[5:46:09] commercial or back again is very much welcomed. So not

[5:46:13] requiring it, but creating space for it is, is there?

[5:46:18] Perfect. Thank you so much. Thank you, worship. Thank you.

[5:46:20] And you know what you reminded me and Council, we

[5:46:23] kind of made a nod to the delegate that came

[5:46:25] up and I didn't, no one asked the question. So

[5:46:27] I'm going to ask. We've talked a little bit about

[5:46:29] the incentives. It's coming in September, things like that that

[5:46:32] we'll talk about. You ask that question about budget, things

[5:46:34] like that. But the other part of that gentleman's question

[5:46:37] was about the teeth, the regulatory role, like how, how

[5:46:40] can, can you just answer that question publicly before I

[5:46:43] call the vote? Through the mirror. So this is like

[5:46:48] the heritage conservation district that is not a Zoning by

[5:46:51] law emendment. So I want to make that clear is

[5:46:53] part of our OP work that we're doing. So we

[5:46:56] brought phase one forward, the second phase is the employment

[5:46:58] lands, the third face will include the commercial land use

[5:47:01] analysis as well. But that's a couple of years out.

[5:47:07] Okay. Let me rephrase the question. I believe the delegate

[5:47:10] was asking about sort of the teeth, the regulatory framework

[5:47:15] for making sure things are actually being followed through on

[5:47:21] within the plan. So there's something that is there. Within

[5:47:28] the plan that gives more authority to see things through

[5:47:31] that need to be. There's a lot of shall or

[5:47:35] a lot of encouragement wording. But are there things that

[5:47:38] are going to protect, I think is where the delegate

[5:47:42] was going. To the mayor, um, as, as we've mentioned,

[5:47:48] we wanted to give a lot of flexibility to the

[5:47:51] plan, but it is worded in such a way that

[5:47:55] we will be able to prevent loss if it is

[5:47:58] proposed. So we would be able to deny a demolition

[5:48:02] application for a significant heritage building where that to come

[5:48:05] forward. I think we just need to capture that just

[5:48:09] for the delegate. So. Yeah. Okay. That's it. Then we're

[5:48:16] going to look to a vote now of council to

[5:48:19] receive. And thank you for listening to all the feedback.

[5:48:22] Appreciate it. Uh, is there anybody against. Nobody that's unanimous.

[5:48:27] So thank you again for your work. Okay. Moving right

[5:48:30] along. We are at. The Guelph growth management monitoring report.

[5:48:47] And then after that. Is our last one. The proposed

[5:48:52] urban design master plan. So. For this, we have a

[5:48:59] presentation from our staff from Jason. And then just a

[5:49:06] recommendation to receive as well. Okay. So, uh, thank you

[5:49:10] and welcome Jason. I'll turn it over to you for

[5:49:12] whenever you're ready. Okay.

[5:49:24] Good evening Mayor Guthrie and members of Council. Tonight I'll

[5:49:27] be taking you through a brief presentation of some of

[5:49:29] the highlights of the Guelph growth management monitor part for

[5:49:32] 2025. And while the City's growth management strategy, uh, is

[5:49:36] to the year 2051. In the interest of time this

[5:49:39] evening. I promise my presentation will be finished well before

[5:49:43] then. Before I begin, I wanted to highlight that there

[5:49:47] has been a change in the scope of the report

[5:49:49] this year. The Affordable Housing Monitoring that used to be

[5:49:51] part of this report is now provided as a separate

[5:49:54] information report that was released last week titled The Housing

[5:49:58] Affordability Strategy, first annual implementation and monitoring report. That report

[5:50:03] now tracks the City's progress towards a 30 actions of

[5:50:06] the housing affordability strategy adopted on December 10 of 2024.

[5:50:11] And it also set the Affordable Housing thresholds for the

[5:50:13] coming year.

[5:50:26] So. My apologies. The purpose of this report is to

[5:50:30] provide information on Gulph's progress towards achievement of official plan

[5:50:33] and provincial policies. Progress towards provincial housing, the Provincial Housing

[5:50:38] Pledge of 18, 000 new homes by 2031 information on

[5:50:42] recent development activity and the City Supply of Approved Housing.

[5:50:46] This report will also highlight some of the steps we've

[5:50:48] taken as a City to help increase that supply despite

[5:50:51] the challenging housing market. To begin, I'd like to start

[5:50:58] by explaining the City's growth management framework has shown on

[5:51:00] its schedule 1A of the official Plan shown here. The

[5:51:04] Cities official plan sets policies and targets for growth and

[5:51:06] development for specific areas of the City that are identified

[5:51:09] on this schedule. This includes the intensification targets for the

[5:51:12] built - up area, density targets for the designated greenfield

[5:51:15] area, downtown, also referred to as our protected major transition

[5:51:20] area towards the centre of the schedule and strategic growth

[5:51:24] areas. And through this presentation, I'll be highlighting some of

[5:51:27] our progress towards achievement of those targets. Now by the

[5:51:32] end of 2025, Gulf was home to an estimated 150,

[5:51:37] 700 people and 87, 550 jobs reflecting an annual growth

[5:51:41] of approximately 1, 100 people and 550 jobs. Now should

[5:51:46] be noted that this population estimate is reported as a

[5:51:49] census equivalent population, which does exclude those people that were

[5:51:53] missed during the census. But when factoring it in those

[5:51:55] people, uh, are estimated population is about 155, 750 people.

[5:52:03] Who also official plan is planning to achieve a population

[5:52:04] of 208, 000 people and 116, 000 jobs by 2051

[5:52:09] and to achieve those forecasts. We need to continue to

[5:52:11] plan to accommodate additional 52, 000 people and 28, 000

[5:52:15] jobs. In the official plan also sets a target of

[5:52:18] 57 jobs for 100 residents and we are currently aligned

[5:52:22] with that target. In this slide shows the breakdown of

[5:52:27] the number of new residential units created each year over

[5:52:29] the past 20 years by dwelling type. In 2025 through

[5:52:34] building permits, we allowed for the construction of 664 new

[5:52:38] housing units, which is below the 20 year average and

[5:52:42] also our target of 947 units per year to achieve

[5:52:45] our population forecast in 2051. Townhouses led, um, as the

[5:52:51] dominant type of housing with 47 percent of the total

[5:52:55] units created last year followed by additional residential units at

[5:52:58] 39 percent. The slower than expected housing construction activities result

[5:53:03] of challenges that are currently being faced by the housing

[5:53:05] market across a country. But most notably in Ontario. These

[5:53:10] challenges include higher construction costs ongoing supply chain and skilled

[5:53:13] labour shortages. The Canada U. S. trade conflict, weaker employment.

[5:53:19] And for the first time ever last year, Canada lost

[5:53:22] population since its confederation due to the tightening immigration at

[5:53:25] the federal government level. Interest rates have also begun easing

[5:53:32] from their peak in 2023, but new home prices continue

[5:53:35] to remain higher than resale prices driving down the demand

[5:53:38] for new homes. Now, despite these challenges that a moderated

[5:53:41] growth in the short term, the longer term trend does

[5:53:44] remain positive. And since adopting the City's growth management strategy

[5:53:48] in 2022, Guelph has delivered housing growth within 130 units

[5:53:52] of that forecast to date. And we do remain on

[5:53:55] pace to achieve our 2051 population target. In 2025, Guelph

[5:54:02] exceeded its intensification target of 46 percent of all new

[5:54:06] residential growth occurring within the built - up area. We're

[5:54:10] also meeting our greenfield area density targets of 68 residents

[5:54:13] and jobs for Hector. Uh, density of 74 residency jobs

[5:54:18] per hectare. An increase from 73 in 2024. And over

[5:54:23] the past few years, we've seen both residential and job

[5:54:25] growth within several of our, uh, strategic growth areas. And

[5:54:29] we do remain on track to achieve those density targets

[5:54:31] as well. And each of the city's 13 strategic growth

[5:54:35] areas do have individual targets and more information on that

[5:54:38] can be found in section 4. 4 of attachment 1

[5:54:40] to the report. And while the issued residential permits that

[5:54:45] we saw on the previous slide indicate planned housing activity,

[5:54:50] housing starts provide a measure of projects that are actively

[5:54:53] moving forward to construction. Those issued residential permits turn into

[5:54:57] housing starts once construction on those units do begin. Last

[5:55:03] year, Guelph saw 531 housing starts. And this represents 29

[5:55:07] and a half percent of our provincial housing target of

[5:55:11] 1800 housing starts for 2025. Now through recent provincial legislative

[5:55:16] changes on how development charges are collected by municipalities, the

[5:55:20] province is now tied some of that lost revenue to

[5:55:22] housing start performance. The municipalities who achieve a minimum through

[5:55:29] the Ontario building faster fund. Now, eligibility for Gulf, sorry,

[5:55:35] eligibility for Guelph to be to achieve this funding would

[5:55:39] have required 1, 440 housing starts. And that is a

[5:55:44] level that's nearly 100 units above the highest annual total

[5:55:47] achieved engulfed over the past 20 years. And given current

[5:55:52] The Housing Marketing conditions, achieving this target is even more

[5:55:55] challenging right now. Furthermore, a municipalities do have limited control

[5:56:00] over when approved developments proceed to construction after building permits

[5:56:03] have been issued. And as I said, this slowdown isn't

[5:56:06] unique to Guelph. Housing starts are down across Ontario. And

[5:56:10] even the province in its budget has lowered its forecast

[5:56:13] for housing starts for the second year in a row.

[5:56:16] And by the end of last year, the province had

[5:56:18] also begun describing its goal of creating 1. 5 million

[5:56:21] homes by 231 as a soft target. However, the housing

[5:56:26] targets and funding framework for municipalities under the Ontario Building

[5:56:30] Faster Fund do remain unchanged. Moving on to the city's

[5:56:37] downtown. It is currently achieving a density of 96 residents

[5:56:41] and jobs per Hector up from 95 in 2024. And

[5:56:45] this does represent a slight decrease from the peak of

[5:56:47] 105 in 2023. And this decline was due to the

[5:56:51] cooperator's moving approximately 1, 200 employees to their headquarters in

[5:56:56] the Han Quick Business Park in the fall of 2024.

[5:56:59] Now it is anticipated the portion of these jobs will

[5:57:01] return when Conneswell College does move their satellite campus into

[5:57:04] the building. However, that project has also been placed on

[5:57:07] hold until student enrollment numbers were able to sustain the

[5:57:10] operational success of the satellite campus. And our downtown is

[5:57:16] targeted to achieve a density of 150 residents and jobs

[5:57:19] per hectare by 2031, 175 by 2041 and 200 by

[5:57:24] 2051. Now just to put this into perspective, uh, recently

[5:57:29] 24 story mixed use building was approved at 70 fountain

[5:57:32] street east. And if we build an additional 10 to

[5:57:35] 12 of those, uh, within our downtown, uh, prior to

[5:57:39] 2051, the downtown density target could be meant. Respect to

[5:57:46] our overall housing supply. Guelph is meeting provincial policies required,

[5:57:50] which require a minimum of three years of housing supply

[5:57:53] on lands that are zoned with adequate servicing available for

[5:57:55] development. And we term this Guelph's short - term housing

[5:57:58] supply. In 2025, we added more than 1, 300 units

[5:58:03] to our short term housing supply, increasing that supply of

[5:58:06] homes to 7. 7 years up from 6. 4 years

[5:58:10] in 2024. And our lands that are designated for residential

[5:58:13] development, we have an additional 18. 3 years worth of

[5:58:16] housing for combined total of 26 years of housing supply,

[5:58:21] where a minimum of 15 years is required under provincial

[5:58:23] policy. The City's expanding housing supply reflects continued progress towards

[5:58:28] advancing development approvals to better position the city to become

[5:58:31] housing ready for when that housing market does begin to

[5:58:34] recover. And we've also made efforts to increase the supply

[5:58:37] of housing that are ready to proceed to building permit.

[5:58:40] And last year, that was 647, 645 units, which is

[5:58:45] an 85 percent increase over the 325 units in 2024.

[5:58:51] However, should be noted that some of our current housing

[5:58:53] supply is constrained by additional. However, it should be noted

[5:58:59] that some of the current housing supply is constrained by

[5:59:01] additional development conditions and is not quite ready to proceed

[5:59:04] to building permit. Some of the lands that do contribute

[5:59:10] to Gulf Storm Housing supply do have development constraints such

[5:59:13] as Brownfield remediation requirements. Requirements for records of site condition,

[5:59:18] or zoning holding provisions, all of which must be addressed

[5:59:20] prior to construction beginning. And in many cases, the timing

[5:59:24] of meeting these conditions is under the control of the

[5:59:27] developer or home builder. Overall, approximately 30 percent of Gulfshort

[5:59:32] Term Housing Supplier subject to these conditions to be met

[5:59:35] prior to construction of the site, representing about 2, 166

[5:59:41] units. And the local development community is also identified that

[5:59:46] approximately 600 units are also affected by factors and constraints

[5:59:49] that are not within provincial or municipal control, such as

[5:59:52] issues around land consolidation, utility easements, financing challenges, and matters

[5:59:57] of private litigation. All of which would contribute to delays

[6:00:00] construction of the site. And just for context, here is

[6:00:06] a map that highlights the sites that contribute to Guelph's

[6:00:10] housing supply. And red is the short - term housing

[6:00:12] supply and in yellow is the designated sites for residential

[6:00:15] development, most of which do exist within our secondary planarians.

[6:00:22] Now look at how our existing housing stock breaks down.

[6:00:25] The majority of the units in Guelph are low density

[6:00:28] single detached and semi - detached units. A shift in

[6:00:31] the demand for different forms of housing, uh, resulting from

[6:00:34] decreased housing affordability, combined with policies that promote transit supportive

[6:00:38] densities and complete communities. It was resulting in a shift

[6:00:41] towards the approval and construction of more townhouses and apartments.

[6:00:49] And as more medium and high - density housing is

[6:00:51] approved and built, the City's housing stock is expected to

[6:00:54] continue to shift, offering a wider range of housing choices

[6:00:56] to serve the needs of current and future residents. And

[6:01:00] by 2051, it's anticipated that 38 percent of the cities

[6:01:03] housing stock will be in the form of low density

[6:01:05] housing. So as we all know, it's been a challenging

[6:01:10] couple of years in the housing market, both here and

[6:01:13] across the country, especially when it comes to new housing

[6:01:15] construction. But the City has stayed focused on, uh, what

[6:01:18] is within our control to help encourage new development and

[6:01:21] position growth to be ready for residential growth for when

[6:01:24] demand for new housing returns. Despite these challenges, the city

[6:01:28] continues to meet key official plan and provincial requirements on

[6:01:31] growth. The City has advanced a range of policy and

[6:01:35] process improvements to increase development potential, such as through the

[6:01:39] downtown Height Study that now allows up to 24 story

[6:01:42] buildings downtown. And the Cindy does continue to increase efforts

[6:01:45] to streamlined approvals of development applications. We've also made strategic

[6:01:51] infrastructure investments to increase service and capacity to enable future

[6:01:54] residential development. And the City has worked to remove infrastructure

[6:01:58] barriers to growth, all aimed at make it easier for

[6:02:00] development to proceed. The result is a stronger and more

[6:02:03] resilient housing supply. And through the continued efforts to advance

[6:02:07] approvals of development applications, the City has increased its short

[6:02:11] - term housing supply. And by additional 20 percent in

[6:02:13] just one year. And increase the number of units ready

[6:02:17] to proceed to building permit by 85 percent. These actions

[6:02:21] have made Guelphore housing ready and puts a seating a

[6:02:24] good position to support new housing construction when that market

[6:02:27] does recover. Now, looking at the focus will be turning

[6:02:33] the groundwork we've laid to improve our housing supply and

[6:02:37] turning that into actual homes, uh, by helping those units

[6:02:40] move from approval through to construction as market conditions improve.

[6:02:44] We'll continue our ongoing monitoring and development activity and continue

[6:02:48] to improve our processes so that approvals can stay as

[6:02:50] efficient and predictable as possible. We will also continue investing

[6:02:54] in the infrastructure needed to unlock growth, especially across our

[6:02:58] strategic growth areas, downtown within our designated greenfield lands and

[6:03:02] within our secondary plan areas. With provincial legislative changes that

[6:03:07] have now changed how on Tinicipality is able to collect

[6:03:10] municipal development charges, the City will continue to advocate to

[6:03:13] other levels of government for the funding and tools that

[6:03:16] will enable more housing so that Guelph continues to remain

[6:03:19] on track to meet its growth and housing targets through

[6:03:21] 2051 and meet the needs of current and future residents.

[6:03:26] And over the past two years, staff's advocacy work, uh,

[6:03:29] has resulted in the city being awarded 83 million dollars

[6:03:32] in provincial and federal grant money to help reduce those

[6:03:35] infrastructure barriers, support growth and infrastructure renewal and ensure that

[6:03:40] service delivery does keep pace with population growth. With these

[6:03:44] priorities in place, they will continue to share that Guelph's

[6:03:46] well - positioned to respond quickly as that housing market

[6:03:48] does recover. And this concludes the presentation of the highlights

[6:03:54] of the Guelph Management Monetary Report for 2025. Thank you.

[6:03:59] Yeah, thanks Jason. Uh, yeah, your presentation's great. Um, thank

[6:04:04] you very, very much. Um, is there any questions and

[6:04:09] or comments just at the same time? I'll start with,

[6:04:12] uh, Councillor Alta C Councillor Galler and then Downer. And

[6:04:18] then Coron. Okay. Thank you very much, Mayor Guthrie, through

[6:04:23] you to staff. Um. I hope that this question doesn't,

[6:04:27] uh, appear too cynical. Um. With the statement that we

[6:04:33] are housing ready, are we more housing ready than other

[6:04:38] jurisdictions, less housing ready or equally housing ready? Because I

[6:04:43] see us potentially competing for the same purchasers and equally

[6:04:50] for the, uh, the same construction, uh, workers to actually

[6:04:54] build these houses. So I'm wondering if, if we're doing

[6:04:58] a lot of work just to stay where we are,

[6:05:00] proportionate relative to, uh, other, uh, municipalities in Ontario.

[6:05:12] Through the mirror that take councillor alt. Certainly through the

[6:05:16] housing pledge, we committed to be housing ready and doing

[6:05:20] what we could within our control to be ready for

[6:05:23] housing. And we've been working diligently on that. They have

[6:05:26] funding program also, um, allowed us to advance policies the

[6:05:31] four units as of right. The CPPS, uh, Council did

[6:05:36] hear earlier this week. We signed off on our first

[6:05:38] CPPS, which was, uh, again, being housing ready. Um, all

[6:05:42] municipalities are working a lot. Anyone who received half funding.

[6:05:46] We generally have the same type of initiatives. We're working

[6:05:48] on. So, um, I think we're keeping, keeping in step

[6:05:52] with our neighbour, Ms. Pelleties to ensure we have, have

[6:05:55] everything ready. Uh, we're planning our infrastructure dollars where we

[6:05:59] see development happening, uh, Wellington Street opening up. And that

[6:06:04] work that was done last year, um, allows development kind

[6:06:08] of south of the tracks to proceed. So it allows

[6:06:10] that 70 fountain to proceed. So we've been making strategic

[6:06:13] choices on where we're, we're being housing ready. Um, we,

[6:06:18] you know, every, every municipality is doing what they can

[6:06:21] to attract, uh, attract individuals to, to come to their

[6:06:24] cities, uh, with the numbers we have and the increases

[6:06:28] we have in our short term housing supply and our

[6:06:30] policy work. I think we're in great position for that.

[6:06:33] And, and thank you very much for that answer. I

[6:06:36] certainly do appreciate the work that staff has done with

[6:06:40] a very challenging public policy approach from the provincial government.

[6:06:45] But I don't want to be too cynical. I certainly

[6:06:47] don't want to be too Pollyanna. I just want to

[6:06:50] be realistic. And what I'm hearing is, um, we're running

[6:06:53] as fast as we can. Great. Thank you, Councillor Alt.

[6:07:00] Um, Galler. And then, uh, Coran and then Downer. And

[6:07:06] then Cossa. Thank you through your worship. Uh, thank you

[6:07:11] very much for the presentation. It's really helpful to have

[6:07:14] this data in front of us. Uh, I wanted to

[6:07:16] ask about the employment forecast. I see that for the

[6:07:19] population. We're on track, but for the employment, it's listed

[6:07:23] as, um, working to improve. I believe there has been

[6:07:26] a significant shift in the last few years to more

[6:07:29] work from home and more. So how is that taken

[6:07:32] into account? Because as we saw in the presentation earlier

[6:07:35] today now a big manufacturing facility that might have employed

[6:07:40] two or 300 people could now have a dozen employees

[6:07:44] that are supervising robots to do that work. So how

[6:07:47] are we shifting that expectation of implement unemployment lands to

[6:07:51] employment elsewhere. Through the Mayor to Councillor Galler, uh, work

[6:08:00] from home is considered still employment. Um, and we're actually,

[6:08:05] uh, undertaking, uh, an update to our employment land strategy

[6:08:09] to look at the changing landscape post COVID, uh, where

[6:08:13] there is more work from home. There's more work that

[6:08:16] doesn't have a standard workplace where people go to delivery

[6:08:20] drivers and whatnot. The gig economy as well. They're all

[6:08:23] still jobs. And we're trying to get a good handle

[6:08:25] on how that will impact our employment forecast. And we

[6:08:30] will pivot from there, definitely. Okay. I really appreciate that.

[6:08:35] Cause I know many traits people that now they'll meet

[6:08:38] in someone's garage in the morning and then their trucks

[6:08:39] go out and they're doing the work within the residential

[6:08:42] areas, but they no longer require that warehouse facility. Or

[6:08:46] so I, it's good to know that there is an

[6:08:49] update coming on that. Um, my, my other question was

[6:08:53] to, to the degree that the downtown infrastructure improvements, uh,

[6:08:59] once they're unlocked, how soon do we expect to catch

[6:09:03] up to, to, um, growth forecast? Do we expect that

[6:09:09] once the pipes are underground, it would be like that

[6:09:11] year. We might see enough builds too or not approvals

[6:09:17] to meet the provincial requirements. Is that when we might

[6:09:21] see it. Through you, Mayor again, to Councillor Galler. Most

[6:09:28] of the larger developments within downtown Gwealth have been constrained

[6:09:33] by, uh, servicing capacity, uh, and we do have approvals

[6:09:38] on several sites that actually do have Zoning holding provisions,

[6:09:41] uh, that require us to ensure that there is servicing,

[6:09:45] uh, adequate servicing available. Um, once the infrastructure does go

[6:09:50] in, it's expected that we'll be able to lift all

[6:09:52] of those, uh, holding provisions across downtown. And then those

[6:09:56] developments will be able to, uh, proceed. 70 fountain street

[6:09:59] yeast is actually they're holding provision just got lifted. Yeah.

[6:10:04] I just got left. Um, and we expect more, more,

[6:10:08] uh, to be lifted shortly as well. Okay. Thank you

[6:10:10] for that. And so that I understand does account towards

[6:10:13] the provincial targets when we live to restrictions or when

[6:10:16] that shovels go on the ground. Patient. Yeah. That's correct.

[6:10:22] Okay. Okay. So, so it's when the foundations are, are

[6:10:27] poor. When the, it's generally when the building permit is

[6:10:30] issued and then construction does begin on the site. Okay.

[6:10:35] Okay. Okay. So, so it can't just be that the

[6:10:37] city approves the development, but then the private sector has

[6:10:41] to have their, their own work done. Okay. Thank you

[6:10:43] for that. Thank you, worship. Yeah. I'm just going to

[6:10:49] jump in. Okay. They count by the foundations port. And

[6:10:56] actually that's through CMEC that does the numbers. I think

[6:11:00] sends it down to the province. And then that's how

[6:11:03] things are kind of determined. And that's why every municipality

[6:11:06] everywhere has been saying, well, we could approve 5, 000

[6:11:11] homes. But they're not built. And the foundation is important.

[6:11:15] Then we get penalized. That's not fair. Right. Anyways, I'll

[6:11:20] get to that later. Just a little, little taste of

[6:11:26] what I'm going to say. Councillor Corona's next. I can

[6:11:30] feel the emotion in your voice, Mayor Guthrie and my,

[6:11:33] my questions have been answered, but my comment was very

[6:11:35] similar to yours in that, um, the complexities of the

[6:11:40] reason why concrete isn't being poured in shovels aren't in

[6:11:44] the ground. And cranes aren't in the sky is massive.

[6:11:49] And you've outlined a lot of those reasons. And I

[6:11:51] think, you know, from people that I've talked to over

[6:11:54] the last little while, the primary reason that I'm hearing

[6:11:58] is instability. So not just in commodities and steel and

[6:12:02] concrete, um, but the market and the interest rates and

[6:12:05] the buyers and the, and the market costs. So you've

[6:12:09] outlined a lot of the reasons. And that, that's really

[6:12:12] helpful for us to, as policy makers, uh, to know

[6:12:18] that we're doing everything we can. Uh, and, um, what's

[6:12:23] out of our hands and what is in our hands.

[6:12:25] Is very different. Great. Thank you Councillor Karan and to

[6:12:31] downer, please. Thank you through you, Mr. Mayor. I just

[6:12:35] wanted to, um, I just ditto to what others are

[6:12:38] saying. I really enjoy reading these reports every year. There's

[6:12:42] often really interesting information about trends and things like that,

[6:12:48] you know, and what's being, um, impacting growth here on

[6:12:54] a sort of a, but on a macro level and

[6:12:56] how authentic comes down to us. Um, one of the

[6:12:59] things I just wanted to be, uh, I think I

[6:13:03] know the answer to this, but the university, like they're

[6:13:06] building those units on college. They don't require, uh, a

[6:13:12] site plan, but they do require building permits. I'm assuming.

[6:13:16] So does that, will that get be put into the

[6:13:18] next year's, um, update at that time. So is that,

[6:13:23] so does the university development start playing out into these

[6:13:26] reports. Too. Through the mayor to Councillor Downer, I may

[6:13:33] have to defer to Christopher this one, but it would

[6:13:36] depend on, um, how the structural makeup of the units,

[6:13:43] if they're, it needs to be a kitchen, uh, needs

[6:13:48] to have, uh, a bathroom to be considered unit. And

[6:13:51] I'm not sure if there's communal bathrooms there. I may

[6:13:55] have to defer to Krista. I haven't seen the actual

[6:13:58] interior plans for that yet. Yeah. Through the Mayor to

[6:14:02] Council Downer. So, um, the one build in particular would

[6:14:05] not be counted as units. Um, but the province is

[6:14:09] also recording now student beds as part of the Bill

[6:14:13] Better Faster Fund. So they include long - term care

[6:14:16] facilities and student beds. So some of the projects, the

[6:14:19] private projects that are geared towards students, uh, are self

[6:14:23] - contained units. And they would count as units. Um,

[6:14:27] the one in particular on college and Montgomery that's coming

[6:14:30] forward, would most likely not, but they are also keeping

[6:14:34] a separate sheet on student beds. And that would count

[6:14:38] toward the Bill Better Faster Fund and, you know, the

[6:14:41] mayor certainly talked about that a little bit, but the

[6:14:43] way they calculate, like the foundation start part. Plus the

[6:14:46] ADUs. You have to pull a bunch of information for

[6:14:49] different spreadsheets to get our starts every year. Okay. Great.

[6:14:55] Thanks. The next question may not be through the planning

[6:14:59] staff. It might be with the CAO baker, but we're

[6:15:03] sort of ready for when the market changes, uh, through

[6:15:06] all the building and our plans for infrastructure. But how,

[6:15:11] how will we, um, the financially ready for this, for

[6:15:16] anyone, the market changes. Because as we know, at one

[6:15:20] point, a couple of years ago, growth was paying for

[6:15:22] itself at a point of about 80 percent and now

[6:15:25] is probably down well below 70 percent. So that means

[6:15:29] that existing, uh, residents pick up the cost of infrastructure.

[6:15:35] Um, and, and other capital costs. I'm not talking about

[6:15:39] operating, but that again, but buying buses and all of

[6:15:43] those things are part of that. So how are we,

[6:15:47] how, how are we planning to be ready financially for

[6:15:50] when the uptick in the market? And then there's, and

[6:15:52] we could see, you know, while we're at 0. 7

[6:15:55] or 9 now in growth, we could suddenly go to

[6:15:58] 1. 5 again. Um, yeah, so thanks for the question

[6:16:04] and through the mayor to Councillor Downer. I feel like

[6:16:08] right now we're going through our low, like our lowest

[6:16:12] of the low, um, in terms of our revenue and

[6:16:15] they impact financially. Um, we've deferred significant capital. We continue

[6:16:20] to look at that as we look into 2027, 28

[6:16:23] to, to help us manage through these reduced revenue periods.

[6:16:28] Um, we definitely continue to work with planning on this

[6:16:33] pipeline and really try to anticipate revenue projections tied right

[6:16:38] to develop it now. Like where we're getting to like

[6:16:40] a very granular level of planning because of the financial,

[6:16:45] um, situation. And so, um, the team continues to work

[6:16:48] on that. If we do get the, when the, when

[6:16:52] the shovels go in the ground, the building permits get

[6:16:54] pulled. That's great news for us. That is one The

[6:16:57] revenues rebound. That's when we can start to really feel,

[6:17:02] um, more stability. And our, our revenue projections starting to

[6:17:08] return to where we expect them to be, um, I

[6:17:10] think the longer term, just with what the province has

[6:17:13] been doing to development charges, I think we do need

[6:17:17] to expect that over the long term here, this trend

[6:17:20] of, um, reduced DCs. It is going to continue. Um,

[6:17:26] and that, and that those, uh, pressures are going to

[6:17:30] be on our taxes and our rates long term. And

[6:17:33] then we're, we're, we've been building those costs. And now

[6:17:37] over the last couple of years, just with the changing

[6:17:39] legislation, but I, I fully expect that those are going

[6:17:42] to, those are going to continue to be real pressures.

[6:17:45] They have to be, uh, picked up in, in our

[6:17:48] tax and rate budgets unless the upper levels of government

[6:17:53] come to the table, which, which I, you know, we're

[6:17:56] advocating for all the time. So I hope that, uh,

[6:18:01] helps answer that question. Great. Thank you, Councillor. And now

[6:18:05] I have lasses Claussin. Yes. Thank you through you, Mr.

[6:18:11] Mayor. Thank you for the presentation. Um, I had a

[6:18:13] quick question about the Conestoga College satellite campus downtown. I

[6:18:19] was here a few years ago when we made it

[6:18:22] an announcement in, in the atrium about, about the Conestoga

[6:18:26] College coming downtown. And it was really exciting at the

[6:18:28] time. And there was a promise of not just jobs,

[6:18:32] but like lots of different students who would be living

[6:18:34] in this area. And so reading the report, I appreciate

[6:18:39] you made comment about it in the presentation, but there

[6:18:42] doesn't seem to be any illusion to a timeline or

[6:18:45] what a return to a level that can support, um,

[6:18:50] the operational success of the campus. Do we have any

[6:18:53] concept of when that satellite campus might come online. Through

[6:19:01] you, Mayor, to Councillor Klaus, and we, we currently don't

[6:19:05] with the federal government really restricting international student missions, which

[6:19:10] was what Connorswood College was really banking on. I don't,

[6:19:17] I haven't heard any, any updates, perhaps tarot might have

[6:19:21] done some. Yeah. So thanks Jason. I would, I would

[6:19:24] say we've been continuing to be in contact with Conestoga,

[6:19:28] um, we don't have a date, but we continue to

[6:19:30] stay connected. We are advancing kind of in terms of

[6:19:35] an advocacy effort. This will become more of a priority,

[6:19:41] I think as we looked into 2027 and we think

[6:19:43] about our priorities. This, that's an important building in the

[6:19:48] downtown. We need to get it active. And so, uh,

[6:19:51] you'll see that, uh, be front centre as we look

[6:19:55] into 2027. Thank you. Is there anybody else before. I

[6:20:04] do a speech. Okay. Nobody else. All right. Um, we

[6:20:13] Guelph met. Our housing targets in 2023. Do you know

[6:20:20] how many. Cities in Ontario met the housing targets in

[6:20:23] 2023 out of the 50 plus cities that are required.

[6:20:30] Only 12. Guelph met the housing targets. In 2024. Guess

[6:20:40] how many cities only met the target in 2024. Does

[6:20:44] anyone know? 15. Cities. We did not meet it. For

[6:20:51] 2025. Okay. Guess how many cities got met in 2025.

[6:20:59] I've been told 13. Okay. So. The

[6:21:08] program, this is my own thoughts. The program. Was, in

[6:21:16] my opinion. A valid attempt to try to sort of

[6:21:20] lay the match to get things going. Which we needed

[6:21:23] to do in this province. It was the way it

[6:21:29] was measured. And implemented that it did not work. And

[6:21:34] taking into consideration like Councillor Gull are set, like how

[6:21:36] do you count. Is it by us approving. Nope. It's

[6:21:41] by a foundation port. Well, we can't control when a

[6:21:44] permanent is pull for a foundation. So why are we

[6:21:47] being, why are we getting the money. And then it's

[6:21:50] circular, right? It's like, well, we need the money. So

[6:21:56] that we can unlock more infrastructure that helps build more

[6:21:59] homes. But then you're not giving us the money. To

[6:22:03] unlock the infrastructure to unlock more homes. So why don't

[6:22:07] you just give us the money. Right? Cause they have

[6:22:10] the money. To an envelope. I've not seen it, but

[6:22:13] it's an envelope somewhere. Okay. So. It was, it was,

[6:22:19] it was valid. In my opinion, it was still valid

[6:22:21] to do. But it just, the implementation just didn't work.

[6:22:25] And the province has acknowledged that now. They have. They're

[6:22:28] stopping this. They're stopping this stuff now. Like they're moving

[6:22:32] on to something else. They're working with the Ontario Big

[6:22:34] City Mayor's caucus and staffs. I know trying to figure

[6:22:37] out a new way of doing it. Because they acknowledge

[6:22:39] it. But I just, what I hate is when I

[6:22:43] hear like, Oh Guelph this and Guelph that I just

[6:22:47] gave you the stats. We met it for two out

[6:22:50] of the three years. In a bad sort of arena

[6:22:56] of home building. We met it two out of the

[6:22:58] three years. We did a good job. And, uh, and

[6:23:03] that should be acknowledged. And like kudos to counsel with

[6:23:10] policy changes. But major kudos to staff, like getting to

[6:23:15] yes, thinking outside the box, figuring things like, please believe

[6:23:18] me, we could collectively. Guess how much in DCs we've

[6:23:26] collected this year so far. It's July. Guess how much

[6:23:31] in DCs we've collected this far? I think it's like

[6:23:35] 65, 000 dollars. A little bit more. It's now a

[6:23:39] little bit more. I don't have the exact number. It's

[6:23:43] about, I think around two million now. So we did

[6:23:45] get, we did get some, some non - residential non

[6:23:51] - residential non - res. All right. But like a

[6:23:53] month ago it was 65, 000. Yeah, it was. So

[6:23:55] yes, you, you're accurate. Well, we did get some June.

[6:23:58] Okay. Thank you. Whoever that was. But, um. Like this

[6:24:05] isn't a Guelph thing. Okay. Now look. I say that.

[6:24:09] I'm getting to my ending here. Thanks everybody. I say

[6:24:12] that. Not to be like because we're done. And like,

[6:24:17] I'm not here to be here in a few months.

[6:24:19] So here's my little speech to anybody that's coming back

[6:24:21] or anyone that's elected. Do not let up on this.

[6:24:25] Just because there's province this and federal government that and

[6:24:29] DC, like we can be concerned and we can have

[6:24:32] our opinions and we can advocate, but we cannot let

[6:24:35] up on this housing issue. We cannot. For the sake

[6:24:39] of my own kids, please don't, please. Okay. We have

[6:24:43] to have a culture like we have of staff getting

[6:24:47] to yes and figuring stuff out. We have to work

[6:24:49] with the development community. That includes the for - profit

[6:24:53] and the nonprofit community development sector. We got to figure

[6:24:57] out new policies. We've got to continue to push and

[6:24:59] push and try to figure stuff out. Because to be

[6:25:03] ready doesn't mean we are ready, meaning we don't do

[6:25:07] anything else. To be ready requires us to continue to

[6:25:10] make more changes so we can be even more ready

[6:25:13] when the market hits and when the market is ripe.

[6:25:16] Okay. But this sort of data to me is so

[6:25:19] good, like Councillor Downer said. This stuff is so good,

[6:25:23] but it's not fair. It's not fair to take the

[6:25:27] data out of context and throw, you know, throw the

[6:25:30] grenade in the room and walk away somehow, somehow, you

[6:25:33] know, my colleagues here or staff or things like that

[6:25:37] are, you know, bad people and not wanting to get

[6:25:40] development done or things like that. So we've come a

[6:25:44] long way. I'm very proud of this council and staff

[6:25:47] this term. I'm very proud of that work. And we

[6:25:51] cannot let up. We cannot. We have to keep pushing.

[6:25:54] And we have to keep changing things, uh, to continue

[6:25:56] to be more ready when it comes together. But I

[6:25:59] thought I would hit you all with those stats there

[6:26:02] because I just want everyone to know that even though

[6:26:04] this report says, Oh, we didn't make it. And, you

[6:26:07] know, all respect to our media partners, but like, you

[6:26:09] know, I can just see the, I can see the

[6:26:11] headline, you know. But we made it for two years

[6:26:15] out of the three. Where many, municipalities did not. And

[6:26:20] that's because we hit the yes button a lot of

[6:26:22] times or raised our hand in, yes, a lot of

[6:26:25] times, uh, this term of council. So all right. Who's,

[6:26:29] who's, who's moving this recommendation for me? Did we already

[6:26:31] do that. No, who's doing it Galler and Richardson. Okay.

[6:26:36] Anything more. I'm calling the vote. Does anyone against receiving.

[6:26:42] Nobody, that's unanimous. Thank you very much. Now speaking of

[6:26:47] like the heritage stuff. And speaking of housing. And density

[6:26:55] in a built up area. This is a good segue

[6:26:58] into the proposed urban design master plan for 64 Duke

[6:27:01] Street. And just as a heads up, I did have

[6:27:03] one delegation, Ken Thompson emailed to mention that he was

[6:27:07] not able to do, uh, the delegation just to recognise

[6:27:11] that. But we have a presentation from Scott who's going

[6:27:15] to be our, uh, Scott, uh, is it Plant Plant

[6:27:19] or Plantee? Am I saying. Okay. Plant, thank you. Who's

[6:27:23] a Project Manager? Uh, with the Planning Development who's going

[6:27:26] to do a presentation for us. And then we have

[6:27:30] one, two, three, four, five, six. Different delegations. And then

[6:27:37] it comes back to us to discuss a little bit.

[6:27:39] Okay. Uh, Scott, thank you for coming forward. I'll turn

[6:27:43] it over to you whenever you're ready. Okay. In respective

[6:27:52] Council's time, I'll keep this presentation short and concise tonight.

[6:27:57] Uh, good evening, everyone. My name is Scott. I'm a

[6:27:59] Project Manager and Planning and Building Services. Thank you for

[6:28:01] listening in tonight on this important future project in the

[6:28:04] City of Guelph. Their purpose of this report is to

[6:28:09] seek Council's support and the urban design master plan for

[6:28:12] the Midtown Village Project. It is noted that Council's support

[6:28:16] does not approve any zoning or strict design details tonight.

[6:28:21] Uh, as this is a conceptual document that will provide

[6:28:23] a framework to guide future development applications. The subject

[6:28:34] properties municipal addresses are 333739 and 45, Elizabeth Street, 64

[6:28:41] Duke Street. 69 here on Street and 60 Al Street.

[6:28:46] The support of this master plan will be required before

[6:28:48] the applicant submits a formal development application through the City's

[6:28:53] downtown community Planning Permit system. Again, uh, the recommendation before

[6:28:57] you does not approve any zoning, uh, which will be

[6:29:00] evaluated in detail at a future community planning permit application.

[6:29:09] And urban design master plan is required to proactively manage

[6:29:12] large scale growth on the existing industrial lands that will

[6:29:16] support the arrangement of land uses, infrastructure, and public spaces

[6:29:20] to ensure a high quality of life and environmental sustainability

[6:29:23] for the neighbourhood. Generally, there is a positive public reception

[6:29:28] in the community and generally this urban design master plan

[6:29:31] supports the city's growth targets and urban design objectives. 39

[6:29:37] Elizabeth Street on the north of the site is included

[6:29:39] within the project area, which is a more recent small

[6:29:41] land edition to the boundary area of the master plan.

[6:29:46] The number of proposed dwelling units is estimated at approximately

[6:29:50] 800 to 875 in total, which on the top of

[6:29:54] growth would help the city meet its growth targets. The

[6:29:57] square foot adjustam for commercial space has not yet been

[6:30:00] specified. And the buildings will primarily be residential with opportunities

[6:30:04] for small - scale commercial and community uses serving the

[6:30:07] neighbourhood and ground floor spaces - oriented to the public.

[6:30:20] And the downtown secondary planned land use schedule. The lands

[6:30:24] are currently designated residential one, residential two, mixed use one,

[6:30:28] and parks designations. In the downtown secondary plan, maximum building

[6:30:36] height schedule, a concept plan includes seven buildings that range

[6:30:41] in height from two stories to 23 stories with the

[6:30:44] tallest buildings on this project being located at the centre

[6:30:48] of the site. Transitioning to lower building heights at the

[6:30:51] edges. Four stories along Elizabeth Street and three stories along

[6:30:54] Duke Street. The

[6:31:04] Guelph Junction Railway runs through the urban design master plan

[6:31:08] area generally from west to east. Uh, influencing the phasing

[6:31:12] of the lands. Since the north parcel is independent from

[6:31:17] the South Parcel in terms of access and servicing, this

[6:31:20] phase may develop independently at any time once a community

[6:31:23] planning permit has been approved. Phase two includes the redevelopment

[6:31:29] of the North Parcel with three new buildings. A new

[6:31:32] vehicular access, Elizabeth Lane will be built and the existing

[6:31:35] axis lane to the east will be rebuilt. The northern

[6:31:39] portion of the park will also be developed in the

[6:31:41] space. On the south parcel, the work in phase one

[6:31:48] will see the demolition, the existing warehouse structure while preserving

[6:31:51] the historic factory building and we'll see stormwater and sanitary

[6:31:54] infrastructure to be built within the rail corridor. In phase

[6:32:00] two, the West Block will be developed with two large

[6:32:03] buildings and a pedestrian mu's. Land for the enhanced schoolyard

[6:32:07] is intended to be dedicated to the school board, which

[6:32:09] could commence improvements to the public open space. In phase

[6:32:14] three, The Heritage Building will be restored and the 16

[6:32:17] - story residential building will be developed on the East

[6:32:20] Block. Here on Lane will be built in its ultimate

[6:32:23] location and the final improvements of the edge of the

[6:32:25] enhanced schoolyard can be completed. This phase will conclude with

[6:32:29] completion of the park, including the rail trail extension, construction

[6:32:33] of a public square, and improvements to here Ontarios here

[6:32:37] on Street. The existing Zoning

[6:32:47] Byla regulations will be enforced and effect until there is

[6:32:50] a resolution of the appeal of the community planning permit

[6:32:52] Bylaw. The existing under appeal community planning permit regulations are

[6:32:58] not yet in effect. These proposed community planning permit system

[6:33:03] regulations are to be determined at a future community planning

[6:33:06] permit submission by the applicant. Based on the timeline of

[6:33:14] the woods projects, it is anticipated that the community planning

[6:33:17] permit Byla will be in effect when development projects are

[6:33:20] ready to proceed. Three in - person public open houses

[6:33:26] have occurred since June, 2024, including in November 2024 and

[6:33:30] June 2025. This public feedback helped to shape the current

[6:33:34] urban design master plan. If you wish to be notified

[6:33:43] of any future revisions or decisions on these applications, please

[6:33:47] email planning at golf. ca. Thank you for listening. That

[6:33:51] is the end of the presentation. Great. Thank you very

[6:33:56] much. Well, if we have any questions or comments to

[6:33:59] you, uh, we'll get them to you and staff right

[6:34:02] after, okay? Sounds good. Scott, was that your first time

[6:34:09] at the microphone. For us. Really? Nice to meet you.

[6:34:17] Is it? No, this was where I get in trouble.

[6:34:20] How long have you been with the city. Well. Just

[6:34:25] go over. To your year. Just over a year. I'm

[6:34:28] in trouble. Thank you. Okay. Well, you did a great

[6:34:31] job presenting for us. Thank you very much. That's great.

[6:34:35] Um, okay. We have several delegations. We're looking forward to

[6:34:38] hearing from you all. Susan Frozen from the Wood Development

[6:34:41] Group is first. Actually, it looks like we have three

[6:34:45] from the wood development group. So we have Suzanne frozen,

[6:34:48] Tim Smith and Ian Panabaker. And are you all coming

[6:34:53] as a team. Vis. For 15. Yeah. Okay. No problem.

[6:35:02] Okay. So, uh, yeah, this is five minutes. Not 10

[6:35:08] minutes. And again, you'll hear the chime at the four

[6:35:12] minute 30 second mark with the warning just before you

[6:35:16] hit the five minute mark. So Suzan over to you

[6:35:19] whenever you are ready. And thank you so much for

[6:35:21] joining us. Good evening, honourable Mayor Guthrie and members of

[6:35:27] Council. Uh, I'm Suzan Frasen. I'm president of wood development

[6:35:31] group and it is truly a pleasure to be here

[6:35:33] tonight to present to our urban design master plan, uh,

[6:35:37] consisting of 64 Duke Street, 69 Huron Street. A small

[6:35:41] sliver of Alice Street 33, 35, 37, 39, and 45,

[6:35:46] Elizabeth Street. This is a site

[6:35:56] that is, how do I go back? This is a

[6:36:03] site that is steep in history. Uh, for the possible

[6:36:07] for over 100 years, it has been industrial. Uh, the

[6:36:10] majority of this site has seen various factories on it

[6:36:13] over the years. Um, and, uh, but the city recognised

[6:36:19] the need for residential development in 1990 and rezone the

[6:36:23] site in 1994 residential. Recognising the contribution that this site

[6:36:28] had the potential to give to downtown. So while you

[6:36:33] will see that our urban design master plan, we've worked

[6:36:35] on this for four years. The reality is that our

[6:36:38] family has been reimagining this site for the past 36

[6:36:41] years. And there's been a lot that's changed in 36

[6:36:44] years. But one of the things that has not changed

[6:36:47] is the incredible complexity of this site. In fact, with

[6:36:51] every year, it continues to become more and more complex.

[6:36:55] It's a brown field site. That has a railway that

[6:36:58] runs right through it. It has a private easement on

[6:37:01] it. It has a historical heritage building on it. It

[6:37:06] has an elementary school sitting adjacent to it. And most

[6:37:11] significantly, it is a high density residential site that exists

[6:37:16] in a low rise residential neighbourhood. So unless you specialize

[6:37:22] in brownfield or heritage, uh, which we don't, uh, most

[6:37:28] people would take advantage of the high density and heights

[6:37:32] that the City of given us on this site. And

[6:37:34] sell it to maximize their ROI. Our family and our

[6:37:39] staff chose not to. We signed up for this challenge

[6:37:43] because we honestly believe that what we can deliver to

[6:37:46] this community and to this city on this site is

[6:37:49] better than anyone else. One of the reasons that we

[6:37:55] believe that is because we've been accumulating properties. Throughout this

[6:38:02] neighbourhood. For the past number of years. To ensure that

[6:38:07] this site touches all four corners. All four streets on

[6:38:13] this block. And that will allow us to open up

[6:38:17] the site to both the community who live there. Um,

[6:38:21] and, and rent there. And they can access the neighbourhood

[6:38:25] and the downtown through this site. But we also wanted

[6:38:29] to be able to welcome the community into this site

[6:38:32] because we believe it what we will build here would

[6:38:34] be very special. We'll create new public spaces. Including a

[6:38:42] dedication of land to the Catholic school board to allow

[6:38:45] them to increase their play yard and potentially grow that

[6:38:49] school as the community around them grows. We will clean

[6:38:52] up the site. We will green up the site. And

[6:38:56] we will also help to protect their neighbourhood from potential

[6:39:01] floods. So we will try and floodproof the neighbourhood. As

[6:39:05] well. We'll build a mix of housing units. Both in

[6:39:10] size and in type to allow for a broader range

[6:39:14] of, um, homeowners and tenants to be interested in living

[6:39:18] here. We recognise that you can't, you just continue to

[6:39:23] put up high rise condo buildings and expect that everyone

[6:39:27] is going to want to live there. So we'll be

[6:39:29] very intentional and very careful about what it is we

[6:39:31] develop here. We'll restore the historic building on this site

[6:39:36] to celebrate the history that existed within those walls. And

[6:39:42] we'll do our best to reflect and compliment the character

[6:39:45] of the ward. And the spaces that we create. Will

[6:39:50] it be different. For sure. But different doesn't always mean

[6:39:54] bad. Remember that we live in this community and we

[6:39:59] work in this community. And we can be held accountable

[6:40:02] for what it is that we develop here. Thank you

[6:40:07] very much, Suzan. Any follow - up, uh, for Suzan

[6:40:11] at this point? Or did you want to maybe I

[6:40:14] can do that or I can let Tim and Ian

[6:40:18] like all from the wood development group speak. And then

[6:40:20] I could do questions to all three. So that makes

[6:40:24] sense. Yeah. Do you mind if I do that? Okay.

[6:40:26] Perfect. So yeah, let's do that. So, uh, Tim Smith,

[6:40:31] you're next. And then, and then all three of you

[6:40:34] can come together and get, get ready for questions. Welcome,

[6:40:39] Tim. Go ahead. Thank you, Mr. Mayor. Members of Council,

[6:40:43] pleasure to be here again to talk about this exciting

[6:40:46] project. Um, my name's Tim Smith. I'm the Planner for

[6:40:48] the wood development group who has been part of the

[6:40:51] team. Let's put this together over the last few years.

[6:40:54] What I'd like to do is kind of build on

[6:40:55] what Scott Outline and his presentation and some of the

[6:40:58] things that Susan touched on to describe, give you a

[6:41:00] bit of an overview if I can in five minutes.

[6:41:02] It's a lengthy document. An overview of what's in the

[6:41:06] plan, which really is at its heart a concept that

[6:41:09] has informed us at a guidelines that we expect future

[6:41:12] development to adhere to. Um, you see on this slide

[6:41:17] really just a list of those sort of key elements,

[6:41:19] key features that we see being built on the site

[6:41:23] as Suzan mentioned. A mix of housing types, different unit

[6:41:26] sizes, townhouses, some embedded into the base of the buildings.

[6:41:31] We're restoring, converting that historic factory building doesn't look like

[6:41:34] much today, but believe me underneath that. And once you

[6:41:37] open up the windows, it's going to be quite fantastic.

[6:41:40] We'll be adding two stories to that for more housing.

[6:41:43] Um, a new neighbourhood park expanded schoolyard for the Sacred

[6:41:48] Heart School, which I'll talk about in a moment other

[6:41:51] public open spaces. And as you heard from Scott, there

[6:41:53] will be opportunities for some small scale commercial and community

[6:41:57] uses that we think the community will really appreciate. And

[6:42:01] finally, as Susan said, we're opening up to site, bringing

[6:42:04] people into what we're creating here, also allowing them simply

[6:42:08] to get through the site. And in many ways, that

[6:42:11] opening up this side, I think will be as significant

[6:42:14] a change to the neighbourhood as the development itself, what

[6:42:17] we're building here. Uh, let me talk a little bit

[6:42:20] about those connections. You see them in the orange lines

[6:42:22] here, uh, a pathway from Alice Street up through the

[6:42:26] site crossing of the tracks, uh, so that people can

[6:42:29] go right up to Elizabeth Street as a muse off

[6:42:33] of Duke Street, allowing people to come in from that

[6:42:35] direction. There'll be some private, but publicly accessible streets with

[6:42:39] sidewalks on them. You see in grey here. So lots

[6:42:42] of porosity. And can't forget the rail corridor will have

[6:42:49] an extension of the multi - use path that one

[6:42:52] day we all hope a continued eastward eventually reaching all

[6:42:55] the way over to, um, the wealth innovation district. Three

[6:43:04] key open spaces I want to highlight here. A new

[6:43:07] park in the rail corridor, an enhancement to the sacred

[6:43:11] heart schoolyard and what we're calling here on Square, a

[6:43:14] new open space on here on Street in front of

[6:43:16] the Heritage Building. Let me talk a little bit about

[6:43:19] the part here. This is really going to be about

[6:43:21] bringing nature back into the city. The idea is a

[6:43:24] heavily vegetated green space. We have 50 metres between the

[6:43:28] future buildings on either side of the rail corridor to

[6:43:31] work with. Yes, the tracks will run through it. We'll

[6:43:33] keep those, I'm sure the safety barriers against that. But

[6:43:37] the green space we have on either side will be

[6:43:39] lushly planted. There'll be opportunities for public art, for recalling

[6:43:44] recreation nodes where you might find a ping pong table

[6:43:47] or something for kids to climb on, uh, simply seeding

[6:43:51] for people to hang out in places where we can

[6:43:53] interpret the site's heritage, the wards heritage. We've heard so

[6:43:57] much about today. The enhanced schoolyard is a really big

[6:44:04] idea. We've had lots of discussions with the Catholic school

[6:44:06] board about this to really see how we could actually

[6:44:09] not just expand the schoolyard, which will be a great

[6:44:12] benefit to the students, as you can appreciate. But actually

[6:44:15] how this space that after school hours and in the

[6:44:18] summertime can actually be opened up and available to the

[6:44:20] community. And the school board has agreed that we don't,

[6:44:23] they don't need to build fences around the schoolyard. It

[6:44:25] can be managed through landscaping to ensure that the kids

[6:44:29] are corralled during the school day, but you can get

[6:44:31] into that space and really make it function like a

[6:44:34] park with flexible play yard playground, uh, more space for

[6:44:40] basketball in other court sports. Here on Square, we'll actually

[6:44:46] be a private space, privately owned, but it will be

[6:44:49] landscaped and have amenities in it for the public. As

[6:44:53] you can see from the rendering here, trees will line

[6:44:55] it. We'll have seating under the trees or people can

[6:44:58] come and meet and socialize with their neighbours. We do

[6:45:01] hope to have a cafe, perhaps other uses in the

[6:45:04] base of this historic factory building. It's spill out onto

[6:45:08] this space. We may need a little bit of parking

[6:45:10] in the front to support those commercial uses, but we

[6:45:13] also see an opportunity to remove those, um, parking so

[6:45:17] that the space can be used for community events. Now

[6:45:20] I do need to speak about the building's briefly and

[6:45:22] to really emphasize here what we've done to push the

[6:45:25] taller buildings toward the heart of the site and provide

[6:45:28] transitions down to the neighbourhood. We've buried heights. They're all

[6:45:32] well under 24 stories, one to 23 stories, the remainder

[6:45:35] are at lower heights as Scott mentioned. And I'll just

[6:45:38] kind of wrap up. I do want to, this image

[6:45:43] gives you a sense of how the development will blend

[6:45:45] with the neighbourhood. And I. Would. So just, just one,

[6:45:54] just one, just one second. Sorry. Your time is, is

[6:45:56] up. Um, I'm going to look to my colleagues just

[6:46:02] to just, okay, you've gone off screen there. Did the

[6:46:05] screen just go off. Can you put the screen back

[6:46:08] on? Yeah. For me. Thank you so much. Um, to

[6:46:13] my colleagues, uh, this is an important sort of, I

[6:46:17] think. Is anyone, as the chair, I'm going to make

[6:46:21] a call to allow this last slide to be talked

[6:46:23] about. Um, does anyone want to challenge me on that.

[6:46:28] No. Okay. Please like 20 seconds. Talk about this cause

[6:46:32] we got to go to the next delegate. Okay. Go

[6:46:34] ahead and talk about this last slide. Thank you, Mr.

[6:46:37] Chair. I appreciate I'd be less than 30 seconds. I

[6:46:38] do have just a few slides, but very quickly we

[6:46:40] go through them. There are three images I want to

[6:46:42] show to really emphasize what we see as how people

[6:46:45] will experience this site and why the transitions, how the

[6:46:49] transitions and the design of the edges of the site

[6:46:52] will really contribute. So the view you have of Duke

[6:46:54] Street today is this, looking south, and I'm sorry, I'm

[6:46:58] having trouble advancing the screen. There we go. Um, that

[6:47:02] will look something like that in the future. These are

[6:47:05] renderings. You have to take renderings with a grain of

[6:47:06] salt. But what we've done is line Duke Street with

[6:47:09] three story townhouses. And then if you look at the

[6:47:12] rail corridor today, imagine it being widened, lushly planted and

[6:47:17] lined with buildings with units that face the space with

[6:47:20] winding paths and so forth. And then this is the

[6:47:23] favourite view really. This is what looks like from here

[6:47:25] on Street today. Um, but imagine something that looks like

[6:47:28] this with that restored building more green space. Taller buildings

[6:47:34] in the heart of the site at a distance and

[6:47:36] really a lot more space for the community to meet

[6:47:39] and gather, um. And have a higher quality of life.

[6:47:43] Perfect. Thank you very much for wrapping that up. I

[6:47:45] appreciate it. Uh, go and take your seat. And Ian's

[6:47:50] going to come up and then all three of you

[6:47:51] can be ready for any questions. Okay. So Ian O

[6:47:54] over to you. Um, I gave a little bit of

[6:47:56] grace there, but please know, no more grace for the

[6:47:59] evening. You got it. You got to get in your

[6:48:00] five minutes. Okay. Go for it. Thank you, your worship

[6:48:04] members of Council staff and members of the audience. I'm

[6:48:08] just going to untrug and truncate what I said because

[6:48:11] the, um, obviously Council tonight is being asked to support

[6:48:17] the, uh, the urban design master plan, which is a

[6:48:19] requirement of the secondary plan for these large sites within

[6:48:22] the area. And at 10 acres almost, we are the

[6:48:25] largest of those areas to be planned, um, in this

[6:48:28] kind of collaborative way. There have been a lot of,

[6:48:33] um, work to date to get here. Uh, a number

[6:48:37] of years, multiple preconsultations with staff and agencies and extensive

[6:48:42] community engagement program. And along the way, the navigation of

[6:48:45] provincial and city policy changes and evolutions, including, uh, The

[6:48:51] six that the City undertook for the downtown Heights and

[6:48:54] the mentioned downtown CPPS developments over the last year. This

[6:49:00] decision tonight, this decision to support is the first step,

[6:49:04] believe it or not, in us solidifying a vision, which

[6:49:08] then creates a whole myriad of projects for us to

[6:49:11] start really implementing the site. Sitewide environmental and other audits

[6:49:17] and approvals have to be undertaken for the infrastructure renewals.

[6:49:21] The parks and school agreements for these open space land

[6:49:24] dedications and concepts, all leading to individual block applications. The

[6:49:31] site had a lot of, uh, input and analysis. I

[6:49:35] won't go into it. We've had a great team helping

[6:49:38] us to do this and set us up for success

[6:49:40] in the future. There's been a lot of research to

[6:49:42] done to actually illustrate this to you. What's possible. And

[6:49:46] we know what's practical. We, uh, as Scott alluded to,

[6:49:51] we had three public meetings. We kicked off in June

[6:49:54] 24, two years ago. The first of that was an

[6:49:58] introductory session and visioning session with the community. And while

[6:50:02] we didn't show a concept that night. We did talk

[6:50:04] about the need for additional density and heights. The VB

[6:50:06] - seeking. And with all the events that we did,

[6:50:09] there was an online component. There was surveying and commenting

[6:50:13] periods much longer than those events. The second meeting, uh,

[6:50:17] was, uh, in November of 24, which we did presented

[6:50:21] a concept and took folks through the rationale for the

[6:50:25] density. There's a tiny little picture there in the corner

[6:50:28] of all the inputs that go in to reconfiguring a

[6:50:31] site like this. Susan Bench and them about Brownfields and

[6:50:34] working in a railway corridor and replacing trunk infrastructure and

[6:50:39] making commitments to creating great public space and gifting public

[6:50:43] space. All that goes into factor into the land value

[6:50:46] for this project. We do not have access to brownfield

[6:50:49] community improvement plans. We don't have access to downtown investments

[6:50:53] programs through replacing infrastructure. All of it's being born by

[6:50:56] the density and height. But we did show a 24

[6:51:02] story building in the centre. And the basic structure that

[6:51:04] Tim alluded to in terms of opening up, uh, to

[6:51:07] all corners. And that led to a second, uh, consultation

[6:51:15] session with a revised plan that you basically see today

[6:51:18] documented in the urban design master plan. This one incorporated

[6:51:22] the OPA 106 heights that had happened in the meantime.

[6:51:26] Um, we did revise the massing and move it slightly

[6:51:30] further west towards downtown. It helped with shadowing and, um,

[6:51:34] some of the, um, the relationships between the Heritage building.

[6:51:39] And, um, the, uh, the project on the north side

[6:51:45] of the tracks on Elizabeth Street got, um, enlarged because

[6:51:47] of the direction the Council set with OPA 106. Following

[6:51:53] that meeting, uh, there was, uh, protracted period to get,

[6:51:57] gets it today. We, we added 39 Elizabeth Street, gratefully.

[6:52:02] It allows us to have a consistent, um, frontage on

[6:52:05] that street. That's now incorporated in the document. We clarified

[6:52:10] and expanded the land dedications and park distribution over the

[6:52:15] meantime. We had been talking about a shared space between

[6:52:17] the school and the park department. That became on wieldy.

[6:52:22] And we are now showing, um, clear dedications of lands

[6:52:25] for the neighbourhood park and the gift to the school.

[6:52:29] For which they can then operate and program these with

[6:52:32] our assistance and support, uh, with clarity and operation. Uh,

[6:52:36] the floodproofing concept that was mentioned was included in the

[6:52:39] next iteration that you see. And we've incorporated the update

[6:52:43] policies on CPPS and heritage districts and things like that.

[6:52:46] So in summary, um, we're very excited to present this

[6:52:50] tonight. We believe it conforms that the secondary plan intent.

[6:52:55] It supports the city's growth management objectives and ambitions and

[6:52:58] housing objectives. It sets the stage for meeting a very

[6:53:01] large brownfield in the centre of town. And that's my

[6:53:05] time. Nope, no problem. Thank you very much. To all

[6:53:10] three of you. So, um, maybe I could ask all

[6:53:13] three of you to maybe just come up to the

[6:53:15] microphone. And then if there's any questions from my colleagues,

[6:53:18] uh, I know Councillor Downer, I believe I saw you.

[6:53:21] Am I right? I was going to ask about. I

[6:53:25] was going to ask about the timelines, but you put

[6:53:27] that up. But while you're up there, I'll say congratulations

[6:53:30] on getting to this milestone, well done. Thank you. Thank

[6:53:34] you. Is there any questions, got Karan and Galler. Echoing

[6:53:40] those comments. Thanks for the sticking with us along this

[6:53:44] journey. Um, you've got such a complicated site. Everything from

[6:53:50] Brownfields and Heritage to Parkland, uh, low density to medium

[6:53:55] density and high density, just quite a complex site. And

[6:54:00] the landscape has shifted considerably from beginning to today policy

[6:54:06] changes, affordable housing incentives, development charges, uh, Parkland dedication, uh,

[6:54:13] provincial regulations with respect to, uh, incentives and infrastructure. So

[6:54:19] much has shifted. Is there, is there anything that is

[6:54:23] holding you back from proceeding? Like is there still that

[6:54:27] instability in the market and in the planning landscape, uh,

[6:54:31] that would prevent you from moving forward on this project

[6:54:35] in the timelines that you've established. That's question number one.

[6:54:39] And question number two is there anything you've heard in

[6:54:41] the policies locally that even tonight we talked about the

[6:54:45] Ward West Heritage Conservation District. Is there anything we're doing

[6:54:49] right now at City Hall that you have any concerns

[6:54:52] about as you move forward with the project while the

[6:54:55] landscape is still shifting around you.

[6:55:05] Three Mr. Mayor. I'll jump in. There's a lot in

[6:55:08] that question. It comes down to confidence. There is a

[6:55:12] lack of confidence in the market. Uh, real. That has

[6:55:17] happened over the last, uh, at the time that we've

[6:55:19] been doing this project. We were far more confident about

[6:55:21] starting four or five years ago. Than we are today.

[6:55:26] When you see, um, deescalation of prices, real prices in

[6:55:31] the world when costs haven't come down. For all manner

[6:55:36] of reasons. That's what's happened in the, in the blockage

[6:55:39] of market housing. And that has to work its way

[6:55:43] out still. There's kind of predictions of a couple of

[6:55:47] years out will be in a more positive market again.

[6:55:51] And, uh, as a group, we need to collectively get

[6:55:54] a sense of that confidence building because we have a

[6:55:57] couple of years of work to do before we can

[6:56:00] actually entertain the CPVS applications that would have to come

[6:56:03] through. We have to, like you saw Fusion do at

[6:56:08] Metalworks. We have to take the site apart. Uh, and

[6:56:11] reconstruct trunk infrastructure that cuts through what was Ferguson Street

[6:56:16] that went through the site. And that's years in the,

[6:56:21] in the works and actually getting the record to site

[6:56:23] conditions in place to entertain partners in the various projects.

[6:56:27] So it's, it's, that's, that will be the sense. There's,

[6:56:32] there's a building confidence in, uh, Guelph in the economy

[6:56:37] and in the market that will have us start going.

[6:56:42] That said, the lot of planning work that actually has

[6:56:44] to happen from today to get some of these base

[6:56:48] agreements in place with the partners and build that understanding

[6:56:54] before we can actually have development partners in place as

[6:56:57] well. So we're not, we're not idle. When this is

[6:57:01] happening. Okay. Thank you for that summer. And I really

[6:57:04] appreciated the opening comments from Susan about the legacy part

[6:57:08] of this. That, you know, you over 30 years, you've

[6:57:12] really want to make sure that this project, um, is

[6:57:16] successful because it, from what I've seen in my 20

[6:57:20] years on council, this is the singular largest kind of

[6:57:24] redevelopment in this area. Um, so it's quite a legacy

[6:57:28] piece. And thanks for sticking with us. I hope you'll

[6:57:31] stick with us a little bit longer, get the shovels

[6:57:34] in the ground. Cranes in the sky. Thanks. Great. Thank

[6:57:37] you. Very much. Um, Council Galler is next. Okay. Uh,

[6:57:45] and yeah, and just to, just to remind, and I'll

[6:57:47] pull to you as well, Councillor Caten after Gallard. And

[6:57:50] just a reminder that, uh. This is like the, the

[6:57:54] urban design plan, um, so if the, just make sure

[6:57:59] we're referencing that. Okay. Councillor Guard. Thank you. And through

[6:58:03] worship, uh, to all of you. Thank you so much

[6:58:07] for, for coming here today and presenting this blend. I've

[6:58:11] mainly heard good things from the community. Uh, that are

[6:58:14] looking forward to this development. Uh, there was one, one,

[6:58:19] um, concerned resident that I wanted to bring some of

[6:58:21] the questions about in terms of what was proposed originally

[6:58:26] and what is proposed now. Can you clarify for me?

[6:58:29] Has there been a significant change? I know that some

[6:58:32] of the buildings moved around. Has the density increase decrease

[6:58:35] and the total heights. Are we seeing more than what

[6:58:40] was originally proposed just for, for clarity. So what you

[6:58:44] saw in the original proposal that was up on the

[6:58:46] screen earlier, uh, we presented 24 stories, uh, rated adjacent

[6:58:51] to the Heritage Building. One of the things that we

[6:58:53] heard from the community was that that is a drastic

[6:58:56] change from five stories to 24 stories. It seems it

[6:59:00] is a lot. And it seems like a lot. Um,

[6:59:02] and so we took that information back and we reconfigured

[6:59:06] the site in the process of reconfiguring the site. The

[6:59:09] City also went through downtown Heights study. Um, which then

[6:59:13] gave us greater density on the site, um, and in

[6:59:17] order to help the city achieve their downtown goals for,

[6:59:21] um, both residents and jobs. Um, we made some changes

[6:59:27] to the site to both reduce the dramatic change between

[6:59:33] the five and the 24 stories. Um, and also centre,

[6:59:37] um, the 23 story building that we now have on

[6:59:40] there, um, closer to the centre of the building so

[6:59:42] that we also changed any of the shadowing on the

[6:59:45] site. Um, so yeah, there have been some changes. There

[6:59:49] are a reflection of the density and the heights that

[6:59:52] the city gave us. Um, as well as listening to

[6:59:55] community feedback and responding to that. Okay. Okay. I really

[6:59:59] appreciate that clarification. So, so the changes were to, to

[7:00:02] reduce the height a little bit and also to shift

[7:00:04] it away from, uh, from the edges. Okay. I really

[7:00:08] appreciate that. Uh, for the, uh, for the Shadow Studies,

[7:00:11] uh, it points that 10 a. m. 4 p. m.

[7:00:15] And then are those set by the city that the

[7:00:18] times for those studies. And then the fact that they

[7:00:21] were in the spring, summer and fall and not in

[7:00:24] the winter. Is that, is that a city restriction that

[7:00:26] you were following? Or did you sort of, you know,

[7:00:29] pick times that worked well. Through you, Mr. Mayor. Yeah.

[7:00:34] And in fact, I mean, Scott's helped answer this because

[7:00:36] we did those strategies a while ago, but my, at

[7:00:39] my recollection is that those are the key times that

[7:00:41] they look at. They may also look at other times,

[7:00:46] particularly in the summer, like at six o'clock, but we

[7:00:48] did focus on that 10 to four period, which I

[7:00:51] think is, is the primary concern wintertime, December shadows are

[7:00:55] long everywhere. It's a little hard to really evaluate a

[7:00:59] project based on winter shadows, but I did want to

[7:01:01] point out that I didn't have a chance to kind

[7:01:03] of go through those tiny little diagrams. But, you know,

[7:01:06] we were careful. And this is why with the North

[7:01:08] Parts, the one other change on the north parcel was

[7:01:11] where we had before 10 and 12 story buildings. We

[7:01:14] now have one 19 story buildings. And rather than having

[7:01:17] too taller buildings, we recognise pulling that in going a

[7:01:20] little taller. If anything had less of a shadow impact

[7:01:23] on those backyards and those impacts are very minor on

[7:01:26] a handful of properties and only in the morning. So

[7:01:29] afternoon shadows really are well away from all private properties

[7:01:33] and none of the neighbouring street surrounding streets will be

[7:01:37] shadowed during the daytime. Okay. I really appreciate that. Uh,

[7:01:40] and lastly with the win study, I noticed that there

[7:01:43] was a good section that talked about it. How further

[7:01:46] is the wind study go? I mean, could you clarify,

[7:01:49] will this have impact on the surrounding streets? The wind

[7:01:52] created by, by the buildings. Based through you, Mr. Mayor,

[7:01:56] based on the wind study that was done, the significant

[7:01:59] impacts that are expected, um, on the streets or even

[7:02:03] within the site. And this is part of the massing

[7:02:06] approach, having those transitions, putting tolera buildings onto a podium

[7:02:09] really helps to mitigate wind impacts on the windy days.

[7:02:13] I will point out though, and, you know, when we

[7:02:16] go into a community planning permit application, we will need

[7:02:18] to submit more detailed wind studies at that point for

[7:02:21] individual buildings. So things will be looked at more closely

[7:02:24] then and measures may have to be incorporated into the

[7:02:27] design of the building to mitigate impact. So we did

[7:02:31] a kind of high level initial study to understand what

[7:02:34] we could do with massing to mitigate any impacts. Detailed

[7:02:37] design will need to look at more closely at individual

[7:02:41] properties and their context. Perfect. Thank you very much for

[7:02:44] that. And through your worship, just one last question. Um,

[7:02:47] in terms of the facing, I saw that phase one,

[7:02:50] you're removing the buildings and then face two, you start

[7:02:52] building them. What are your expected timelines for you to

[7:02:57] get through phase one that the demolition part for us

[7:02:59] to see the phase two begin. Through

[7:03:09] three, Mr. Mayor. It largely will depend on, you know,

[7:03:13] how things go with the approval processes with the city,

[7:03:17] change in market, but we're looking like two to three

[7:03:19] years. Um, so we, when we were talking about, um,

[7:03:23] the market and the fact that we've got to, we're

[7:03:25] in a down cycle right now, um, you know, time

[7:03:28] is on our side in that sense because we're coming

[7:03:31] to you with urban design master plan now during the

[7:03:33] down cycle. We're hopeful that as we do all of

[7:03:36] the work behind the scenes to get this project, you

[7:03:40] know, out of the ground, um, that as we're, you

[7:03:43] know, getting there that the market will also return. But

[7:03:48] even simply like things like the CPP being held up,

[7:03:51] um, that, you know, plays havoc with our timelines as

[7:03:53] well. Okay. Okay. And just so that I understand two

[7:03:57] to three years before you get into the phase where

[7:04:00] you're building. But in the meantime, you would be doing

[7:04:02] the demolition of the existing warehouses. Is that correct? Or

[7:04:05] would you wait two to three years and then start

[7:04:08] the demolitions? Yeah. A lot like I said, a lot

[7:04:10] of it was dependent on the timelines in the market.

[7:04:13] We, I mean, obviously us holding onto this site as

[7:04:17] I talked about before every year that we wait in

[7:04:20] this development, this site becomes more complex. You know, the

[7:04:24] environmental, um, regulations change and become more stringent. Um, there

[7:04:31] are more stringent rules around rail. Um, there are more

[7:04:34] rules around heritage buildings. So every year we wait this

[7:04:37] site becomes more and more difficult to develop. So it's

[7:04:39] not our intention to wait. Um, but there will be

[7:04:42] lots of things that, um, barriers that we have to

[7:04:44] overcome in order to develop. Okay. Okay. Thank you for

[7:04:48] that. Thank you, worship. All right. Thank you. Caden and

[7:04:51] then Busatil. Thank you through you, Mr. Mayor. First off,

[7:04:56] I really like it. I think it's a very cool

[7:04:58] concept. I love the, the kind of market common area.

[7:05:03] And, um, I, I've always, I moved too well from

[7:05:08] bigger cities. So I'm not height adverse. Um, I think

[7:05:11] that you kind of done it in a very thoughtful

[7:05:13] way. And I like this stuff how it steps up.

[7:05:16] Um, I have questions about just the accessibility through the

[7:05:20] site. I saw within the design that there was kind

[7:05:24] of like meandering pathways, which looks really nice design wise,

[7:05:27] but accessibility wise, it's, it's a lot better for folks

[7:05:31] to just kind of have a straight path through and

[7:05:33] maybe have offshoots that are a little bit more laundry.

[7:05:36] So I'm just wondering if that's something that you've considered

[7:05:38] when you kind of think of your flow through throughout

[7:05:40] the site. Thank you through you, Mr. Mayor, to the

[7:05:47] Councillor. It's, um, it's something that we've spent a lot

[7:05:52] of time on thinking about, uh, currently the, um, floodlines

[7:05:57] that we need to maintain of the buildings outside of

[7:06:01] the flood height. And so some of the meandering paths

[7:06:06] that you're seeing us design are actually minor ramps to

[7:06:11] get us up and down to various levels because of

[7:06:14] the need to raise or lower the habitable floor heights.

[7:06:19] This is something that's happened late in the day is

[7:06:21] when we did that flood analysis and realised that the

[7:06:25] project on the Duke Street side could actually act as

[7:06:28] a levy and prevent everything eastward from actually being part

[7:06:32] of the flood area. In the future. It changes our,

[7:06:38] it will change our approach to some of the levels

[7:06:41] and grades inside the project itself if that's accomplished. And

[7:06:44] so grading actually becomes much more simpler. If we can

[7:06:48] accomplish this initial levy of the floodway in the first

[7:06:53] phase of that South project. And so it's, it's a

[7:06:57] work in progress. Um, but we're, we're keenly aware and

[7:07:01] looking at the grades constantly. Yeah. Some of those meandering

[7:07:06] past are two accomplish accessibility on those grades. I might

[7:07:13] just, I'm just at if I may, uh, as Ian

[7:07:15] described, the site basically in the South Parson kind of

[7:07:18] comes up to deal with the flooding issue. And the

[7:07:21] rail yard obviously is not moving and stays down. So

[7:07:24] in particular worked a lot with our landscape architect to

[7:07:26] really understand how we can have an accessible crossing safe

[7:07:30] and accessible acrossing. So there will certainly be a little

[7:07:33] zigzagging there. They'll be stairs for those who want to

[7:07:36] use stairs. But we gave a lot of that. There

[7:07:38] were, I think a few back and forth to get

[7:07:39] that right. I'm sure that you'll, you'll be working with

[7:07:46] staff over stuff like that too, but overall I think

[7:07:49] it's a great concept. Great. Thank you. And last is

[7:07:54] Busatil, please. Thank you. And through the mayor and to

[7:07:59] the delegations, you've come a long way since the first

[7:08:02] public meeting that I went to. So awesome. And I

[7:08:04] will echo what Councillor Caten said. Just love the design.

[7:08:09] Um, I did have a question. I'm a little bit

[7:08:11] confused. Maybe I'm just tired. It's been a long day.

[7:08:13] Um, when you talk about, and yes, sacred heart needs

[7:08:17] additional playground space. My kids have been there before. It's

[7:08:21] not the greatest. I'm curious because it talks about an

[7:08:24] agreement between the Wellington Catholic District School Board and the

[7:08:28] City for Maintenance and program and things like that. Um,

[7:08:31] was there an exploration about giving that strip to the

[7:08:35] City of Guelph? I think of gateway school that has,

[7:08:38] uh, school board land and City Land and programming space

[7:08:43] there or waverly or a bunch of other places. I

[7:08:47] was a little bit surprised by that. Through Mr. Mayor

[7:08:52] to the Councillor. This has evolved since the initial unveiling

[7:08:58] of it a couple of sessions ago. Um, we had

[7:09:01] talked with parks and with the school board about, uh,

[7:09:06] an actual shared, uh, facility where during the day it

[7:09:10] would be largely off limits and controlled by the school

[7:09:13] board. And during the evening and off season, it was

[7:09:18] fully public park. And for which there would be this

[7:09:21] agreement for maintenance and operations of it, uh, that's different

[7:09:25] than some of the more suburban parks where you have

[7:09:29] school board lands and city lands adjacent. But not overlapping.

[7:09:34] And when it came down to was, um, parks came

[7:09:37] back to us with the need for, um, the technical

[7:09:40] need for the park dedication to be fully accessible, i.

[7:09:47] e. like available to the public 24 hours a day.

[7:09:49] They couldn't deal with the legality, if you like, of,

[7:09:55] uh, receiving Parkland dedication that was not accessible 24 hours

[7:09:59] a day. And hence the separation. So where we were

[7:10:03] talking earlier about that strip of land contributing to a

[7:10:05] bigger park, which would be shared, it's now being given

[7:10:09] to the school board. With the same intent that is

[7:10:12] actually a recreational facility for the community off hours and

[7:10:15] off season. And so there is an expectation that there's

[7:10:19] a, uh, a form of agreement between the city and

[7:10:22] the school board for that facility. Thank you. Okay.

[7:10:32] And actually a class and we'll bring us home here.

[7:10:35] Go ahead. Thank you, Mr. Mayor. And thank you for

[7:10:38] the presentations. Um, I liked a lot about the, a

[7:10:43] lot about it. It looks really exciting from a space

[7:10:47] that I think is, as we all know, quite underutilized

[7:10:50] by the public. It's not accessible really, uh, to something

[7:10:52] that is, is going to bring a lot of new

[7:10:55] availabilities to the public. So I'm excited about that, but

[7:10:59] I'm going to get to my question. Um, there were

[7:11:02] a couple of, of course, pieces of correspondence. And I

[7:11:04] received a few emails from residents concerned about the heights

[7:11:08] and the massing. And in one, I think, uh, in

[7:11:12] one piece, the correspondence, it's attached to, um, the package.

[7:11:16] There was, uh, McCommon about the heights. And if, or

[7:11:21] maybe it was an email, I'm not sure. And I

[7:11:23] think that on page 37, you outline, um, when apartment

[7:11:29] buildings are greater than four stories. They shall generally incorporate

[7:11:32] one to two - story grade related units. Um, and

[7:11:35] their comment was, um, they really liked the metalworks and

[7:11:38] how the metal work towns on either side contribute to

[7:11:42] the street scape and feels very walkable and very accessible.

[7:11:46] And so that you don't have, you know, single story

[7:11:49] residential followed by, you know, amassing of a wall that

[7:11:53] is accommodating a 24 story, 23 story building. Um, so

[7:11:57] I was just wondering if you could speak to that

[7:11:59] a little bit. Um, to talk about what that might

[7:12:02] feel like, um, at the street level. Through you, Mr.

[7:12:10] Mayor to the Councillor. Um, yeah, we, we agree that

[7:12:13] Metalworks looks lovely. It faces out on the street in

[7:12:17] a beautiful way that helps make it feel, uh, very

[7:12:20] much like it fits into the residential neighbourhood. And so

[7:12:22] we took note of that. Um, and it was one

[7:12:24] of the things that we incorporated into our plan. So

[7:12:27] I don't know if the misreading the plan, um, but

[7:12:29] if you look at, um, Duke Street, um, there are

[7:12:33] three stories running down there of, you know, townhouses along

[7:12:36] the rail. We've tried to incorporate the same anywhere we

[7:12:39] face out onto the community. We've tried to keep it

[7:12:42] as low rise as possible, including on Elizabeth Street to

[7:12:46] really try and keep that same feel of residential neighbourhood.

[7:12:51] And our tall buildings have been pushed into the centre

[7:12:53] of the site to create that cascading effect down to

[7:12:56] the street that really, um. You know, on 10 acres,

[7:13:01] um, it really does kind of swallow up those big

[7:13:04] height buildings that are in the centre. Um, so I

[7:13:08] don't know if they're misreading the drawing or a misunderstanding

[7:13:11] it. Um, but we agree. Metal works faces out into

[7:13:14] the street lovely. It's two and a half to three

[7:13:16] and a half stories there. Ours are three. So we,

[7:13:19] we tried to capture that as best we could. Thank

[7:13:23] you. I appreciate that response. With that, um, nothing. Oh,

[7:13:30] I'm circling, one question from, uh, from Councillor Coron. And

[7:13:34] then we'll go, we just have three more delegations, everybody

[7:13:36] just remember. Okay. Go ahead. It is a really quick

[7:13:38] question. What would you like us to call it? Should

[7:13:41] we call it plant number two or should we be

[7:13:43] calling it Midtown Village? What do you, what do you

[7:13:46] folks call it. Through Mr. Man. Thanks for the question.

[7:13:51] We, we, um, very carefully called a plant number two.

[7:13:56] Mis have villages our corporate name for the holdings. The

[7:13:59] land holdings. And that's what staff have picked up on

[7:14:01] because that is the legal ownership title of the property.

[7:14:05] But it's plant number two to us as a working

[7:14:08] title to eventual, um, building names. Let us know if

[7:14:17] the name change. All right. Thank you very much. We

[7:14:20] appreciate the three of you very much for coming and

[7:14:22] delegating Mike Darmon. From Guelph. Community for act of transportation.

[7:14:28] Gcat. I bet you we know what you're going to

[7:14:32] say. We appreciate you Mike. Thank you for sticking around

[7:14:38] for the whole, uh, whole night. And then Michelle, I

[7:14:41] see you. Oh, you see you're in the wings coming

[7:14:43] down next. Mike over to you. Marigothy City Council and

[7:14:49] the City staff. My name is Mike Darmon and I'm

[7:14:51] Advocacy co - chair for the Guelph community for Active

[7:14:54] Transportation. GCAT is pleased to finally see the woods to

[7:14:59] plant to at this stage of the planning application process

[7:15:01] as the walking, biking, transit and neighbourhood connectivity is finally

[7:15:05] being revealed through this urban design master plan. I could

[7:15:09] basically read verbatim, the introduction and vision for woods on

[7:15:13] the first page because it encompasses an exciting and carefully

[7:15:16] crafted urban design plan along with a once in a

[7:15:19] generation opportunity to transform the legacy industrial site into a

[7:15:23] new neighbourhood that will integrate well with the historic ward

[7:15:27] neighbourhood and our downtown. Personally, I love the same Patrick's

[7:15:31] Ward. And not just because I'm Irish. I bike through

[7:15:34] it almost every day on my way to my sons

[7:15:36] and my grandkids'house. I'm quite familiar with the woods two

[7:15:39] plant site as it sits right beside where my grandkids

[7:15:42] tend school at Sacred Heart. And we write our bikes

[7:15:47] or walk to school together quite often. I'm excited to

[7:15:50] hear that the playground area and Parkern will be expanded

[7:15:53] through the Lanterns for from the woods of element and

[7:15:55] that we can explore more areas safely after school with

[7:15:57] the increased connectivity through to development. Affordable housing is arguably

[7:16:02] the most talked about concern of citizens of Guelph. GCAT

[7:16:06] looks at development which by design and location make overall

[7:16:09] expensive cheaper by enabling a car light or car -

[7:16:12] free lifestyle and more active transportation. Schools, you couldn't be

[7:16:16] closer for Catholic and King George Public School is just

[7:16:18] a 15 minute walk up here in the street and

[7:16:22] up to 100 steps. Coffee shops, including the ward, neighbourhood

[7:16:26] double rainbow cafe, Sugu Mercado for food, and Canada's smallest

[7:16:29] bar will be more accessible via brilliant new cutthrough connection

[7:16:33] to Alice Street. And of course our downtown will be

[7:16:36] a major attraction to many other businesses that will bend

[7:16:38] from this development's density and walkability. Local and regional transit

[7:16:43] are also within a few minutes walk and with more

[7:16:44] frequent go trains, including on weekends. I took the new

[7:16:50] 20 - minute no - stop go train to Kitchen

[7:16:52] on Saturday. The work and pleasure possibilities are endless. I

[7:16:56] kind of stress enough the importance of what this development

[7:16:59] will enable through the implementation of protected minimum active transportation

[7:17:03] network grid. Similar to what the Iron Horse Trail has

[7:17:07] achieved in KW and attracting high quality high - density

[7:17:11] residential and commercial developments along its transit and protected active

[7:17:16] transportation minimum grid systems. We can achieve similar in Guelph

[7:17:21] and extending our primary active transportation rail trail is one

[7:17:24] of the lowest costs, safest, and most enjoyable ways to

[7:17:27] achieve it. When protected minimum grid networks are connected by

[7:17:31] safe crossings and connected to places where people need to

[7:17:34] shop, work and play, they will encourage people to try

[7:17:37] alternative mobility options like walking and bike in transit. The

[7:17:41] woods development design encourages this lifestyle shift within and expands

[7:17:46] active mobility options outward in many directions. Trail development. I've

[7:17:51] delegated so many times for an extension of the existing

[7:17:54] in north of downtown trans - Canada GTR rail trail.

[7:18:00] With the recent Council approval of the McDonald Road and

[7:18:03] Bridges structures EA along with the new war to downtown

[7:18:06] Bridge, we now have the gateway to the extension from

[7:18:08] the MacTonnell Bridge to Arthur Street. And with a much

[7:18:12] improved trail crossing design, continuing from the woods to plant

[7:18:17] on Duke Street, we will have a more direct, safer,

[7:18:19] enjoyable act of transportation connection to the ward to Huron

[7:18:23] Street. The Imoco site and the GID are just really

[7:18:26] up the tracks. I would remind Council at the current

[7:18:30] City Budget for all new trail development is completely out

[7:18:33] of the town. Your budget cycle forecast. This development will

[7:18:36] get us to Huren Street, but to continue the network

[7:18:38] trail connection to Imiko and GID. We will need your

[7:18:41] support to fund this expansion to Victoria Road area. We

[7:18:45] are working closely with woods on our vision for Active

[7:18:47] Transportation in, out, and throughout the development area, an extremely

[7:18:51] pleased to see many of our ideas being incorporated, but

[7:18:54] also thrilled to see even more than we could not

[7:18:56] envision like that 24 - 7 accessible public path from

[7:18:59] Al Street into the centre of the development, enabled by

[7:19:02] woods. Um, GCAD is fully in support of the stack

[7:19:06] of recommendations to support the master plan. I hope you

[7:19:08] agree that this has been very thoughtfully planned to integrate

[7:19:10] well into the historic award neighbourhood. And we'll vastly improve

[7:19:14] this former industrial legacy site into a vibrant new community.

[7:19:18] Overall, this development will make our CD continue to achieve

[7:19:21] its ranking as one of the most livable cities to

[7:19:23] live, work and play in. I am truly excited to

[7:19:26] see it move to this stage of the planning application

[7:19:29] process. Thanks. Thanks Mike. Thank you very, very much. Is

[7:19:35] there any questions for Mike today? There is not, so

[7:19:40] well done. Thank you very much. Thanks. And, uh, Michelle

[7:19:43] Bowman's on her way down. And then bringing us to

[7:19:47] the end is Barbara and Scott in the front row

[7:19:49] there. You're in the wings. Okay. The two of you.

[7:19:52] So Michelle, welcome again. And over to you whenever you're

[7:19:55] ready. Okay. Is this working. Yeah. So as we have

[7:20:03] heard, there are many advantages to the pro's Midtown village

[7:20:07] or Plant II, an active transport corridor, a larger schoolyard,

[7:20:13] built within the City's footprint. And one of my favourites,

[7:20:17] all the native plantings. However, the generally positive public reception

[7:20:23] in the community cited in the staff report largely came

[7:20:26] before the increased building heights. So 1B, building 1B, moved

[7:20:34] closer to existing housing, 1C doubled from 8 to 19

[7:20:39] stories. The height's fronting on Duke Street, large part doubled

[7:20:44] from 2 to 3 stories. 2A from 9 to 14

[7:20:48] and 2B from 16 to 23. Um, so we're glad

[7:20:52] that the 24 decreased to 16, but there were a

[7:20:56] lot of increases as well. When the newest plan was

[7:20:59] presented in the I live or lived in the ward

[7:21:03] group, um, not by me, by the way, there were

[7:21:06] about 40 very negative comments and 10 positive ones and

[7:21:11] the positive ones came from outside the ward. So concerns

[7:21:15] included the height increases, low demand for condos, traffic, loss

[7:21:20] of heritage and affordability, all of which I'll talk about.

[7:21:24] But I'd like to start with the parkland. So, um,

[7:21:28] proposed building to these sits on land that was slated

[7:21:32] for parks and open space in the downtown secondary plan.

[7:21:37] Um, so building it would add to our parkland deficit.

[7:21:42] Instead, point four acres was donated to the school, which

[7:21:46] residents appreciate. Um, and the rest of the half acre

[7:21:51] came from required setbacks. So in the by - law

[7:21:56] 20717 10b, it says in 800 - unit development would

[7:22:02] require about 1. 66 hectares of parkland, but they're only

[7:22:07] providing 0. 9. So that's 56 percent of what's required

[7:22:13] The existing schoolyard makes up the rest to get to

[7:22:17] the minimum requirement. So as I mentioned, there's concern that

[7:22:23] condos are not in demand. We CNBC that the federal

[7:22:26] government is buying empty condos. Traffic was also a big

[7:22:32] concern for local residents, um, feeding onto Elizabeth as manageable,

[7:22:39] but feeding on to Huron, which is directly adjacent to

[7:22:42] the school is problematic. And I'm not sure about the

[7:22:46] idea not to fence a schoolyard that is directly adjacent

[7:22:51] to a laneway that hundreds of residents will be using.

[7:22:57] Um, main for commercial spaces are also important for a

[7:23:01] walkable neighbourhood. There's very minimal one cafe. And I think

[7:23:06] one other, um, so I was glad to see staff

[7:23:11] are looking to secure more non - residential uses, but

[7:23:15] I think we should ensure that these make it into

[7:23:17] the final plan. So we heard about the ward heritage

[7:23:21] conservation district earlier. And this plan doesn't conform to some

[7:23:27] of those recommendations. So again, heritage plan emphasizes commercial uses,

[7:23:35] which are traditional in the ward. It directs that a

[7:23:40] maximum height of one or two stories or suggests hopes

[7:23:43] that they'll just be one or two stories adjacent to

[7:23:47] streets like Duke and Huron. Um, and the last, and

[7:23:53] maybe most important thing is that the ward residents care

[7:23:56] deeply that the neighbourhood remain affordable for the working class

[7:24:01] that built it. So Guel's affordable housing strategy says we

[7:24:05] need 33 percent of all new builds to be affordable.

[7:24:10] And that definition is the provinces. Um, which is only

[7:24:16] affordable for the top 40 percent of our city. So

[7:24:22] I think the community is asking that the developers make

[7:24:27] as much of these as many of these units as

[7:24:31] portable as possible. And I think it's a fair ask

[7:24:35] that if the developers say they just can't meet this,

[7:24:40] they, they can't make it work. With higher levels of

[7:24:44] affordable units that it's fair for us to ask about

[7:24:48] their profit margins. So show us how it's not possible

[7:24:53] to get more affordable units in this development. Um, but

[7:24:57] I'd like to, and where I started and that there

[7:25:01] is lots of advantages to this development. Thank you. Okay.

[7:25:06] Thank you. Is there any follow - up questions. For

[7:25:08] this delegate. There isn't. So thank you very much. And

[7:25:14] last is Barbara Man and Scott Frederick on behalf of

[7:25:17] the Ward Residence Association. Come on down.

[7:25:28] Thank you. Hello again. And thank you for having us.

[7:25:32] And thank you for all the hard work that you

[7:25:34] guys have done with the community and with staff. Um,

[7:25:38] Michelle mentioned a lot of things that we've heard and

[7:25:40] we hear often about developments. So I'm going to throw

[7:25:43] some, some ideas for solutions to add it. While this

[7:25:48] has a 1. 2 spaces per unit of parking, which

[7:25:51] is more than the minimum that's required, it still doesn't

[7:25:55] mean that as we've said to you over and over,

[7:25:57] people move here from cities like Montreal, they move here

[7:26:00] from Toronto and they end up buying a car. So

[7:26:03] what we're saying to you today is that the leadership

[7:26:07] of Guelph, which is in front of us, has a

[7:26:10] couple years to fix our public transit and bring it

[7:26:13] up to the state that is expected for this day

[7:26:15] and age. If you're looking at Kitchener, I don't know

[7:26:18] if you've seen their transit hub that they're building, but

[7:26:20] it's incredible. And it's our time to join into that.

[7:26:24] Any of us who've been anywhere else in the world,

[7:26:26] we come home and go, I'm going to get on

[7:26:28] the bus. And then when you go, but it's going

[7:26:30] to be such a household to get where I'm going.

[7:26:34] And that also means that I think it's up to

[7:26:36] the developers to start demanding that now as well so

[7:26:40] that that doesn't create the chaos that we all know

[7:26:44] is going to come as Michelle is this describing about,

[7:26:47] um, congestion, about parking problems in a neighbourhood that's already

[7:26:52] very, very challenged. Uh, the second part is about the

[7:26:56] heights. That is a huge concern because the plan has

[7:26:59] changed a lot. But another idea was how about what

[7:27:03] we in Ontario call micro units to bring the height

[7:27:06] down. But what everybody else in Europe, New York City,

[7:27:10] et cetera, considers a normal smile apartment. Um, I think

[7:27:15] these are things that we can be looking at to

[7:27:17] try and bring breast practices to go off some of

[7:27:22] the challenges that we see in the future. Uh, so

[7:27:27] I'm talking about the parkland now. Um, sorry. We're pleased

[7:27:32] that, um, the dedicated, I thought it was more than

[7:27:37] a minimum, but Michelle thought it was less. I don't

[7:27:40] have to look at the numbers again. Uh, but it's

[7:27:42] good to have linear parks, but it's also important to

[7:27:44] have larger tracks and accommodate sports field, which we're short

[7:27:48] of. And we're losing opportunities to create that. And on

[7:27:54] the eco park rail trail, this is most of the

[7:27:58] parkland dedication and it's about 50 metres wide, including the

[7:28:02] Guelph junction railway right away, which is about 20 metres

[7:28:06] wide. The drawings show this corridor to be mostly fenced

[7:28:10] off. This means that possibly up to half of the

[7:28:13] eco park will be fenced off from public access. Now

[7:28:18] currently there's no offence. And the access to the whole

[7:28:21] corridor and have been for many decades. Uh, we would

[7:28:25] like to see these fences to be as close to

[7:28:28] the rail line as possible. We could take as an

[7:28:32] example, the Kent Street Rail Corridor or even better the

[7:28:36] trans candidate trail that's parallel to Duffren Street. Um, that

[7:28:41] seems to work perfectly safely. So I don't see why

[7:28:45] we couldn't have that kind of setback to the fence.

[7:28:50] And then we'd have much larger, uh, public space available.

[7:28:55] Uh, it's not much of a public space of its

[7:28:57] fenced off. You can't go there. And that is it.

[7:29:01] Some dead. Okay. Um, one thing that I'm very confident

[7:29:03] about having met one of the tenants at nine, Elizabeth

[7:29:07] Street is that, well, the affordability is a challenge with

[7:29:11] this, the accessibility of the units, I think, is going

[7:29:14] to be above standard because I understand that that tenant

[7:29:19] took five years to find somewhere where she could shower

[7:29:23] in her wheelchair. And that, um, Susan and her team

[7:29:27] has asked her to be a consultant on these, on

[7:29:31] the development with this. The affordability part is huge. Our

[7:29:35] neighbourhood is known for being affordable from rent gear to

[7:29:39] income through the luxury accommodation. And that's one of the

[7:29:42] big things that I fear with this is that there

[7:29:44] won't be that within this partial community, uh, within the

[7:29:49] ward. And I hope that that's something that can be

[7:29:51] looked to. And we have, we keep reminding you. We

[7:29:53] have one of the oldest best examples at Victor Davis

[7:29:56] Park right on Steve Street. Great. Thank you both. Thank

[7:30:02] you very much. Is there any follow - up questions

[7:30:05] for the representatives from the award residents association. Nobody think

[7:30:11] you again. All right, everybody. It is back to us.

[7:30:17] There is a recommendation for this Midtown village concept plan.

[7:30:23] B, supported. Um, I would imagine the councillors would love

[7:30:29] to maybe do that. Okay. I'll go Klausen and, and

[7:30:33] Galler. We'll move in second that is there anything more.

[7:30:38] And again, this is just, this is an urban design

[7:30:39] master plan. It's not like the applications we had earlier

[7:30:42] at all. Um, all that stuff comes way later as

[7:30:45] the staff and the proponents both said. So this is

[7:30:48] just saying, yep, they're on the right track. Right. But

[7:30:51] all the details stuff comes later. So is there anything

[7:30:55] about this that we need to say anything more on

[7:30:58] colour. Thank you through your worship. Um, I have a

[7:31:04] couple of full of questions for step for staff because

[7:31:06] we did ask the developer, but I just wanted to

[7:31:08] verify. Just confirmation from you that the wind impact the

[7:31:14] shadow studies and they were all done in accordance with

[7:31:17] the City guidelines. And then they meet your requirements. Is

[7:31:20] that correct? That is correct. Uh, those precise dates that

[7:31:28] the applicant identified are also within our terms of reference

[7:31:34] for sun and shadow studies with the City of Guelph.

[7:31:37] So, um, okay. Yeah. Just wanted to clarify that that

[7:31:40] and the, the traffic impact study, I believe that there

[7:31:43] was a reference to a baseline in 1995. Can you

[7:31:46] help me understand, um, when we look at that, what

[7:31:51] did we use such an early date for, for, for

[7:31:54] the baseline. Just so that, that I understand that, you

[7:31:58] know, does it fully meet the cities requirements, um, the

[7:32:02] traffic study. And we believe I just need the verbal

[7:32:05] confirmation. So they would have completed their traffic study requirements.

[7:32:09] And accordance with the requirements that were provided or the

[7:32:12] direction and guidance given by our transportation engineers and transportation

[7:32:15] planning staff and house. So I would have to, uh,

[7:32:19] speak to our transportation planners in hoes to get a

[7:32:22] precise answer on that. But I could certainly get back

[7:32:24] to you. Okay. No, but that is fair. I mean,

[7:32:26] they're following your requirements. I appreciate that. Um, and as

[7:32:30] each phase gets built and each building gets built, will

[7:32:33] there be more detailed studies to confirm that the streets

[7:32:35] can indeed take that capacity. That's correct. Okay. Okay. So

[7:32:39] one at a time. Um, and let's see, the question

[7:32:41] about Parkland, will that be addressed? When does that get

[7:32:45] addressed and when does the parkland dedication, when do we

[7:32:49] confirm that we're getting what we require in terms of

[7:32:52] whether it is green space or in new payments or

[7:32:56] what stage of the process do we confirm that. So.

[7:33:05] We will take the parkland dedication as the phases come

[7:33:08] in. And we'll ensure that the overall parkland, um, based

[7:33:12] on the entire site, um, is received ultimately, but it

[7:33:15] would be assumed if we take within each phase. Okay.

[7:33:19] And where there's none of green space available, then the

[7:33:23] city would take payment in lieu. Is that correct? That's

[7:33:26] correct. Okay. Okay. I really just wanted to appreciate that.

[7:33:29] And just your worship comments if I may. Um, I,

[7:33:34] uh, I know that projects like this can be divisive

[7:33:37] when the big change in the community, but I ultimately

[7:33:40] believe that the work that this developer is doing between

[7:33:44] putting up the flood barriers to get a large portion

[7:33:47] of the word out of the floodplain is going to

[7:33:50] be very positive. Uh, transportation advocates mentioned. I really appreciate

[7:33:55] that they are bringing in the connection from the downtown

[7:33:59] all the way to Huren Street. I think that's going

[7:34:00] to be a very big positive for, for the community.

[7:34:04] Um, and I, I like the thoughtfulness that they have

[7:34:07] taken to include the more apartments into the word, which

[7:34:13] ultimately will increase affordability. Um, I think that it is,

[7:34:17] it is well designed and well thought through. And I'm

[7:34:20] happy to support this, uh, design guidelines. Great. Thank you

[7:34:26] Councillor Galler. Can I call the vote then on the

[7:34:31] support for this urban design master plan. Great. I'm going

[7:34:35] to do that right now. Um, all I'm going to

[7:34:38] say is, um, I love it. There you go. So

[7:34:46] is there anybody against. Nobody that's unanimous? All the best

[7:34:51] in the next steps, uh, in front of you. To

[7:34:54] bring this to life. And Councillor Galler. Over to you

[7:34:59] if you don't mind to help us with the bylaws,

[7:35:02] please. Um, that by us, 2026, 21, 255, 2026, 21,

[7:35:11] 26, one 2026, 21, 270 through 2026, 21, 272,

[7:35:20] 2026, 21 to 75, 2026, 21, 276 and 2026, 21,

[7:35:29] 280. Be approved subject to subsection 284 dot 114 of

[7:35:35] the municipal act. Council Coron. You're okay to thank you

[7:35:41] to second that. Thank you very much. Anything on the

[7:35:44] bylaws anyone. No? Okay. I'm going to call the vote

[7:35:48] on the Bylaws. Is anybody against. Nobody that's unanimous as

[7:35:54] well. I'm going to find a couple people that have

[7:35:59] been quiet. To move adjournment. I think billings and chew.

[7:36:05] Will do that for us. And I'm calling the voters.

[7:36:09] Does anyone against adjournment. Nobody. That's unanimous. A very thorough

[7:36:16] meeting everybody, but we got through it. Congratulations. And thank

[7:36:21] you to staff and all the delegates too. Have a

[7:36:23] great rest of the night. We are adjourned.

Council Planning

Agenda

Transcript