Statutory Public Meeting Report regarding the proposed Official Plan Amendment and proposed Community Planning Permit By-law for the Community Planning Permit System from Infrastructure… be received

41:06and the draft community planning permit by law. And so we're going to have some presentations from

41:13our staff that have been working on this. No delegations signed up in advance, but there is

41:19some correspondence that was attached to the agenda. So this is a unique sort of planning tool

41:27opportunity for the city that other cities have started to use and look into. But we're going to,

41:32as I say, hear from our staff first as a presentation to sort of lay out the groundwork on that.

41:39Get some feedback from us and then staff will take it away from there and come back at another time.

41:45I'll call staff up. I just don't know if I'm going to anybody for opening remarks before we do the

41:50presentation. Nope, we're good to go. All right. So Brenna McKinnon is the project manager and Justine

41:56Giancola. Am I saying that right? Really? Thank you. From Dylan Consulting is here.

42:03We'll just turn it right on over to you. Go right ahead. Thanks.

42:26Good afternoon, Mayor Guthrie, members of council, staff and members of the public.

42:32This is a statutory public meeting on the draft official plan amendment and community planning

42:39community planning permit bylaw for the Stone Road, Edinburgh Road area. And it is a bit of a

42:46mouthful. So we'll keep saying community planning permit system or community planning permit bylaw

42:53rather than truncating it to CPP as we planners tend to truncate and shorten everything.

43:02My name is Brenna McKinnon. I'm a project manager in planning services. I'm joined by a member of

43:07our consulting team for this project, Justine Giancola from Dylan Consulting. And we will be

43:12taking you through the project to date. First, we will be giving you a background on the project

43:19followed by a summary of engagement to date. Next, we'll give you a brief overview of what a CPPS is

43:26and a summary of the benefits of a community planning permit system. Finally, we will discuss

43:31what the next steps are for this project. This project is part of the city's eight commitments

43:46of the Housing Accelerator Fund action plan, which is the 21.4 million dollars granted by the

43:56federal government just, I believe, almost a year ago. The city selected the Stone Road, Edinburgh

44:03area as well as the downtown secondary plan area as areas to help meet its aspirational planning

44:09goal of our housing target of 18,000 units by 2031 as set by the province. In late spring 2024,

44:17the city initiated the community planning permit system pilot project for the downtown Stone Road,

44:23Edinburgh Road areas to help advance this goal. The pilot project has the goal of helping to

44:29achieve the creation of 35 affordable housing units. The project is advancing in two phases

44:36with the current focus on the draft community planning permit bylaw and official plan amendment

44:40for the Stone Road, Edinburgh area that is before you today. The second phase will be the development

44:46of a community planning permit bylaw for the downtown secondary plan area once the downtown

44:52height study is complete. To date, there have been a variety of engagement events, including four

45:05open houses with two held in person, one in October 2024 and one in November 2024 at Priority Part

45:14Public School. There have been two virtual open houses, one on November 21st, 2024 and as late as

45:21last week on January 14th, 2025 via Zoom. We've also been at a variety of pop-up events, including

45:30the Shelldale Center, Guelph Farmers Market and Victoria Road Community Center alongside the housing

45:37affordability strategy pop-up events. In addition, there was also a mapping activity and survey

45:43available on the Have Your Say project page. Feedback we received during these pop-up events and

45:50others included transportation and accessibility, so looking at investing more in bike lanes and

45:57pedestrian spaces, improving transit options and addressing traffic congestion and road safety,

46:04parking and traffic management such as reducing large parking lots for other types of development,

46:11implementing red light cameras and better lane markings and balancing parking needs for all users.

46:16Urban design issues such as reflecting Guelph's character and its qualities, creating unique

46:21spaces that fit the local context, promoting durable high quality building materials and

46:27designing to the human scale. Other items include community involvement in this process, providing

46:35clear information on the costs and benefits of such a program, looking at a shift to multi-use

46:43commercial and residential buildings in the area, repurposing some retail spaces for housing or

46:49community needs, of course looking at affordable housing affordability, developing a diverse

46:57affordable housing type and style and promoting higher density housing and addressing issues with

47:03student rentals. On safety and infrastructure again, looking at improving street designs for

47:10pedestrian and cyclist safety, slowing down traffic for safer streets, ensuring accessibility

47:16for all, and finally on community and public spaces, creating a more walkable main street,

47:24so particularly around Stone Road, with family and pet amenities, increasing green spaces and urban

47:32art and supporting small businesses with pop-up areas, better streets, scapes and landscaping.

47:39I'm going to turn the presentation over to Justine to provide information on what a community

47:45planning permit system is, how the process works, and how a community planning permit system

47:50can benefit the City of Guelph. Thank you, Brenna, and thank you, Mayor and Council, for having me

48:02here today. So a community planning permit system is a land-use planning tool available to municipalities

48:11in Ontario, and it was previously known as Development Permit System, or DPS, and so some

48:19municipalities that have gone forward with this tool continue with that language, Development

48:23Permit System. It is interchangeable with Community Planning Permit System. It offers an

48:29alternative way to regulate land uses within a municipality and can be applied to a very specific

48:36area or to an entire municipality. The current project aims to implement a community planning

48:45permit system specifically for Stone and Edinburgh and then for the downtown area,

48:52and when you do have a community planning permit system, when you desire to use one, you need

48:58official plan amendment that forms the enabling policies, as well as a community planning permit

49:04by-law, which ultimately replaces a municipal zoning by-law for that subject geography.

49:13The tool itself has the ability to streamline development approvals, and one of the ways it

49:18does that is by combining zoning, minor variants, and site plan applications into a single development

49:25application process and a single review. That review period is tied to a 45-day review period

49:34compared to those current separate processes that can be upwards of 180 days.

49:41The system itself is more flexible, so municipalities have been asking for a while to have

49:48the ability to do conditional zoning. This tool provides an ability to do that, where you can

49:54indicate criteria conditions where something may be permitted or a certain standard may apply.

50:04So it does allow some flexibility and support local objectives, such as affordable housing,

50:10sustainable design, and environmental protection. This project will create a new land-use planning

50:16tool for the city, is the first time the city is using this tool and is intended really to accelerate

50:22housing supply while providing predictability and stability for the development approvals.

50:29Completing this work will fulfill a commitment made through the receipt of the Housing Accelerator

50:35Fund. So on the screen you'll see a little bit more about the process, the current process,

50:43those separate concurrent processes versus a community planning permit system on the bottom

50:48half. And when you're using a community planning permit system, the draft community planning

50:55permit by-law, which is now being released and was subject to a number of comments in the

51:03open house last week, defines what is permitted and what development standards are applicable to

51:11the subject area. It's often organized into multiple classes, and so in the draft by-law

51:19we have three classes of applications that help organize how an application may need to be processed

51:28and what support studies could need to be required. So class one is intended to capture

51:35applications that meet all the requirements of the by-law. In this case it would be approved by,

51:42based on the draft by-law by the general manager of planning and building services,

51:46or a delegate, and the application still could have complete application requirements in terms of

51:53some support studies and any conditions of approval could still be added on to that application,

52:01and that would be for all development application classes. A class two captures applications that

52:08generally meet the overall by-law standards but requires some amount of variation within the

52:15staff variation threshold established by the by-law itself. So you might think about this as

52:21similar to the minor variance process, but in this case a class two application would be approved by

52:27the general manager of planning and building services or its delegate and be required to

52:32demonstrate adherence with criteria established by the by-law itself. A class three application

52:39captures all applications that generally meets the by-law standards but requires a variation

52:47that's beyond that class two threshold established by the by-law. And in this case a council or committee

52:53approval would be required. Critical to communicate is that anything that would require an official

53:01plan amendment is outside of the ability, this implements the official plan so it's outside

53:06of the ability to deal with through this, and that building permit is also not part of this process.

53:13And lastly anything that requires subdivision of land is also unimpacted by this process.

53:23In terms of why a community planning permit system for the city of Guelph, Guelph's housing

53:29housing affordability strategy targets 18% or 2,640 units of the new ownership homes to be

53:38affordable based on the provincial bulletin benchmark of 398,000 for an ownership unit

53:45or 1,160 to 1,695 for a rental unit depending on the size number of bedrooms part of me.

53:55To help achieve this the city is looking to streamline the development approvals process

53:59and provide a framework to permit additional density which is where the community planning

54:05permit system can come into place. A community planning permit system is a planning tool that

54:11allows the municipality to facilitate additional heightened density in exchange for what's called

54:20facility services and matters but what you might think of as community benefits such as affordable

54:25housing. In a strategic growth area the tool helps to establish clear yet flexible development rules,

54:34facilitate growth while reducing the likelihood of appeals which in turn supports consistency

54:40in implementation of the vision for the area. It helps speed up development approval timelines

54:47and secure community needs such as affordable housing. Specifically for Stone and Edinburgh area

54:57the plan envisions a compact urban area with vibrant main street affordable housing parks

55:03community spaces and strong transportation connections to support the active transportation

55:09and bus routes aiming for a minimum density of 160 people and jobs per hectare by 2051

55:19and with that I will hand it back to Brenna to go through some of the specific elements of the draft

55:23plan. This is a map that shows the boundaries of the community planning permit bylaw area

55:36as well as the revised boundary of the Stone Road Edinburgh strategic growth area which is why

55:42one of the reasons why we need the Official Plan Amendment. Through the drafting of the Official

55:47Plan Amendment it was determined that a few properties could be redesignated through the

55:52Official Plan Amendment to facilitate and accommodate a broader range of uses particularly

55:57residential. This Official Plan Amendment is attached to the report and is a number of pages.

56:06So just to highlight some of the lands I know I don't have a pointer but that are identified in

56:13the report itself. There are a number of parcels of lands that we have looked at re-designating

56:19through this through this process. So number one the Official Plan Amendment will amend the policies

56:24in the Official Plan to enable the ability to have a development a community planning permit

56:29system. Number two we're looking at changing the boundary of the strategic growth areas identified

56:36in the Official Plan Amendment to include a broader area. Currently it only goes in and around Scottsdale

56:42and we've brought it out to college in the Hanlon and three to the site specific re-designations.

56:49There are a number of institution there are two institutional uses on either side of Torch Lane

56:54that are currently designated for institutional uses and we are looking to consider

57:01amending that designation to permit higher density residential uses on those properties.

57:08There's a facility right now in the Prairie Park Town Home Unit complex that is basically a kind of

57:15a community center. We are looking to re-designate that property to permit some residential higher

57:22density residential uses there as well and there are a number of single detached homes

57:28that front onto College Street that are currently low density residential in the plan

57:34in the current Official Plan and we're looking to re-designate those up to medium density residential.

57:47As Justine said a community planning permit bylaw implements the Official Plan and replaces the

57:54existing zoning bylaw for the area. In Guelph since the Official Plan through OPA 80 and the

58:03Zoning Bylaw Amendment have been recently updated in most cases the community planning permit bylaw

58:09carries forward the existing permissions and uses and setbacks and everything else from that 2023

58:16bylaw. As shown in the figure the area along Stone Road is still mixed use corridor and is aligned

58:24with the City's Official Plan allowing such uses as commercial office retail and medium to high

58:30residential development. The area along Edinburgh and some parcels along Janefield are high density

58:37residential permitting apartment buildings as well as convenience and commercial uses.

58:41The corner of College in Edinburgh is a neighborhood commercial site as per the Official

58:46Plan allowing commercial retail and mixed use residential buildings so a number of these things

58:52aren't changing. There's also parks in open space of course a significant park public park behind

58:58the mall and a small silver of the existing natural heritage system along Edinburgh adjacent to

59:03the University lands that have been carried forward. The remainder of the area is low to medium

59:10density residential permitting a range and height of residential buildings. The feedback received

59:23today and through other engagement activities moving forward will be taken back and reviewed by

59:28staff to be incorporated into the final version of the community planning permit bylaw. Comments

59:34and concerns received and posted with the revised agenda on Friday included such items as providing

59:40adequate bicycle parking infrastructure and public notification of the community planning permit

59:46application. A planning consultant on behalf of a property owner did note some site specific

59:53concerns and we anticipate meeting with the consultant and the property owner to discuss further.

59:59We do request that any additional comments on the draft bylaw and draft Official Plan amendment

1:00:04be submitted to staff no later than January 28th. It is anticipated that the final

1:00:11community planning permit bylaw and Official Plan amendment will be brought to council

1:00:16on April 8th. For any additional comments or questions please feel free to reach out to me.

1:00:23My email is on the screen. Thank you for your time today and we look forward to answering any

1:00:30questions you may have. Great thank you very much to the both of you for your presentation.

1:00:37Just let me confer with the clerk for one moment. I'm just going to choose to do the

1:00:47potential call in for anybody because I know we had no one here signed up but is there anybody in

1:00:53the room that wanted to talk to about this item at all before we move on? No okay but I will put

1:00:59up the number on the screen. It's 519-837-5603 and we'll just leave that up there for three,

1:01:08four minutes or so just to see if anyone wants to call in on this before we turn it back to us

1:01:12to ask questions of staff. Okay thank you. Okay thanks everyone. I'll just call the meeting back

1:04:38to order. We didn't have anybody want to call in on that so it is back to us as a council.

1:04:45As I indicated and as our staff and consultant have indicated it is a motion to receive.

1:04:54May I at least just get that on the floor would that be okay? Councillor Busuttil and Downer

1:04:59will do that part for us. Thank you. So just to confirm this is the moment we've done this before

1:05:06where you're looking for our feedback and it's a takeaway. Okay so let's start. Who's got feedback?

1:05:15I'll start with you Boussatil then Karan. Thank you very much and thank you for the presentation

1:05:21and through the mayor. I'm sure it's my spatial understanding here. I just had a question about

1:05:27it's schedule B the colored map of the area. I'm curious about the two schools that are on

1:05:34the property in that area and the green space that's Park Space so Prairie Park and Rene Goupi.

1:05:43I believe share a park space behind their property and if you I just don't see it in here. I see the

1:05:50yellow that is low density residential. I'm just curious about that if I'm in the wrong place

1:05:55in the wrong street in the wrong area and then I have a follow-up. Through you Mayor Guthrie

1:06:02there is a trail in behind the schools you're correct but I believe it is owned by the school

1:06:07properties and is not a you know a function of the of the city of Guelph's Park system

1:06:12but it is connected there and we can see it and we did hear from the community that they would like

1:06:17that to be enhanced. Thank you and just a clarification because you've then indicated that area as low

1:06:23density residential and so are you suggesting that the school board property is low density

1:06:29residential to be developed? The designation is what is currently in the in the official plan so

1:06:37there's schools typically do have a residential designation on them but their zoning would be

1:06:43institutional. Sorry rather than institutional. Their zoning would be institutional but their

1:06:50designation would be residential. Got it thank you and my second question is earlier in the slide

1:06:54presentation and I know I was asked about this the sorry just lost it the one that shows the what is

1:07:04a CPPS and you've got current approval process and the CPPS process. I'm wondering if in when

1:07:13you do more work on this if there is a third slide that shows about the public process in here if it's

1:07:20impacted if it's not impacted and I know that individuals when they're going through planning

1:07:25processes they don't find out until the very last minute you know what's going on and so on

1:07:30and a little bit concerned just about the Titan time line by the time so from a public engagement

1:07:38for a public information if there should be another slide that is and this is the process and the

1:07:44opportunities for the public to get information to be engaged provide feedback because it's compressed

1:07:51in there. We can certainly take that back just in terms of context upfront engagement

1:08:02when establishing the rules of development is a really important point for public engagement

1:08:07and that is where we're at right now but we can certainly take that back in terms of how to

1:08:11communicate effectively communicate the notification requirements. Thank you just a clarification

1:08:18through the mayor so what you're saying is that the only opportunity is the CPPS policy framework

1:08:24and if I have a residence in the area I'm no longer going to receive a notification saying come out

1:08:29to this meeting or anything like that this is it and the public will only have an opportunity here

1:08:35in this policy framework rather than the on the ground.

1:08:42Through you the mayor so thanks for the follow-up question and to clarify so in terms of the

1:08:49legislative requirements there are no minimum notice requirements within the legislation

1:08:56as it relates to when a community planning permit bylaw is in effect. However the city of Guelph

1:09:05has proposed a number of notice requirements through this bylaw itself that go above and beyond those

1:09:13there's no statutory requirements but the city has gone above and beyond to recommend

1:09:19through the community planning permit bylaw notice requirements which are shown on figure

1:09:26uh I believe it's 1.1 let me just make sure I got the right one here um actually table 1.1

1:09:35which shows the class and the corresponding public notice procedures which we have received some

1:09:42additional feedback on as well. Thank you. Great thank you councillor uh Koran and then Downer.

1:09:51Thank you and thank you for the segue Councillor Bousetil because my feedback

1:09:55was specifically related to table 1.1 um I know that this is just the feedback stage so I'm not

1:10:03making a motion but my feedback is that we for for the class two and class three where it does not

1:10:11exactly conform to the zoning that we've established that we add signage to one of the notice

1:10:18required to the notice requirements I know the city website and is is already on that and that it

1:10:23is above the minimum um but it's not something that people who live in the area would be looking

1:10:29for they wouldn't be going to the city website to see whether or not there's a live application so

1:10:35signage on site and again I don't know if we would specify in the bylaw what that signage looks like

1:10:41I'm not talking about a big zoning amendment sign the big billboards that we put up but some kind

1:10:45of on-site notification that directs people to the city's website. We're looking to break

1:10:53through uh Mayor Guthrie we're looking to bring that back we have done a quick municipal scan to

1:10:58see where other municipalities are in their community planning permit systems and what types

1:11:04of notification and signage go up and it's it's it's sort of variety um and we have heard from

1:11:10members of the public that they would like to see signage on the property so it's something we will

1:11:14consider. Okay great and just for my own clarification um just so that it's on the public record I

1:11:22know that when we zone and we zone for types of residential medium low and high we're not people

1:11:28zoning can you there were some there was some commentary that uh alluded to a certain demographic

1:11:35group in the in the presentation I just want to make sure that we're not people zoning in the work

1:11:40that we're doing today for a certain demographic. No we are not. Thank you Councillor Downer than

1:11:50Guller. Thank you so ditto to the questions around notification I think that I've heard a lot of

1:11:57feedback about that but I was going to ask I know the financial implications are coming with the final

1:12:01report more detail on that but would we be requiring more staff because I'm just assuming that things

1:12:07are going to be moving a bit faster that we're going to need to have the capacity to deal with that.

1:12:11Through the Mayor to Councillor Downer um we don't anticipate a rush on applications okay we think

1:12:20this will be relatively small we already are talking to some developers in the area and have been

1:12:25for a while so we don't believe this will change our our planning process and the um ability for

1:12:30staff to manage the applications that come in over the next 30 years. Okay great so any other

1:12:36thing I would say is like there's um quite a good comprehensive letter from Public Health and I

1:12:42think they've made a lot of very good points um in there that I would like to see taken into

1:12:47consideration I won't highlight which ones they're all generally pretty good thanks.

1:12:54Thank you Guller and then O'Rourke. Thank you through your worship. I wanted a clarification

1:13:08if I could from staff one of the letters mentioned that um four places were not allowed but but I

1:13:13didn't see that in the document so I just wanted to clarify in in this area would a unit with two

1:13:21additional uh with with up to you know like four units in one residential property be allowed?

1:13:30Through you Mayor Guthrie it was really just a timing issue so the uh the notice the appeal

1:13:37period for the four units was still uh still out there prior to the publishing of this uh CPP

1:13:45bylaw so the CPP bylaw will be updated to include the ability to have four units in the in this area.

1:13:53Thank you for that clarification I appreciate that. I also um I just just to second what

1:13:59Councillor Caron said about the the public notices I am interested in seeing those with

1:14:06regards to to the letters that we got many of them talked about bicycle parking spaces.

1:14:13Is this something that you would be looking at to to explore adding those additional larger bicycle

1:14:18parking spaces? Through you Mayor Guthrie it is certainly something we can consider and try and

1:14:25try to address uh currently the uh my understanding is the the parking in general is is still under

1:14:33appeal with the overall comprehensive zoning bylaw so it's it's certainly something that

1:14:40we can talk to GCAT and others about on how to facilitate enhanced bicycle parking and

1:14:45parking infrastructure for the the cargo bikes that they noted. Perfect thank you very much for that

1:14:52and my last question through your worship is about the the two letters that we receive from

1:14:57developers in the in the agenda talking about concerns about whether this would in fact

1:15:05encourage development or not could I just get confirmation from staff you mentioned that you

1:15:09have spoken to some developers so from your perspective are there developers that that do see

1:15:15this as a way to enable more units being being built? Through you the mayor um so we have received

1:15:29a number of a couple letters from developers one was more a home builders builder association one was

1:15:36more representing individual developer interests and as it relates to overall the tool and facilitating

1:15:45growth this is absolutely a tool that we think can streamline development approvals and reduce

1:15:52the efforts on behalf of the development industry. There are a few kind of specific things that were

1:15:58mentioned in both letters would you like me to take that down to a more detailed level and respond to

1:16:05those but maybe maybe not here but maybe when it comes back if we can have a little more information

1:16:10about that to address those concerns I would appreciate it absolutely thank you very much

1:16:16that's it for me your worship thank you councillor O'Rourke thank you mayor Guthrie through you to

1:16:24staff just to piggyback I would actually like to know because that's where I've scrolled down to

1:16:29we're hearing concerns from developers that this adds complexity that they didn't have enough time

1:16:35to go through the the cpp and we're at the stage of consultation so I'm guessing there's time but

1:16:42I'm wondering if you want to respond to the the two letters one from the home builders association

1:16:48and the other from wood development company and and how we're going to work through that because

1:16:52they're the people who are going to build right so how do we make sure that they really believe

1:16:57this will be a streamlined and attractive process thank you for the comment I through you the mayor

1:17:05to start off um Brenda did mention that there will be a number of ongoing one-on-one meetings

1:17:09and so I think um to continue to get to the root of some of the issues and concerns raised um that

1:17:15will be a key step um in terms of some of the the key uh comments around adding complexity

1:17:21um there was a comment around uh a concern around so currently um any development that's 10 units

1:17:27or less is exempt from site plan application and through a community planning permit system

1:17:33there is an ability for the municipality to have development control and take

1:17:40you know letters of credit and and securities for development even if it is 10 units and under

1:17:46so that was one of the things that was raised in terms of concerns um one of the pieces more

1:17:51specifically is around the need for additional studies so as part of the implementation of this

1:17:58new tool um there is an ongoing process to look at um you know this is a change management exercise

1:18:06and there will be a need to update internal processes as well um the official plan does

1:18:13identify complete application requirements and things a municipality may request um the develop

1:18:19the comment was about the need for planning justification reports um I think something

1:18:25that we can take back is um as we look at applicate uh using the tool whether if an

1:18:31application comes in and meets all the requirements under class one do we really need to ask for a

1:18:36planning justification report um or perhaps it can be scoped for those variations in a class two

1:18:43so certainly some of that feedback around how best to implement the tool and make sure that um you

1:18:50know the asks are reasonable um I think there are opportunities for that um there was a second

1:18:56point highlighted around permitted and discretionary uses um and uh to provide context the um current

1:19:04zoning bylaw uh does have a number of instances where um a use um uh does have a condition associated

1:19:12with it and for the purposes of this draft bylaw we wanted to keep things very similar and we carry

1:19:18them all forward um and did identify anything that had a condition um as a discretionary use

1:19:25I think based on the feedback and conversation there there is an opportunity to look back at

1:19:29some of those and say is that extra subjectivity necessary could we in fact make it permitted

1:19:36subject to that same condition um I can provide an example if I'm getting too arbitrary would that

1:19:44be helpful okay um so for example um uh apartment dwelling is is um permitted in your zoning bylaw

1:19:54in a mixed use corridor um it well it's permitted in your um designations in your mixed use corridor

1:20:01and in your current zoning bylaw um we've carried it forward as a de discretionary because um in

1:20:09mixed use corridor it's not permitted on the main floor um we may be able to look back at that and

1:20:16say is that subjectivity necessary or could we in fact say it's permitted just not on the main

1:20:24floor and we don't need to push it to a class two so there might be some opportunities to um kind of

1:20:31as we get into the details of applying this to two sites and having these conversations with

1:20:36specific developments about their interests and their site parameters um to to um uh look at the

1:20:43what is discretionary versus what is permitted and make sure that it is meeting our overall

1:20:48objective of streamlining development approval and clarity okay thanks better for you to square

1:20:56that with them than for me to understand but I am trying to understand and and this has been uh

1:21:00it's been a little bit challenging so through you Mayor Guthrie I'm going to come back to a higher

1:21:04level higher order question um your slide four in the presentation says uh the goal is 35 housing

1:21:11units it only says housing units am I correct to assume we want affordable housing units

1:21:17in this area okay and so why so few of them so 35 were only identified in the housing accelerator

1:21:33fund so that's in the next two years um beyond the two years we expect more but the 35 was uh to the

1:21:40end of 2026 okay that's helpful um and through you Mayor Guthrie I've got a bunch to just sort of

1:21:49download um the feedback yeah so when we did the comprehensive zoning bylaw we had two years like

1:21:57go through and see what was what is can you just give me a high order of what the key differences

1:22:03are between the the community permit plan zone and those changes and the comprehensive zoning

1:22:11bylaw that I thought I had a handle on so what are the big changes um through you the mayor um so we

1:22:21have uh picked so uh there are a few specific subject properties where uh redesignation is proposed

1:22:29and you will find those in your official plan amendment um figure I believe it was two or B

1:22:36let me find that for you you will find those highlighted on figure two of the official plan

1:22:51amendment so those are specific sites where our redesignation is proposed um as relates to the

1:22:58rest of the area um we are implementing um we have picked up your existing zoning standards

1:23:05and put them into a community planning permit bylaw the the fundamental differences here is that

1:23:13in by being able to deal with potential variations through this tool there's an ability for you to

1:23:20say um uh what might be a staff variation so um if you have a front yard setback you can say

1:23:28whether you're going to allow some staff variation in certain circumstances or parameters um so uh

1:23:35on table um 6.1 you'll find permitted and discretionary uses um discretionary use

1:23:50is a term um that is not from your current zoning bylaw that is getting picked up because of that

1:23:55ability to provide flexibility and and um through this tool um on table 6.2 the development standards

1:24:06are um very much exactly as they exist in your current zoning bylaw um the class two staff variation

1:24:13threshold that limit that um is unique to this tool and is um something that you would want to

1:24:19look at and uh and make sure you understand and then the last very important item is the ability to

1:24:26do facility services and matters in exchange for height and density and that you'll find on

1:24:32table 1.2 where we're looking at um uh where some additional height and density could potentially be

1:24:40um uh provided for in exchange for affordable housing units and that is something that you

1:24:45can't do under current zoning bylaw um Brenna was there any other key highlights you can think

1:24:56about facility services and matters a little bit like the old density bonusing yeah so uh or

1:25:02inclusionary zoning in some regards a little bit because uh what we're looking at and uh

1:25:09are working through right now is um a financial analysis we just recently uh initiated that work

1:25:17with with Watson uh associates and and Dillon to determine you know what percentage of those of

1:25:25those residential units that are being proposed that are new would have to be affordable housing

1:25:29units in order to reach that 35 uh units unit goal for instance so uh under the old density

1:25:37bonusing or section 37 of the planning act it was um and Mr. Ormiss developer if you want to have

1:25:44extra extra height you have to provide uh could be affordable housing units could be public art

1:25:51it could be any number of things this is uh facility services and matters relate specifically to

1:25:55height and density so it's a proportional relationship or an exchange for that extra height

1:26:00to get the units or alternatively what we're looking at is is cash and lieu of those affordable

1:26:05housing units that could go into the affordable housing reserve and and look at other lands

1:26:12so through you merga three that's my next question to staff uh is Watson looking at that

1:26:17cash and lieu policy how do we assure ensure it's a robust enough amount uh because we hadn't updated

1:26:24the parkland dedication for 30 years and and we're short in terms of what it costs so

1:26:30what does that cash and lieu policy look like and how do we make sure we have enough

1:26:38through you the mayor uh we have Watson and associates doing some financial analysis currently

1:26:45to explore our development proformas of a couple subject sites um and scenarios within this area

1:26:51and um part of that analysis is to provide guidance and direction on a cash and lieu level that would

1:26:57be appropriate for this area and as soon as that's available we'll be putting it on um the

1:27:02miss pally's website um and and sharing that okay um thank you my next question may i go through

1:27:11through you to staff is the uh plan refers to 601 scott's dale they have an approved development

1:27:18application so does this speed up their process do they look at a new process how does that work

1:27:22when this proposal applies to a property that's currently under development

1:27:30so i believe that may be the only active application we have we do have some that are already along

1:27:36jane field they're in the building permit stage but they already have gone through the zoning

1:27:39process 601 scott's dale's gone through the zoning process and they're in for site plan so i i think

1:27:45they'll be ahead of this process okay terrific um and just a question around um

1:27:53um page 170 line 2 says dwelling units are not permitted in the basement or the first story

1:28:00of a building a lobby amenity space and residential components of live work units are permitted so i'm

1:28:05just wondering why that is my in-laws live in a lovely building in toronto there's a concierge

1:28:11desk there's the you know elevator bank and then there's apartments on that first floor so i'm

1:28:17wondering why we wouldn't allow apartments on the first floor or the basement especially at the

1:28:21grade allowed it so thank you through you the mayor um that is directly carried over from

1:28:29your current zoning bylaw in terms of a requirement force lands within certain areas to facilitate

1:28:37more activated first floor uses such as retail and other non-residential uses and to maintain

1:28:46the commercial function in the long term so i'm given that number of these sites that are

1:28:51muc are entirely commercial today the desire would be to maintain a commercial function

1:28:58for the associated neighborhood and area as well as the residents within that mixed use building

1:29:05in the long term okay thanks and the america if i can just flag a couple other observations

1:29:12i'm going to see clarity separately around uh parking requirements for additional residential

1:29:18dwelling units how the the first one the third one the fourth one work um page 34 of our package

1:29:28it says section 1.4.1 says repeal of existing bylaws within cpp area so i don't know if it should

1:29:34say planning bylaws or all bylaws you may want to take a look at that um i have a concern

1:29:41we'll shock no one about parking uh 5.5 section c says apartment buildings mixed use dwellings

1:29:48with less than 20 dwelling units are not required to provide visitor parking spaces

1:29:53i and that works if it's in a mixed use and there is other spaces where they can be but

1:29:58i have a concern if you have a you know 16 units and zero visitor parking it says in multi-unit

1:30:06buildings with four dwelling units or less if no legal off-street parking space can be provided

1:30:11for the existing dwelling dwelling unit then no parking spaces are required so i understand that

1:30:18in a historic downtown context where there is no parking i'm not sure i understand it in

1:30:25this part of the city where if you're redeveloping a site uh for residential you should be able to

1:30:31provide some on some off-street parking so i i just um a concern about mine has always been to

1:30:38provide enough parking um i don't like maximum widths on garages anywhere in the city i think

1:30:45they should build what uh what is needed and oh last one is a real question it says within the HDR12

1:30:55precinct this is for apartment buildings the definition of a lodging house as defined by

1:31:00this bylaw does not apply and i'm just curious why that is it's a carryover too from from the

1:31:12existing zoning bylaw okay i just didn't understand it the first time around i guess and maric gots

1:31:17from my last question is uh was there a question you expected us to ask that we have not asked

1:31:23and if so what is that question through the mayor thank you for that already long list of questions

1:31:40all right last here i have is councillor Caton please thank you through you mr mayor to staff

1:31:50so this is just a comment i know this is not the biggest part of this um but i was going through uh

1:31:56on i think it's page 85 and then a couple under that in figures 4.7.5 and beyond um i just this is

1:32:08a request to add in some ramps in some of these pictures and i know that we can't enforce them

1:32:14but i think that the more that developers see them in the documents it kind of makes them feel

1:32:19more possible so that we end up getting more accessible options in these medium density areas

1:32:26thanks great thank you okay before we call the vote um i will just quickly ask my questions then

1:32:40um i just want to say i think it's really important that the performers and the financial analysis

1:32:46is getting done you have no idea how many times i hear it doesn't pencil and so you can say well

1:32:54here's the height we think we should have on this land but if it doesn't pencil you're never going

1:32:59to get anything so the financial analysis has to be done to actually start to trigger thoughts of

1:33:08actually oh i can actually now move forward with this because it's starting to pencil so that those

1:33:13types of um that type of information will be very important um you gave a really good example that

1:33:20i was going to bring up about the site plan issue with 10 units or less but how it could be implemented

1:33:27if we had it under this regime i just want to stay as a blanket statement anything anything at all

1:33:35in my view that hinders or adds new regulations is a non-starter for me so if we should not be adding

1:33:45anything to this to these areas that is going to become a hind a hinder or a hurdle where under

1:33:53another regime just on the other side of the road it wouldn't apply so let's try to really think about

1:34:00about about that if we can um the last question i had is when are these types of bylaws reviewed

1:34:09is it a trigger like every five years or or i just don't know if there's something like that i

1:34:17wouldn't mind an answer i'm um well not through you directly to you um fantastic question so um it

1:34:25would be typical that um uh you would want to review it every five years at least um however

1:34:32in talking to and working with other municipalities that have used this tool um because it is a new

1:34:38tool for a municipality um it's not um it is likely that you might have some uh kind of staff um

1:34:46you know minor technical uh adjustments within the first year or two of things that you know need

1:34:52to be tweaked a little bit in terms of implementation um but one thing that um is helpful from uh policy

1:34:59stability perspective is that um there isn't a um there's no ability for a proponent driven

1:35:07amendment to the community planning permit bylaw within the first five years unless there's a

1:35:13council resolution to do so so maybe you could just staff could bring back some flavor on that like

1:35:22do we treat it as a living document that can have some delegated authority on the administrative

1:35:27technical side for updates but also is there flexibility early on if we're seeing that there's

1:35:34a problem that you know staff could bring something to council to say like hey we we need to we need

1:35:41to amend this to make this easier whatever that thing is so um it might be need to have like a hard

1:35:47a hard fast rule that hey every five years we're for sure going to review this in its entirety

1:35:51but also treat it that it's new enough and new with other municipalities that we can also

1:35:57trigger some changes if if we're finding that we need to do that um I will say in some of the

1:36:01research I've done with other communities that have done this some of them have had charts where

1:36:06they've kind of laid out the all the benefits of what what's happened and then the next column

1:36:12over is like oh some of the some of the growing pains like they're they're very transparent about

1:36:16some of the stuff that hasn't exactly worked out or whatever so um if you can even I can try to

1:36:21find that too I think it might have been Peterborough or Waterloo I think it might have been Waterloo

1:36:25I can't remember um that that kind of information might even be good to to put in the final thing

1:36:31just to show where some of the best practices are in some of these other communities that are a little

1:36:35bit ahead of us and then the final question I had was just on I don't mind the what Councillor

1:36:40Caron was saying and even Councillor Boussatill was saying around like engagement with the community

1:36:45or whatever um signage things like that just from an information point of view but but I guess my

1:36:50question is and then what so let's say there's a sign that goes up that says and I know there's the

1:36:56three sort of categories right like level one level two level three so let's say there's a level one

1:37:02or you know category and there's a sign that goes up and then the community drives by walks by

1:37:07bikes by and sees the the thing and then then what like is it it's just for information right it's

1:37:14not for them to be like I object because the whole point of this whole regime the whole point of all

1:37:22this regulation is to actually make things upfront knowing to applicants of exactly where they have

1:37:28to meet and if they meet it they can put a shovel on the ground they can just keep they can keep

1:37:32going so I just want to make sure that you know yes I don't have zero problem with informing people

1:37:38and making sure that people are in the know that's not a problem but it shouldn't also trigger

1:37:44like all of a sudden tactics to delay so am I right in how I'm describing that um yeah so there's

1:37:52no third party appeals for any application that fits within the the bylaw only like if it needs

1:37:59a bylaw a mentor then in an open process again in a class three where something would come to

1:38:06council it would be typical that you would you could take delegations and feedback from members

1:38:12of the public yeah no issue with that level three yeah yeah okay those are there my my only points

1:38:20please just look well you know please just look at it through a lens of this is supposed to make

1:38:24things easier faster very upfront transparent everyone knows the rules of engagement as I would

1:38:32call it um so you know take to heart some of the the feedback that you got I would also just publicly

1:38:39say they're not in the room but maybe they'll listen to this later on um that for those that have

1:38:43been writing in you know I would suggest like this is your moment between now and April much before

1:38:49April to please engage with our planning staff and our consultant and others around some of the

1:38:54issues you might have um I but I think uh I think that there's a reason why this is an available tool

1:39:02there's a reason it's to make things easier so let's please make sure that we that is the end

1:39:07result is a policy that makes things easier um okay with that I'll call the vote is anyone against

1:39:15staff and us receiving this information nobody okay that's great thank you very much for the

1:39:21presentation and the work you're doing that's great um with that we're going to take a break

1:39:28for exactly 55 minutes so um we have one extra item and then that's it it's the 115 Watson Parkway

1:39:37north proposed uh zba file uh as everyone knows that's uh a very important site for

1:39:46counselor Gibson and uh kate so they will certainly be back here for six o'clock

1:39:52for for this one and I hope to see everyone else back here for that one too so we'll take a break

1:39:56and we'll start that item in 55 minutes all right good evening everybody just if I could ask