Application from MHBC Planning on behalf of 2794767 Ontario Inc. for a Zoning By-law Amendment to change the zoning from the current “Service Commercial” (SC) Zone…

43:17And Councillor Billings and Councillor Busuttil. It's Ward 4 tonight. A lot of development applications in Ward 4. So Eric, Rumpel, our planner from the city is going to do a presentation first.

43:31And then we do have a delegation on this as well. And with that, it is both a hearing and a decision meeting all in one. Okay. So everyone knows.

43:43And Eric, he's so much. I'll turn it over to you. Thank you very much. Mr. Mayor. So good. Good evening. Mayor Guthrie, members of city council staff and members of the public.

43:55The city has received an application for a zoning bylaw amendment from MHBC planning to rezone the property known municipally as 725 Imperial Road North to permit the development of a six story hotel on a vacant portion of the subject lands.

44:09The proposed hotel would be located to the south of the existing four story hotel that would remain in operation. Today's meeting is the statutory public meeting required under the planning act.

44:18As well as the decision meeting for the proposed application.

44:21The subject site has an approximate a lot area of 0.8 hectares with 48 meters of frontage on Imperial Road North.

44:31And the lands are currently vacant, save and accept for a small existing surface parking lot that is that currently serves the existing four story hotel to the north.

44:41The subject lands are immediately bound on all sides by commercial uses, including the hotel to the north, gas station and fat fast food restaurants to the south, a movie theater to the west and car dealership to the east.

44:54Existing industrial uses are located further north and south immediately beyond the adjacent sites.

45:04The subject property is designated service commercial in the official plan. This land use designation applies to commercial areas that predominantly support highway oriented or service oriented commercial uses that cannot be readily located within the downtown area or shopping center location.

45:20This includes uses that primarily rely on business from tourists and interurban traffic such as hotels, gas bars and fast food restaurants.

45:28The proposed hotel is permitted as of right in the service commercial designation.

45:35The subject lands are zoned service commercial SC and the comprehensive zoning viola.

45:40The surrounding properties are also zoned service commercial with industrial and natural heritage lands located further beyond.

45:50So the service commercial zone permits hotels as of right, but at a maximum at a maximum height of three stories.

45:57So the proposed zoning for this site is specialized service commercial SC dash five, which would maintain most of the zoning provisions that are already in effect, but would permit a maximum building height of six stories in height, as well as a reduced landscape buffer of,

46:13I believe one meter to the interior side yard lot line.

46:17Going further into those sites, provisions. So again, there's the additional height as well as the reduced landscape buffer. There are also two provisions required solely because these provisions for parking rates are currently under appeal under the are with the Ontario land tribunal.

46:36So therefore a request for a parking rate of one space per guest unit or guest room, as well as a permission of at least 15% of the minimum required spaces to be provided as compact spaces are also requested again to clarify these provisions were approved in the

46:562020 zoning bylaw and council voted on it. And this is just to bring that in effect as those provisions are currently under appeal. Here you can see the proposed site plan for the development with Imperial Road north to the left of the screen and existing for story hotel at the top of the screen.

47:19The proposed hotel would utilize the existing accesses to Imperial Road that are in place for the existing for story hotel and no new accesses are proposed. Both the proposed six story hotel and the existing four story hotel would meet the minimum parking apartments in the zoning bylaw.

47:38Staff's review of this application included evaluation of the proposals conformity and consistency to the 2024 provincial planning statement evaluation of the proposals conformity with the official plan review of the proposed zoning review of the built form compatibility with adjacent and established land uses and review of supporting documents submitted with the development application.

48:00As of this afternoon, no comments from the public have been received regarding the proposed the proposed application as outlined in the staff report staff recommend approval of the proposed application with a holding provision to ensure that technical concerns raised by engineering staff are addressed prior to a building permit being issued.

48:17Thank you very much and I would be pleased to answer any questions council may have.

48:21Well, thank you so much and because we do have a delegation will maybe just get back to you in a second but thank you for giving us the overview.

48:30Rachel Wolf and Dan Curry is here. Am I right? Yeah. Come on down. How are you?

48:43I'm good. Thank you. How are you?

48:45Is it just going to be just you just joining us then?

48:47Yes.

48:48Okay. And so you have up to 10 minutes if you if you need it and thank you for coming and whenever you start talking the timer will start.

48:57You will hear a chime at the nine minute 30 second mark, which is giving you the 30 second warning and then the floor opens up. You're done.

49:05So make sure that you make sure you don't get there. Okay.

49:08Okay. I hope not.

49:10Yeah.

49:11We have a very brief presentation.

49:13So good evening.

49:16Mr. Mayor, gone three and members of council. My name is Rachel Wolf. I'm an associate planner with MHBC planning here representing the applicant and owner of 725 Imperial Road North.

49:28Here this evening, essentially in full support of staff, the staff report and staff recommendations for approval of the zoning bylaw amendment with the holding provision to update the environmental site assessment and

49:46or technical or provide a technical memorandum and the reliance letters from a qualified professional.

49:53We do have a brief presentation and recognizing everyone's time here this evening. I'll skip over any slides that are really duplications of Mr. Rampals.

50:05So just a quick overview proposing a six story hotel with a total of 152 guest rooms.

50:26It's a two-bedroom hotel with a total of 152 guest rooms.

50:30It's kind of an even split between two bedroom units intended for short term use and two bedroom suites intended for longer term occupancies.

50:41It is adjacent to an existing four story hotel that contains 94 guest rooms.

50:48There are several amenities being provided within the proposed hotel use.

50:54On this plan, just identifying the requested amendment to the zoning bylaw for the one meter landscape buffer strip.

51:06It is noted that the actual hotel proper is set back three meters from the property line in compliance with the zoning bylaw regulations.

51:17And the amendment is being requested to provide for a two meter wide pedestrian sidewalk at the rear of the building.

51:26So just a view from the existing hotel and another view from Imperial Road North.

51:36So just a really quick summary of what those requested provisions in the zoning amendment are.

51:45The one meter wide landscape buffer as noted and the allowance for a six-story building height and then the one space per guest room is a technical provision.

52:02It's in alignment with the current zoning, but the previous zoning bylaw will require that technical amendment.

52:12So as noted, the municipal servicing capacity is available and connections will be made internally to share with the existing hotel.

52:25There's a number of plans and reports that will be provided and addressed through the formal site plan application process.

52:34All very typical of the application process foresight plan, including stormwater management and infiltration gallery details, a geotechnical analysis, detailed grading and servicing and detailed buildings design, including any noise mitigation measures that may be required.

52:54And I think that is that is all.

53:00Great. No chime, no nothing. Thank you very much.

53:03Thank you.

53:04Is there any follow up question to the delegate at this time?

53:07No, you're good to go. Thank you very much. Thank you. All right.

53:11What we'll do now is we'll just have to wait because it's a planning meeting. We just do have to allow a chance just in case someone wants to call in.

53:18Or is there anyone else in the audience that wants to talk about this?

53:22No.

53:23Please just give us like three to four minutes just to see if anyone wants to call in. There'll be a number that will fly up on the screen here for us.

53:30It's 519-837-5603.

53:35So if anyone wants to call in, we'll just wait to see if someone does want to call in. And then if not, we'll take it from there.

53:41So just give us a moment. Great. Thank you for holding everybody.

56:03And we had no one call in. No one here wants to talk about it. So that's great.

56:11And so before we continue, I'll just ask to have this approval and application put down.

56:20I know that it's because Ward 4, Boussatil said that she would be happy to do that.

56:24I know buildings would probably be okay with the seconding that. Councillor Billings?

56:28I'm seconding it. All right. Perfect.

56:31So it's on the floor for approval. Is there any questions at all before I call the vote?

56:36No. All right. I'm going to call the vote. Is anyone against? Give you up. You're done.

56:45Good luck to you. Thank you for choosing Guelph to build another hotel. Appreciate it.

56:53Okay. We're moving right on to the next one, which is also in Ward 4.