Affordable Housing Community Improvement Plan as described in report 2025-75, be approved.

3:26:30Okay, I will call the meeting back to order. We're on our last item. Thanks for sticking with us everybody

3:26:36affordable housing community improvement plan now Christine Chapman is going to is going to do the presentation for

3:26:44the final

3:26:45option for council to approve on this plan so we're excited to hear about the presentation and then a couple of delegations

3:26:53And I'll turn it over to you Christine go ahead

3:27:01Great. Thank you. Good evening mayor and council

3:27:05Staff are here today to seek approval of the city's first affordable housing community improvement plan

3:27:11This plan was first presented to council at a statutory public meeting on november 13th of last year

3:27:17The plan has been amended with minor changes and new administrative parameters

3:27:24Given this is the second time that you've seen this plan today's presentation will focus on updates that have been made

3:27:31Following feedback received at the public meeting

3:27:34additional considerations and follow-up based on council's requests

3:27:39First we'll quickly revisit the programs and funding in out amounts

3:27:43Then we'll go over what the updates have been since november

3:27:50An overview of the new compliance parameters and then next steps if approved

3:27:57We'll start with a reminder of what we mean when we're talking about affordable rental and ownership rates related to this plan

3:28:05Affordability benchmarks shown here have been determined by the province for gwell

3:28:10And would be applied through this plan for the various unit sizes shown

3:28:17Affordability benchmarks are expected to be updated on an annual basis by the province

3:28:25So revis revisiting the grants you will notice there have been some adjustments to the naming of programs one and two to make them easier

3:28:32to communicate

3:28:33As part of our marketing plan

3:28:35The first program is the vacant unit renewal grant

3:28:39This grant provides funds toward the renovation and conversion of vacant commercial

3:28:45Office or uninhabitable residential space into affordable rental units

3:28:49The grant provides up to a hundred thousand dollars per affordable unit for eligible construction costs and up to

3:28:58A twenty thousand dollars of additional funding for accessibility features

3:29:03This program is funded through the housing accelerator fund and is payable at the time of building permit approval

3:29:09Which is required by december 31st 2026

3:29:14Funded units must remain affordable for 25 years through this program

3:29:21The new affordable housing unit grant this grant provides funds toward including affordable rental and ownership units and new build

3:29:30Medrise projects

3:29:32The grant provides up to 25 000 dollars per affordable unit for eligible construction costs

3:29:37The grant amount is roughly the equivalent of 10 years of taxes that would be paid to the city on the additional affordable unit

3:29:46Funding for this program would need to be considered through future multi-year budgeting processes

3:29:51However, if the city enters into discussions with a proponent whose project can meet the housing accelerator fund timelines

3:29:59Then consideration will be made to utilizing these funds for the application

3:30:05Funded units through this program must also remain affordable for 25 years

3:30:12The third program is the additional dwelling unit grant

3:30:16Which provides funds for adding units to a home and includes things like basement apartments in-law suites and tiny homes

3:30:23The program has two streams

3:30:26The homeowner stream, which is one unit per property

3:30:30It provides up to 20 000 dollars per affordable unit for eligible construction costs and up to 10 000 dollars of additional funding

3:30:37for added accessibility features

3:30:40It also covers up to 20 000 dollars toward infrastructure upgrades needed in the public realm to support the added affordable unit

3:30:48The second stream is the is the project stream and is a developer led stream

3:30:55And may fund up to six units

3:30:57The grant amounts for infrastructure upgrades and accessibility features is the same as the homeowner stream

3:31:03But instead of 20 000 dollars for eligible construction costs per unit. This stream is 10 000 dollars

3:31:10For both streams grants are funded through the housing accelerator fund and payable at the time of building permit approval

3:31:16Which is also required by december 31st

3:31:202026

3:31:23Funded additional dwelling units must remain affordable for 15 years

3:31:31At the november public meeting council requested two specific program changes which have been implemented

3:31:37First that the minimum unit size requirements be removed from all programs in order to expand the scope of projects that would be eligible to receive funding

3:31:46While all units taking advantage of this plan must contain full private

3:31:52cooking eating living sleeping in sanitary space room sizes now line with the minimum requirements of the ontario building code

3:32:00Secondly council requested the removal of the minimum number of units required to participate in the additional dwelling unit program

3:32:07This has been removed to give small scale landowners more opportunity to to put forward eligible projects

3:32:16Aside from those two directions, there were also a number of other considerations that council asked staff to review

3:32:22The first consideration was looking at extending the plan's affordability timelines beyond that of 15 and 25 years

3:32:31The proposed affordable

3:32:33The proposed affordability timelines need to be a balanced approach between the housing accelerator fund requirements

3:32:40Ensuring long-term afford affordability while also keeping the programs attractive to applicants

3:32:47The intention is for the value of the grant to make it financially feasible for the housing provider to create an affordable unit

3:32:56But is not intended to subsidize the difference between an affordable and market rent for the duration of the agreement

3:33:04For those reasons the proposed periods of affordability have been retained as initially proposed

3:33:10Council also asked staff to confirm the differences between the federal and provincial approach to thresholds of affordability

3:33:18In short the federal and provincial definitions both consider a unit

3:33:23affordable if it costs less than 30 of a households before tax income

3:33:28The provincial definition then goes further and specifies that the 30 percent

3:33:34That it is 30 for low to moderate income households

3:33:38specifically those in the 30th to 60th income percentiles

3:33:44Ultimately as an Ontario municipality the city is required to use the provincial definition of affordability

3:33:50And this is also the metric that has been used to determine wealth's

3:33:54housing needs in the 2024 housing affordability strategy

3:33:58Finally council requested clarification on the plausibility of stacking the additional dwelling unit grant with the greener homes grant

3:34:05also administered through the city

3:34:07The funder of the greener homes grant the federation of canadian miss pailities has confirmed that yes

3:34:13This is possible where the project meets the eligibility criteria for both programs

3:34:21In addition to program changes and considerations two motions were passed by council at the public meeting

3:34:26The first motion in short directed staff to consider a deferral of property taxes through incremental tax financing

3:34:33For non-profit developers who are building affordable home ownership projects

3:34:39Not for profits who are building affordable home ownership units

3:34:43Would fit into program two of this plan as previously noted the program provides roughly the property tax paid on the unit over 10 years

3:34:52working out to

3:34:54$2,500 a year

3:34:56In addition, this grant is provided up front rather than over time

3:35:00This this is a program enhancement that was based on feedback through our engagement with the development community

3:35:08Additional tax increment financing would cause the same increment then to be provided twice

3:35:17The second motion directed staff to consider no interest deferral or municipal application permit fees

3:35:23Which would then would be paid at a building permit approval

3:35:28On march 18th staff will be coming to council with a semi annual housing report that will be presenting a seed funding

3:35:35Funded grant program that meets this direction requested by council and in fulfillment of action 2.2

3:35:421 of the 2024 housing affordability strategy

3:35:50So staff also committed to providing some clarity at this meeting on the parameters by which the program would be administered to ensure compliance

3:35:59First all grant recipients will be required to sign an agreement with the city outlining their obligations to receive funding

3:36:08In order to monitor affordability compliance

3:36:11The property owner will be required to submit a declaration on an annual basis

3:36:16Confirming that the units remain at or below the provincial affordability benchmarks

3:36:22Each year the city will send out a reminder letter to the property owner and tenant

3:36:27Of funded projects outlining their obligations in any revisions made to the annual provincial benchmarks in effect

3:36:33An administrative penalty will be applied to any properties for which an annual declaration is not received by the city

3:36:41Continued failure to submit a declaration constitutes a non-compliance with the program obligations and would trigger

3:36:47The repayment of the grant including any outstanding interest in administrative fees

3:36:53If in the event the ownership of the property is transferred

3:36:57This funding agreement will be listed on the title of the property

3:37:00And the new property owner would be made aware of the agreement on obligations during a standard land sale title search

3:37:07For additional security grants of a hundred thousand dollars and more

3:37:12Will have both the agreement and a collateral mortgage equal to the value of the grant registered against the title of the property

3:37:19If the grant recipient fails to comply with terms of that agreement

3:37:25They will be required to repay the grant plus interest and penalties

3:37:29staff recognized that the stringency

3:37:31Of repayment terms has an impact on the willingness of property owners to participate in the program

3:37:37And therefore the repayment schedule agreed to by the property owner is intended to balance

3:37:42The effect of the penalties with the impact on the property owner's willingness to develop affordable housing

3:37:49And next steps

3:37:51If well first affordable housing cip is approved today

3:37:56It will initiate a 20 day statutory appeal period after which with no appeal we can start processing applications starting in early March

3:38:04A communications plan is already underway and includes digital and direct communications

3:38:10to

3:38:11Communication to home builders landlords non-profit and homeowners who are interested in creating affordable housing in

3:38:17Guelph

3:38:19Thank you, and we're here to answer any questions. Thank you, Christine. We appreciate your time

3:38:24Thank you, Christine. We appreciate you and your presentation. I am just going to go to our two delegations

3:38:32Uh, chad mcbane is first

3:38:34From one point association of realtors and then after chad

3:38:38Uh, morgan danney who is also here is going to come up next

3:38:43Uh, no more than five minutes for this one and you'll hear a chime at the

3:38:47Four minute 30 second mark as the warning again your microphone will be turned off at five minutes. Um

3:38:53So please don't get to that point

3:38:56Is it 10 minutes for this one as well?

3:39:01Okay, interesting

3:39:04But we're here to approve approve and it's 10 minutes

3:39:07I'm gonna turn off the microphone to confer with the clerk

3:39:55Staff are conferring uh to my colleagues online. Just if you don't hear anything

3:40:00We'll see if uh

3:40:02I'm wrong

3:40:05Confirmed 10 minutes. I'm wrong

3:40:09Okay, all right. Um, you have up till 10 minutes. You'll hear a time at nine minutes and 30 seconds

3:40:16Don't get to 10 minutes though. The microphone will be turned off

3:40:19Over to you chad. Thank you for waiting. Go ahead. Thank you

3:40:22Good evening mayor guthrie members of council and city staff

3:40:26My name is chad mcbane. I'm a senior vice president in sales with realty executives, which has a brokerage office based here in guelph

3:40:33I'm here today on behalf of the one point association of realtors

3:40:36Some of you may know that this is actually a new association representing salespeople and brokers here in guelph in the surrounding region

3:40:45We have approximately 3000 members from here on Perth all the way to muscoca and perry sound

3:40:50Our members represent buyers sellers investors and renters across guelph

3:40:56We are deeply invested in the future of housing in this community

3:40:59And we're here to express our strong support for the affordable housing community improvement plan

3:41:05Housing affordability is one of the most pressing issues facing our city

3:41:10It is an issue that is no longer confined to just one demographic or income bracket

3:41:15First time buyers

3:41:17seniors looking to downsize

3:41:19Young families trying to stay in the city where they work and renters

3:41:23Of all backgrounds are feeling the effects of an increasingly challenging market

3:41:28As real estate professionals we see this reality play out every day

3:41:32We see the frustration of buyers who are priced out the worry of tenants struggling to keep up with their rising rents

3:41:38And the challenges faced by those who simply want to put down roots in a community that they love

3:41:44Guelph's housing needs are growing and the numbers are clear

3:41:48According to the city's 2024 housing affordability strategy

3:41:518700 affordable housing units will be required by 2051 to meet the needs of our growing population

3:41:59That is a significant challenge

3:42:01And it is one that requires immediate coordinated and innovative action

3:42:07The affordable housing sip if you will is a vital step in the right direction because it creates incentives that will help unlock housing supply

3:42:14While ensuring affordability commitments are upheld over the long term

3:42:18The programs included in this plan reflect a thoughtful and strategic approach to tackling the issue

3:42:27The vacant unit renewal grant for example

3:42:30Is a practical tool that will help convert underutilized spaces

3:42:34Whether it's an empty commercial unit or an office or a long vacant residential unit

3:42:40Into much needed affordable rental housing

3:42:43We know that guelph has properties that could be put to better use

3:42:46And in this program provides a direct pathway to do just that

3:42:51The additional dwelling unit grant is another initiative that is the potential to make meaningful impact

3:42:57By supporting homeowners who want to create additional rental units on their properties

3:43:01This program will help increase the supply of rental housing and established neighborhoods

3:43:06It also empowers local residents to be part of the solution

3:43:10Giving them an opportunity to contribute to the city's housing stock

3:43:14While generating additional income for themselves

3:43:17We know that many homeowners would like to build an additional unit

3:43:21Whether for a family member a long-term tenant or to help pay their own mortgage, but the upfront cost can be a barrier

3:43:29This program will move some of those financial hurdles and makes it more feasible for the people to move forward with those projects

3:43:37Another crucial element of this plan is the new affordable housing unit grant

3:43:40Which is designed to encourage the development of purpose built affordable housing

3:43:45While we recognize that this program is not yet funded

3:43:48We strongly support the intent behind it and encourage the city to prioritize securing the necessary resources to bring it to life

3:43:57Purpose built rental housing is a long-term solution that provides stability in the rental market

3:44:02And the sooner that we can get to more of these projects in the ground the better

3:44:06One of the most commendable aspects of this plan is the city's commitment to ensuring that affordability is maintained over time

3:44:13The requirement for grant recipients to keep their units affordable for 15 to 25 years

3:44:20Depending on the program provides a long-term security for the tenants and helps prevent speculative development from undermining the intent of these incentives

3:44:30Additionally the safeguards put in place such as agreements registered on title and ongoing compliance monitoring

3:44:36Demonstrate that this plan is not just about increasing supply

3:44:40But about ensuring that supply range is generally affordable

3:44:45As an association that represents those working on the front lines of housing

3:44:48We recognize that financial incentives alone will not solve the affordability crisis

3:44:53However, there are crucial tools that can help make otherwise unfeasible projects a reality

3:45:01The funding allocated through the housing accelerator fund has given guaff an opportunity to make significant progress in a short period of time

3:45:07And we encourage the city continue advocating for sustainable long-term investment in housing affordability

3:45:14Beyond financial incentives. We also believe that regulatory and policy changes should continue to complement these efforts

3:45:20Streamlining approval processes reducing red tape for affordable housing projects

3:45:25And ensuring zoning policies support diverse housing options

3:45:29Will all be essential to maximize the impact of affordable housing

3:45:33sip if you will

3:45:36We appreciate that the city has already taken steps to align this plan with recent provincial and federal legislative changes

3:45:42And we encourage continued collaboration between all levels of government to ensure that policies remain responsive to the needs of the community

3:45:50Housing is more than just a market issue

3:45:52Is a fundamental pillar of a strong healthy and thriving community

3:45:57When people have access to stable and affordable housing

3:46:00They are better able to contribute to the local economy

3:46:03Engage with their neighborhoods and build the kind of city that we all want to live in

3:46:09The affordable housing community improvement plan represents a proactive and practical approach to addressing this challenge

3:46:15And we urge council to move forward with its approval and implementation

3:46:19On behalf of the one point association of realtors

3:46:22We thank you for your leadership on this issue and for your commitment to making a lawful place where housing is not just available

3:46:28But truly accessible to all

3:46:30We look forward to continuing to work together to build a future where individuals and families can find a home that meets their needs

3:46:37Their budget and their aspirations

3:46:40Thank you very much. And if you have any questions feel free

3:46:44Thank you so much Chad for you and the organization to come and delegate. Is there any questions at okay council or work has one for you

3:46:52Thanks, mayor Guthrie

3:46:53Through you to mr. McBain just just curious how this then plays out on the ground

3:46:57So the city comes up with a great program like this funded by the federal government and then people say what I didn't know that was a

3:47:04That was available and all of this needs to be you know, realized by the end of 2026

3:47:11so

3:47:12Is is your intention with one point to be talking to potential buyers when you're looking at a property and saying

3:47:19You know, if you wanted to put an ad you here there's funding from the city

3:47:22Like do you see the ad you are these grants as an opportunity to help your your buyers?

3:47:32Access the housing market to finance their new property. Can you help us help others is what I'm asking

3:47:40Thank you through the mayor

3:47:43I would suggest that it would probably be a number of ways and the most obvious would be

3:47:50Talking to our potential buyers to let them know that

3:47:53Potentially down the road there might be opportunities for them to whether it's in laws or or potential tenants

3:48:00But I think something that's often overlooked

3:48:02It would be just the fact that we also work with people that are looking to rent properties. So

3:48:10Encouraging this would be more of a marketing

3:48:12Play from our perspective where we just simply a community messaging to let people know that

3:48:18It may be a client of ours. It might not be but these programs are

3:48:22Coming down the pipeline and people should know about them because we have lots of of rental clients as well. That'd be great. Thank you

3:48:29Thank you chat

3:48:31And oh counselor just don't go away. Councillor Allt has a question too. I think

3:48:35Thank you very much america 3. It's it's a fairly simple one

3:48:39But we've seen some numbers in the staff presentation

3:48:44regarding

3:48:46What we would consider to be typical rents in your experience. Are we dealing with the correct numbers?

3:48:55Through the mayor counselor

3:48:56I actually don't recall the the numbers that were given but I can tell you based on recent experience and recent data from

3:49:04from our board

3:49:06A one bedroom englob is now over $2,000 a month and you can obviously go up from there. So

3:49:13Thank you. Thank you

3:49:15Great. Thank you

3:49:17I think rental dot ca just released their numbers showing gulf 11th in canada

3:49:23So just just to jump in there with a little bit of some data

3:49:28Chad, there's no other questions. Thank you very much to your organization for presenting today. Thank you. Thank you

3:49:33And uh morgan dandy come on up

3:49:58And welcome morgan. You know the you know the drill. So i'll just turn it over to you whenever you're ready. Go right ahead

3:50:04Mayor counselors and staff. Thanks for bringing this up today

3:50:10and thanks to staff for all the work on the housing accelerator

3:50:15fund community

3:50:16improvement plan as well as to the counselors for the addition of the couple of items

3:50:23That were to be reported upon

3:50:26My hope is that after this is passed today

3:50:29Guelph will have more than enough uptake

3:50:32and any change in government at the federal level

3:50:36Will not be of any consequence whatsoever

3:50:40There was one paragraph that created a little additional curiosity for me in that

3:50:47Guelph will quote need

3:50:508700 affordable units by

3:50:532051

3:50:55And that just made me kind of wonder

3:50:58How many of those numbers

3:51:00Are included in our current deficit?

3:51:04Just a curiosity

3:51:07In the report the key items that have changed are in my opinion necessary

3:51:13First aligning the unit size with the Ontario building code

3:51:18Makes creating a built form much easier and removes a divide that would have been created between affordable and market rate units

3:51:28second

3:51:29Removing the minimum ad use for a developer for the developer stream

3:51:35Will enable those properties that can actually

3:51:38support to ad use

3:51:41To work with a developer because most individual homeowners would not be able to afford two

3:51:47ad use I know that the home that I previously owned would actually support

3:51:53two ad use in the back. So I know there's a lot of properties that

3:51:58Could benefit from that. So I was really glad to see that

3:52:06and then finally

3:52:08The name changes to the different programs makes them more clear

3:52:13And the explanation as to why the length of affordability was set as it was helps to understand how

3:52:21balancing has been done

3:52:24In conclusion, I am grateful for all of the work that's gone into the

3:52:29Housing accelerator fund community improvement plan as well as the other components of affordable housing incentives

3:52:38For our city and I look forward to hearing about the successes that come through Guelph's renewed focus

3:52:45On providing homes we can afford in the city. We love

3:52:52Great. Thank you, Morgan. Is there is there any questions for Morgan's presentation?

3:52:57There is it. Thanks for sticking it out all all day here with us

3:53:03Okay, a counselor of busatil and counselor downer mentioned that they'd be willing to move and second

3:53:09this oh boy

3:53:12Oh, wow

3:53:14So I just have to ask

3:53:15Have we not already done all this?

3:53:17There's a guy's just long on the day for me. We've already had this come to us. We gave all the feedback

3:53:22We did so why why are we having to do this all over again? And that's fine. I'm just I'm just curious

3:53:27why I'm thinking that I'm

3:53:31To the mayor the planning act requires a 20 days notice and I think last time when we advertised this meeting

3:53:38Because when it was published it was only 18 days. So we're just dotting our eyes and crossing our t's

3:53:43So this is a little bit different. We have had a public meeting. Okay, but we've provided

3:53:48more

3:53:49Than enough notice this time. So uh, you feel free to make a decision tonight as well

3:53:56We want to dot eyes and cross t's

3:53:59So I understand is there anyone in the room that wish to also comment on this then before the vote?

3:54:06No, okay, then the number is going to come up on the screen

3:54:10five one nine eight three seven

3:54:12fifty six zero three

3:54:14and we'll wait like three to five minutes again just to see if there's someone that wanted to

3:54:19To comment on this before we get back to

3:54:22Comments questions or the final vote. So just bear with us for three to five minutes. Thank you

3:56:57Okay, I'll call the meeting back to order my friends online there if you want to

3:57:01Turn on your cameras for us

3:57:03We had one caller wish to speak on the item by the name of eric martin

3:57:09Eric it's marigot three. Can you hear me? Okay?

3:57:21Hi, eric. Thank you very much for joining us

3:57:24I will turn it over to you. We can hear you clearly. Thank you

3:57:28And you have up to 10 minutes if you need it as well. So you go right ahead

3:57:32All right, I appreciate the time and counselors and the former delegates here

3:57:38Just to misguide the phone number that you put on the screen says marriage licenses. So I'm not here to be

3:57:48We have one call speak on the item by the name of eric martin three. Can you hear me? Okay?

3:57:56I do I hear you. Do you hear me?

3:58:02Are you hearing me sounded way better than that eric? Can you just uh, do you have like?

3:58:08Your internet also streaming the the meeting. I'm on my phone

3:58:17Okay, um, we could just also hear like a seven second delay there as well

3:58:21So I'm going to start the timing over for you again your full time minutes if you need it

3:58:26And uh, and you and you go right ahead and uh, yeah, we won't do marriage licensing

3:58:31But you go right ahead and uh, do your presentation

3:58:34All right, I just wanted to thank the council and the staff for the report that that's

3:58:41Hope you being approved tonight. I think it shows that you asked for feedback in in november and um,

3:58:48And I was I felt heard I think that um the points that have changed were what um will improve the program

3:58:55And I hope it's uh, uh, a resounding success. I just wanted to say thank you. I don't know if anybody ever

3:59:01Called in to say thanks. Well, we'll put you on the agenda every time eric

3:59:11Eric, could you join us last time were you in a were you a delegate the last time?

3:59:16I came in november. Yeah, I doubted in november. I had lots of interactions with staff and also you the mayor

3:59:23Yeah, okay. Thank you

3:59:25Well, it looks like uh, it looks like we uh

3:59:28You were heard as you said so thank you. Let me just ask if there's any follow-up questions for you though

3:59:34There isn't so eric. Thank you very much for calling in

3:59:37Okay, have a great night. Yeah you as well. Take care

3:59:42Okay

3:59:44For real this time. It's back to us

3:59:46boost itill

3:59:48Downer have moved and seconded this

3:59:51Are there any questions on this should we have a third meeting on this? No, okay council or if you have a question

3:59:58Or a comment just do it all wrapped up into one before I call the vote or orc

4:00:02Thank you. Marga three three to our staff just one question

4:00:06The intent of these grants is to create more

4:00:11Long-term rental affordable rental, right?

4:00:15Or housing, but I'm not sure how you'd square that

4:00:19What measures are in place to make sure

4:00:23That the unit that is built with funds from the city does not become a short-term rental and then a

4:00:30Commercial venture for the proponent

4:00:35Through the mayor to council or orc. So

4:00:39Christine touched on it briefly what we're going to do is

4:00:43Wherever we provide funding we're going to register that on title

4:00:48And then annually we'll be sending

4:00:51A note or letter to the property owner as well as the tenant

4:00:55Having them to declare that that unit is

4:00:59In compliance with the terms of the grant that we provided them

4:01:03And and then obviously the tenant would say yes, I am actually getting charged that that rate

4:01:10If they're not in compliance with that they'll have a period of time when they can get back into compliance

4:01:15If they choose not to do so then there will be a repayment of the grant

4:01:19Plus any penalties or interest charges

4:01:22Thank you. So through you mayor 3 the expectation is that this passes tonight and then early march people can start applying for

4:01:31The grants to start putting shovels in the ground

4:01:33uh through the mayor uh, yeah the eight there

4:01:37There's been a lot of interest in all three programs. Um, so we're really confident as the the team here that we're going to see some

4:01:45Really good uptake and and see some units

4:01:48Built or created, you know in the short term. So yeah, fantastic. We're getting all set up ready to go in march. Great. Thank you

4:01:58Great with that. Can I call the vote everybody?

4:02:01Looks like I can

4:02:02All right, just want to say thank you to everyone that brought us to this moment

4:02:06And uh, I'm really excited about seeing some of the results. So thank you very much

4:02:10Of all those as anyone against the recommendation in front of us

4:02:16Nobody that's unanimous. So thank you very much that passes

4:02:20And so that brings me to our bylaws councillor Allt you're going to