City-initiated Official Plan Amendment No. 110 to update the Official Plan be received in accordance with Attachment-1 of Report 2025-452, dated October 15, 2025.

1:44:59another receive only and this will we'll kick things off again with some presentations

1:45:06and then we'll look to move on after this one okay so go go right ahead please and maybe what I'll do

1:45:17I'll just give everyone in the room a heads up we'll finish this and then we'll maybe just take a

1:45:22five ten minute break okay before we go on to the next one uh yeah so what we'll do is we'll finish

1:45:34this off and then we'll probably take about a 20 minute or so break okay and then we'll come back

1:45:40so I know that the next one up is 132 Claire um so hopefully they can they don't mind that extra

1:45:47a little bit of a break I'm sorry but we will get through the official plan one first okay so again

1:45:52thank you over to you good afternoon mayor and members of council this afternoon we are here to

1:46:00present on golf's official plan update phase one which we are calling laying the groundwork today

1:46:06is the statutory public meeting and we will be presenting the draft official plan amendment for

1:46:11receipt what is an official plan an official plan is an important guiding document it provides a

1:46:36vision for growth and development within the city specifically an official plan describes how land

1:46:42in a community can be used it lays out where we live work or play and how we move around and access

1:46:48things we need in our city an official plan is prepared with the community to ensure that future

1:46:53planning and development will meet the specific needs and vision of the community these needs

1:46:58include housing jobs parks the environment infrastructure and more and an official plan

1:47:03determines when where how and in what order the city will grow why are we making changes

1:47:12there have been many changes to policies and plans over the past few years we are proposing

1:47:17changes for greater consistency between the official plan and these policies and plans

1:47:22starting back in 2022 city council approved two important master plan documents which are the

1:47:28transportation master plan and the parks plan these plans need to be integrated into our official

1:47:33plan to reflect new direction for transportation and parks policy in the city next official plan

1:47:43amendment 80 or known as opa 80 which was the city's growth management strategy to the year

1:47:482021 was adopted by city council in july 2022 and then approved by the province with modifications

1:47:55on april 11 2023 since that approval several modifications were initially made then reversed

1:48:02then partially approved again we're looking to clarify and implement the policies that have been

1:48:07modified attachment 3 to the staff report contains two tables describing both policy and mapping

1:48:13changes from the approval of opa 80 that are now in full force in effect there were also several

1:48:19provincial legislative changes during the last number of years including bill 23 which made

1:48:25changes to the ontario heritage act which is the legislation that governs municipal cultural

1:48:31heritage planning in addition on october 20 2024 a new provincial planning statement or pps came

1:48:38into full force and effect the provincial planning statement 2024 is a consolidation of the provincial

1:48:45policy statement 2020 and the growth plan for the greater golden horseshoe otherwise known as the

1:48:51growth plan decisions made by planning authorities must be consistent with this new provincial

1:48:57planning statement 2024 and so the official plan must be updated to reflect this new policy document

1:49:04with all these changes at different levels of government we want to provide certainty and clarity

1:49:09to the community on what policies are in place what policies have been removed and what policies

1:49:15are changing the official plan update aims to align the city of guelph's official plan policies

1:49:20with certain aspects of the city's master plans as well as to ensure the official plan is consistent

1:49:26with legislative changes and the new provincial planning statement to understand why we're updating

1:49:35the city's official plan policies to be consistent with provincial policy and legislation it is helpful

1:49:41to understand the provincial requirements for planning in ontario land use planning policy in

1:49:46ontario is governed through a hierarchical system at the top of our planning system is provincial

1:49:51laws which are set by the provincial government through legislation some examples of this legislation

1:49:57includes the planning act which governs overarching planning decisions across ontario and the ontario

1:50:03heritage act which governs the protection of cultural heritage resources in ontario

1:50:09legislation then informs the provincial planning statement the provincial planning statement is

1:50:14a document issued under the authority of the planning act which guides land use planning in

1:50:18ontario and gives municipalities specific policy direction for official plans municipal official

1:50:25plans must have regard for provincial law and be consistent with the provincial planning statement

1:50:30official plans may also be informed and include policy from municipal master plans or reference

1:50:36municipal master plans for further guiding policies on specific topics the official plan then helps

1:50:42shape regulations within a zoning bylaw provisions in a zoning bylaw determine what can and cannot

1:50:48be built on a property overall it's expected that the official plan updates will be done in multiple

1:50:57phases the first phase laying the groundwork which we are completing now will take place over the

1:51:03remainder of 2025 this phase includes amendments to reflect changes to the planning act ontario

1:51:10heritage act and the provincial planning statement it also includes amendments to correspond with

1:51:15the transportation and parks master plans and involves improving cultural heritage policies

1:51:21phase two is planned to take place in 2026 and is planned to include further amendments to align

1:51:27employment area permitted uses with the provincial definition and to include further recommendations

1:51:33from the transportation master plan future phases will commence in years to come and are planned to

1:51:39include further review on specific topics we're still scoping out these later phases so please

1:51:46note that specific projects and dates for commencement are subject to change so what has been included

1:51:56in phase one phase one of our official plan update includes implementing some of the new

1:52:01provincial planning statement and aligning policies with recent changes to the planning act this

1:52:07includes refining some of the city's existing official plan policies and changing or removing

1:52:12definitions phase one also includes adding key updates from the transportation and parks master

1:52:20plans to enable short-term growth this includes some proposed policy updates and mapping changes

1:52:27we are also improving our cultural heritage policies as we align policies and definitions

1:52:32with changes to the on here ontario heritage act and provincial planning statement and to increase

1:52:38the readability of the cultural heritage section as well phase one lays the groundwork for future

1:52:44phases of the official plan update providing a policy base for further updates as well as identifying

1:52:50policy areas within the official plan that will need further review and work in order to be consistent

1:52:55with provincial policy direction or to reflect city master plans what is not included in phase one

1:53:03phase one does not include large changes to where how or when wealth grows this includes changes to

1:53:09the growth management strategy which was approved through official plan amendment 80 it doesn't

1:53:14include changes to policies that require additional study this includes changes from master plans that

1:53:20require more targeted community engagement and are not immediately needed to facilitate short-term

1:53:25growth it doesn't include removal of cultural heritage protections and the creation of a new

1:53:31official plan phase one of the official plan update is fairly administrative in nature and is

1:53:37being proposed to align the official plan with provincial direction and some recommendations

1:53:42in master plans phase one included two initial information sessions in july today we are here

1:53:52for a statutory public meeting for a draft official plan amendment following this meeting the draft

1:53:57official plan amendment will be available on the city's have your say page for comment

1:54:04in december a comment and response matrix will be prepared based on the feedback we receive

1:54:10and in january 2026 a city council decision meeting for the official plan amendment will take place

1:54:23thank you britney so to make presenting these changes more digestible and understandable

1:54:31you can think of this official plan update as covering across seven different themes

1:54:35so these themes are cultural heritage employment environment complete community

1:54:41supporting growth transportation and parks so while the actual draft official plan amendment

1:54:46included as attachment one is in organized using these themes we'll be spending the rest of the

1:54:50presentation this afternoon uh using them to provide some examples of the policies definition

1:54:56or mapping that is proposed to change so due to the size of this amendment it's presented in a

1:55:04different format than council and the public may be used to when it comes to official plan

1:55:07amendments so we wanted to take some time to go through those formatting changes and how specifically

1:55:13to read this amendment the amendment included as attachment one is presented in three unique tables

1:55:19proposed changes to policy proposed changes to definitions and proposed changes to mapping

1:55:25for accessibility purposes words that will be changed have had the strong or bold styling

1:55:31applied to them this includes both words to be removed as well as words to be added through this

1:55:36amendment the five columns of these three tables are item number the current policy location in

1:55:42the official plan the current wording the draft amendment and staff comments text that is not

1:55:49proposed to change is unbolded and is included for context also for accessibility purposes

1:55:55all italics which typically denotes defined terms in the official plan have been removed

1:56:01from the wording in the table the staff comments column notes which words are currently defined

1:56:06and will remain defined words that we are proposing to no to no longer be defined through this amendment

1:56:12and words to be defined through this amendment to start with the theme of cultural heritage

1:56:21we're updating our cultural heritage policies for a number of reasons the first is to have regard

1:56:26for changes to the Ontario Heritage Act which were introduced through provincial legislation

1:56:30such as bill 23 and bill 200 the second is to be consistent with the new provincial planning

1:56:35statement especially related to defined terms and the usage of specific terminology and finally

1:56:41we're also taking this as an opportunity to revitalize and refresh our policies related to

1:56:45cultural heritage changes to the Ontario Heritage Act have resulted in a new municipal heritage

1:56:53protection policy framework so under the previous framework there were two tiers of properties

1:56:58under the heritage register our heritage register for those who don't know is an official municipal

1:57:03record listing culturally or historically significant properties within a municipality

1:57:09the first tier of properties were designated heritage properties and these properties are

1:57:13designated under a specific part of the Ontario Heritage Act this designation confirms almost

1:57:18all of the protections available under the Ontario Heritage Act such as prevention of

1:57:22demolition or significant alteration without a heritage permit the second tier of property

1:57:27is listed but not designated property unlike a designated property a 60-day notice period

1:57:33is required prior to demolition or development so that council can move to designate a property

1:57:39if they wish so the previous approach was that the city would maintain a large inventory of listed

1:57:45but not yet designated properties and then move to designate if development or demolition was

1:57:49proposed as appropriate under the new framework however properties that are not designated but

1:57:54just listed must be removed from the heritage register after two years and in addition if a

1:58:01property is removed from the heritage register it cannot be re-listed for the following five years

1:58:06lastly if there's a development or demolition application for property it may only be designated

1:58:10if it is already listed on the heritage register so many of the changes that we're proposing through

1:58:15this amendment are being driven by this new policy framework in addition we've also have proposed

1:58:23changes to policies and definitions from the new provincial planning statement so on the screen is

1:58:28an example of one of those definitions proposed to be changed words for removal have been bolded on

1:58:33this slide between the existing definition on the top and the proposed definition on the bottom

1:58:38so from staff's perspective this isn't a large change but it's important that we get the technical

1:58:42definitions correct and again consistency with the provincial planning statement and that the

1:58:47those proposed changes are thoughtfully implemented thank you we're also proposing new definitions

1:59:21to reflect changes made to the Ontario Heritage Act from bill 23 so our current official plan

1:59:26doesn't have an appropriate term to describe properties that are listed but not yet designated

1:59:30on the heritage register so we are proposing the new defined term listed non-designated heritage

1:59:35property this term reflects the intent of the Ontario Heritage Act that if a property is listed

1:59:40the intent is for it to be designated in the next two years under our employment theme we're proposing

1:59:50some changes to our employment policies and definitions to be consistent with the new provincial

1:59:54planning statement so the map on the right hand side of the screen identifies Guelph's employment

1:59:59land in purple at the time of the last official plan consolidation one of the proposed policy changes

2:00:04from the province we are responding to through this amendment is to allow employment land to

2:00:09convert from employment uses to non-employment uses at any time provided a number of criteria are

2:00:15met so these proposed changes for employment will have an impact on achieving our jobs target to

2:00:202051 so we are making some changes now as proposed through this amendment but employment is one area

2:00:26in particular that will require further study and potentially more changes in the future as part of

2:00:32phase two of the OP update so here's the proposed change the definition of an employment area to

2:00:42match the new definition from the province of Ontario in the provincial planning statement

2:00:46a few things to highlight with this change number one office uses which were previously permitted

2:00:51as a standalone use in an employment area are no longer permitted as a standalone use number two

2:00:57institutional uses which can include things like places of worship are explicitly not permitted

2:01:02in employment areas number three research and development and connection with manufacturing

2:01:07is now a permitted use in all employment areas and ciliary uses are still permitted but they

2:01:12have to be in conjunction with a primary permitted use for our environmental policies we're also

2:01:21making some targeted changes to policies definitions and objectives to be consistent with the new

2:01:25provincial planning statement this includes some administrative updates to storm water management

2:01:30policies federal and provincial ministry names and updating references to certain regulatory

2:01:35documents one specific change that we'll highlight on the next slide is integrating new language

2:01:39around climate change considerations so the first example is a new policy that would direct the city

2:01:48to incorporate climate change considerations when planning for and developing infrastructure

2:01:53which includes storm water management systems and public service facilities the second change is to

2:01:58give specific examples on what impacts of a change in climate might be and we're specifically listing

2:02:03erosion and changes in water balance which are important considerations for the city of guelph

2:02:08much of this work is already happening or is enabled with existing policy language in our

2:02:12official plan but we now have the opportunity to formalize it with support from provincial policy

2:02:16language complete community is our catchall theme for a number of changes being proposed so this

2:02:25theme includes recognizing and implementing all of the different components that make up a complete

2:02:29community including components that might be outside of the physical limits of our city such as

2:02:34agriculture changes also look to better serve members make up our larger community by including

2:02:39more inclusive language and including language that commits to early engagement with indigenous

2:02:43communities so here's an example of a change under this theme to update the definition of complete

2:02:53community our current definition on the left and the proposed definition is on the right

2:02:58in our new definition we're adding a language around equitable access and including references

2:03:02to complete communities as inclusive next we have supporting growth it's important that growth is

2:03:12planned through an appropriate planning framework to establish this planning framework we use a

2:03:16variety of concepts and terms to describe different areas of the cities and what policies apply to

2:03:21those areas we have established that framework already through official plan amendment 80 which

2:03:25was the city's growth management strategy to 2051 through tonight's op update we're not proposing

2:03:31significant changes to how we plan for growth we are removing concepts that are no longer used

2:03:36in provincial policy like urban growth center which previously described many downtowns and

2:03:41urban municipalities our downtown shown in the map on the right side of the screen will continue to

2:03:46be identified as the city's protected major transit station area so here's one of the definitions

2:03:58that we're proposing to update now for intensification we're specifically proposing to include wording

2:04:04on underutilized shopping malls and plazas as areas for intensification through official plan

2:04:09amendment 80 we've already identified many of our shopping malls and plazas as areas for intensification

2:04:15and higher density so this proposed definition is consistent with what we're planning to 2051

2:04:20for the theme of transportation the transportation master plan completed in 2022 provides a future

2:04:29vision for transportation within the city and provides policy direction and recommendations to

2:04:33support transportation growth and maintenance to meet this vision to integrate the transportation

2:04:38master plan into our official plan we're proposing changes that will include new right-of-way widths

2:04:43for arterial roads to support future travel demand arterial roads are large roads that function as

2:04:48the main spines of the city and support substantial traffic unlike local roads or collector roads which

2:04:53sustain smaller volumes of traffic as the city grows widening these roads may be required

2:05:00updating the right-of-way widths doesn't kickstart this widening process right away

2:05:03rather it gives the city the option to do so as needed and supported by future environmental

2:05:07assessment study the city is also proposing to add a number of new locations for recommended

2:05:13intersection improvements as identified in the transportation master plan intersection improvements

2:05:18may be required to facilitate wider sidewalks street lights and more to support future travel

2:05:23demand and support protection intersection design land for intersection improvements may be required

2:05:28to be dedicated to the city at the time a development application is approved transportation

2:05:34changes also include updating the targets in our official plan to be consistent with the targets

2:05:38set in our transportation master plan as the city grows we're targeting more of our transportation

2:05:43needs to be made outside of a private vehicle and through active transportation public transportation

2:05:48the proposed changes also include updates to official plan schedule five which is our road

2:05:53and rail network map so here's an example of one of the right-of-way widths to be adjusted

2:06:00the proposed change increased the number of meters that may be required to be included within the

2:06:04road widening dedication for a selection of roads locations with proposed increases to road

2:06:08widening dedication include sections of Gordon street Victoria road and Claire road these roads

2:06:14have been identified due to their proximity to strategic growth areas like the gulf innovation

2:06:18district or Claire Malby secondary plant areas so there have been a number of mapping changes

2:06:26proposed to schedule five of the official plan proposed changes include updates to identify

2:06:31what roads and gulf are functioning as arterials collectors or local roads so policies associated

2:06:36with the appropriate classification apply proposed changes also include updating roads that were

2:06:40previously only proposed but have now been constructed one too many thank you finally for

2:06:55the theme of parks the city has a number of master plans that relate to parks this includes the parks

2:06:59and recreation master plan the parks plan and the gulf trails master plan the recommendations

2:07:04within these master plans provide the basis for the policies in mapping as they pertain to parks

2:07:08within the official plan there are proposed changes to some of the parks policies and descriptions

2:07:13to align with these master plans some of these proposed changes including updating park type

2:07:18descriptions to match the 2022 park plan for example this would include descriptions of

2:07:23neighborhood parks community parks regional parks and urban squares as well the proposed changes

2:07:28include providing better certainty on what land can be accepted as parkland and when parkland

2:07:32dedication is required as part of a development application land that is not acceptable as parkland

2:07:37dedication has also been included in op policy so for example the definition of a neighborhood park

2:07:46is proposed to change the new definition provides more descriptive language to emphasize the intent

2:07:52of these types of parks as providing for the local community proposed changes include changing the

2:07:56intended service radius of these parks from 500 meters to between 500 to 800 meters this change

2:08:02is also included in the required criteria for neighborhood parks and again this specific change

2:08:06is driven by the 2022 parks plan there have also been a number of proposed changes to schedule six

2:08:16of the official plan which is the open space system and trail network map these proposed changes

2:08:21include updating trails that were previously proposed that have now been constructed so for

2:08:25example some new trails have been added can be seen in eastview park and pollinator parks specifically

2:08:30some trail mapping has also been removed specifically trails that are located on city sidewalks

2:08:35proposed changes also include adding in new park mapping for example neighborhood parks that

2:08:39connect with the trail network are included now on the schedule in the previous version of the

2:08:44schedule trails and parks were shown within the area of the clear multi-secondary plan trail and

2:08:49park mapping in this area has been removed because it is already included in the clear multi-secondary

2:08:53plan mapping as well in the current schedule there are a number of symbols included that show

2:08:58where trail related structures are needed such as staging areas canoe launches and nodes and trail

2:09:03gateways so these have been removed from this map as they are not referenced within the official

2:09:07plan so some dates to keep in mind after the public meeting tonight the public will be to

2:09:16provide it will be invited to provide additional comments on proposed changes through the projects

2:09:20have your say page and anticipated that the report and final proposed official plan amendment will

2:09:25be put to council for a decision in january 2026 will also be coming back to the heritage advisory

2:09:32committee in the planning environment and water advisory committee in november for more of a

2:09:36discussion on the proposed amendment comments received from now until the final decision report

2:09:41will be consolidated in a common matrix and included as an attachment to that january report

2:09:48so here's the recommendation happy to take questions we have staff both online and in person

2:09:54available well thank you very much to both of you and uh look i'm going to probably embarrass myself

2:10:04but um it's britney was this your was this your first time oh i'm not embarrassing myself

2:10:13this is your first time well you did a very good job you did a very good job thank you for doing

2:10:19that it's great you're all great but you're first so so that's great so thank you for your presentation

2:10:25really appreciate it um alzor alt i think has a question but council or alt you're probably

2:10:30willing to move receipt of this report as well and who would like to second that for me

2:10:35richardson great and question to councillor Allt thank you mayor Guthrie i promised you one question

2:10:42but there's also a comment um the first the first comment is a positive so i'll do that first

2:10:484.6.4 the new policy incorporating climate change i think is extremely important and i

2:10:54appreciate that i think that that will assist us with our deliberations on virtually everything

2:11:02the question i have relates to the major transit station area in the downtown

2:11:08it suggests to me that we are going to continue with the hub and spoke model of public transit

2:11:15focusing on the bus and the go terminal on cardinus street and i'm wondering what the

2:11:20ramifications of that might be and what the ramifications for growth and intensification

2:11:27in the hub might be since if we're identifying that as a major transit station area everywhere

2:11:34that strikes me that uh height limits uh everywhere could potentially be universal i also wonder what

2:11:42it means for uh efforts to create a grid pattern on major arterial roads where we have buses meeting

2:11:50up at peripheral locations i don't know which staff mayor Guthrie but if people could answer that i

2:11:57appreciate it so thank you through the mayor to the councillor so i'll start on the first part

2:12:05so the major transit station area for gualph is already defined in rop and we're just clarifying

2:12:10that uh the province has also identified downtown our downtown secondary plan is our major

2:12:16transit station area so it's just kind of wording that we're we're being consistent with that with

2:12:22that what the province is calling um the major transit station area so we're just making sure

2:12:27we have the wording wording correct and then we can implement any policies that are related to that

2:12:33for the second part of the question i'm going to pass it over to dc al claque busch

2:12:38thank you through the mayor so no we are certainly not looking to maintain the hub and spoke model

2:12:43part of the transit future ready action plan is about moving to a more grid like system it's a

2:12:49it's a hybrid and so as miss walkie mentioned that downtown transit terminal is that primary

2:12:55transit node but we have a number of other nodes throughout the city the university stone road mall

2:13:00eventually claire maltby and so it is the intention to uh continue that and to continue on our path

2:13:07to develop that more grid like system eventually the 97 route on edin burrow i'm going to get my

2:13:12numbers wrong but the speed veil cross town route um we have the intention to continue through that

2:13:18future ready action plan to continue moving to more and more spines and whatever the opposite of a

2:13:24spine is cross town routes um so that uh we are making sure that the transit system continues to

2:13:30evolve into a more efficient system and thank you very much for that answer um i think it's very

2:13:38important that have been stated for the concerns that might come from uh groups and individuals

2:13:45concerned about where we are going with transit this doesn't have a negative impact upon any transit

2:13:53future plans that's truly appreciated i think the opposite of spine might be hips and shoulder

2:13:58blades i'm not certain okay thank you um what i'm going to do here just for a moment doesn't

2:14:07look like there's anybody else at the council level right now but i did forget to do um a question

2:14:12to the room does anyone want to comment on this no okay you're sure it's riveting i know no okay

2:14:22and then we'll have uh we'll have the phone number pop up on the screen too

2:14:26and it's 519837 i think it's 5603 okay 5198375603 and we'll come back here in three four minutes

2:14:37just to see if anyone's called then okay thank you okay i'll call the meeting back to order there's

2:17:54no calls um is there any other takeaway for our staff at this point okay if not it's been moved

2:18:03and seconded i'll call the vote is there anyone against the receiving of this report with official

2:18:11plan nobody perfect that's unanimous thank you so much and um we are going to now take that break

2:18:22i mentioned so it's 550 let's come back here at 10 minutes after six okay 20 minute break

2:18:29and we will kick off with 132 clear road okay thank you very much we'll see you in 20 minutes

2:38:40to my colleagues online this is your uh one minute warning okay okay this is your 30 second

2:40:07warning all right i'd like to call the meeting back to order we are here now for the public

2:40:24meeting for the proposed official plan and zoning bylaw for 132 clear road west

2:40:31lindsay is going to come up from the city and give us a presentation and

2:40:38andrea is going to come up as a delegation after that lindsay over to you good evening mayor

2:40:51guthrie members of council staff and members of the public i am going to be presenting the

2:40:55statutory public meeting for the proposed official plan and zoning bylaw amendment applications

2:41:02for 132 clear road west so tonight is the statutory public meeting and no decisions

2:41:07decisions are going to be made on the applications tonight applications for an official plan

2:41:15amendment and zoning bylaw amendment have been received for a portion of the subject lands from

2:41:19mhbc planning limited on behalf of the owner madame to facilitate the development of a residential

2:41:25subdivision on lands south of the future poppy drive west in a high density residential development

2:41:30on block one lands within draft plan of subdivision located north of the future poppy drive west

2:41:37the portion of the lands municipally known as 132 clear road west subject to these applications is

2:41:47comprised of block one of the draft plan of the draft approved plan of subdivision 23t 15501

2:41:55which was originally draft plan approved in 2021 by the ontario land tribunal and the lands south

2:42:00of the future poppy drive west so up on the screen you see the location map outlined in right is the

2:42:06entire 132 clear road west property but the applications are specific to the one block north

2:42:12of poppy drive and then the one piece of land south of the future poppy drive west both outlined

2:42:19in right so on the screen here is a proposed conceptual site plan for block one which is for

2:42:37the block that is north of the future poppy drive west and this proposed concept plan has been prepared

2:42:43for conceptual purposes to illustrate possible ultimate development for this site which would

2:42:47be up to 250 units per hectare and a maximum building height of 14 stories however it does

2:42:53not reflect a final proposal for this block the internal road network is proposed to be privately

2:42:58owned and maintained on block one the applicant is also proposing a residential south subdivision

2:43:07south of poppy drive west that includes 24 low density residential lots one low density multiple

2:43:14residential dwelling block one natural heritage system block and two open space blocks so up on

2:43:20the screen is the proposed draft plan of subdivision which is for the lands south of the future poppy

2:43:25drive west so the existing official plan land use designations that apply to the subject lands

2:43:43include for the for block one of draft approved plan of subdivision is designated as corporate

2:43:48business park in the official plan and the proposed draft plan of subdivision lands south

2:43:55of clear south of poppy drive are currently designated within the clear maltby secondary

2:44:00plan and are predominantly designated as low density greenfield residential with portions

2:44:05being designated as significant natural areas and natural areas and clear maltby high density

2:44:10residential so the applicant is proposing a proposed official plan amendment for both

2:44:20the block to the north and the subdivision to the south the portion of the subject lands designated

2:44:25as low density residential greenfield are permitted to have a maximum net density of 16

2:44:30units per hectare for multiple re-unit residential buildings such as townhouses and apartments

2:44:36and block one of draft approved plan of subdivision is currently designated as business park in the

2:44:41official plan and the purpose of the official plan amendment is to redesignate it redesignate

2:44:46block one to the high density residential land use designation of the official plan

2:44:51site specific policies are proposed for block one to add the following permitted uses

2:44:56townhouses convenience commercial small-scale retail commercial small small-scale service

2:45:00commercial small-scale office and personal service uses and the official plan currently

2:45:06allows a maximum permitted density in the high density residential land use designation of 150

2:45:11units per hectare and a maximum building height of 10 stories the applicant is requesting a site

2:45:16specific policy to increase the maximum permitted density to 250 units per hectare and to increase

2:45:22the maximum building height to 14 stories for this block the purpose of the proposed official plan

2:45:36amendment for the lands south the poppy drive is to redesignate a portion of the lands currently

2:45:41designated as clear maltby high density residential to low density low density greenfield residential

2:45:47and to designate proposed blocks 26 and 27 to open space and parks under the clear maltby secondary

2:45:53plan and the applicant is proposing site specific official plan policies which include

2:46:04in addition to the high density residential uses permitted for the lands the lands may also be used

2:46:09for convenience commercial small-scale retail commercial small-scale service commercial

2:46:13small-scale office personal service and townhouse uses despite policy 9.3 0.4 0.2 the minimum

2:46:20minimum height shall be two stories and despite policy 9.3 0.4 0.3 the maximum building height

2:46:26shall be 14 stories and despite policy 9.3 0.4 0.3 the maximum density shall be 250 units per

2:46:34net hectare and those site specific policies would apply to block one which is north of poppy drive

2:46:46so the existing zoning is shown on the screen here block one is currently zoned a site specific

2:46:52corporate business park block according to the zoning bylaw and the proposed draft plan of

2:46:57subdivision lands are currently zoned zoned urban reserve the applicant is proposing a zoning bylaw

2:47:08amendment for both the north and south blocks proposed amendments for block one north of poppy

2:47:15drive include site specific regulations to the residential high density zone for block one

2:47:22and these site specific regulations include to add townhouse uses which include back to back

2:47:28clusters stack stack back to back as permitted uses to add on street townhouse and rear access

2:47:34on street townhouses as permitted uses to add a mixed use building a convenience store retail

2:47:40establishment office service establishment uses to reduce the minimum building height to two stories

2:47:46for a townhouse use to increase the maximum building height for apartments to 14 stories

2:47:51to increase the maximum density to 250 units whereas the residential

2:47:56high density zone currently permits a maximum of 150 units per hectare

2:48:00and to reduce the front yard setback from poppy drive west or townhouse uses to 4.5 meters to

2:48:07remove the maximum floor plate floor plate size requirement to a thousand square meters for every

2:48:16story above the ninth and to reduce the minimum tower setback for an interior interior side area

2:48:21to 7.5 meters whereas the zoning bylaw requires a minimum of 12.5 meters and to reduce the minimum

2:48:29parking rate to one space per dwelling unit plus 0.15 visitor spaces per dwelling unit

2:48:35whereas the current zoning bylaw requires a minimum of one space per unit plus 0.25 visitor spaces per

2:48:41unit and so the proposed zoning amendments for the proposed draft plan of subdivision which would

2:48:58include the lands south of the future poppy drive west would establish site specific zoning

2:49:04regulations through multiple site specific residential low density zones a site specific

2:49:09residential multiple six zone and rezone portions of the subject lands to open space and parks and

2:49:15zone and refine the natural heritage system zone site specific regulations requested through the

2:49:20residential low density two zone for blocks one to 11 and blocks 14 to 24 of the proposed draft plan

2:49:27of subdivision include to reduce the minimum front yard setback for the from the required

2:49:34six meters to 4.5 meters to reduce the minimum interior area of the garage to 18 square meters

2:49:41where 20 square meters is required and to increase the maximum width of the garage to 55 percent of

2:49:46the lot width or five meters five meters whichever is greater from the required greater of 50 percent

2:49:53or five meters for single detached dwellings in the rl two zone and site specific regulations

2:50:03requested through the residential low density two zone for blocks 12 to 13 include reducing the minimum

2:50:10front yard setback from six meters to 4.5 meters to reducing the garage width or the interior area

2:50:18the garage to 18 square meters from the required 20 square meters to reduce the minimum lot area to

2:50:25250 square meters whereas 275 square meters is required and site specific regulations requested

2:50:35for proposed townhouses within block 25 of the subject lands include to reduce the minimum

2:50:42unit width to five meters for all townhouses to remove the minimum front yard setback from private

2:50:47street curb or sidewalk whereas a minimum of six meters and three meters where a stacked townhouse

2:50:53has no garage and to remove the minimum rear yard setback from a private street curb or sidewalk

2:50:59whereas the zoning bylaw requires 7.5 meters and so the next steps of this application would be to

2:51:09complete a review of the application and submitted documents and any comments received tonight and

2:51:15from the public and once we have done a review of all the documents and evaluation of the proposal

2:51:25for conformity and consistency with the planning act conformity and consistency with the provincial

2:51:31poll provincial planning legislation in evaluation of the proposals conformity with the official

2:51:38plan including the official plan amendment criteria and evaluation of the proposals conformity with

2:51:43the zoning bylaw including the review of the proposed zoning bylaw amendment and the need for

2:51:47any additional specialized regulations so once all that is done we will be bringing forward

2:51:52a recommendation report to council at a future council meeting but in the meantime if there's

2:51:58any members of the public who wish to be notified of any future revisions or decisions on this

2:52:03application please email planning at wealth.ca with your full name and contact information so

2:52:10that concludes my presentation if you have any questions I'd be happy to answer them now or I

2:52:16can sit down as well. Yeah yeah thank you so much and yeah we'll just we'll listen to maybe the

2:52:21delegation who signed up Andrea to come on up here from MHPC planning I'll open it up then to

2:52:28anyone in the room or phone calls and then we can come back to you if need be. Welcome Andrea so no

2:52:35more than 10 minutes okay chime at the nine minute 30 second marked as the warning stick around

2:52:41just in case there's a follow-up question okay over to you. Little staff and those members of the

2:52:49public that may be watching tonight my name is Andrea Sinclair I'm a partner at the MHPC planning

2:52:54and I'm here on behalf of Mademy Truville Limited the owners of 132 Claire Road thanks to Lindsay for

2:53:02the very comprehensive overview I'm going to try not to overlap too much I know it's a packed agenda

2:53:06tonight but just want to provide some additional context on these applications but really here

2:53:11tonight to hear any questions that council may have or comments so we can take all this into

2:53:18consideration as we move this forward. One thing I wanted to mention just right at the beginning

2:53:26council may recall I was here earlier this year for another portion of 132 Claire Road that being

2:53:33the block at the corner of the future poppy drive extension and Gosling Gardens and for that

2:53:38application we were reducing the density in order to accommodate a stacked townhouse development and

2:53:44at that time we mentioned that we'd be back in the future with an application to have a higher

2:53:48density block elsewhere in the subdivision so that is part of this application that's before you tonight

2:53:57I don't know how to click this that's very obvious sorry

2:54:07sorry in terms of the surrounding context this is an appropriate area for residential intensification

2:54:14it's on an existing transit route well served by a number of amenities including the existing

2:54:19high school community park and the large commercial plaza surrounding the intersection

2:54:23of Claire Road and Gordon Street as Lindsay mentioned there's a number of applications

2:54:33on 132 Claire Road this property extends beyond these applications but what's ahead of council

2:54:39tonight for an initial review is block one these lands are part of an approved draft plan of subdivision

2:54:47that registration for which is imminent following registration these blocks will be created and

2:54:53can move forward with site plan applications and ultimately building permits and then the

2:54:59south poppy lands are within the Claire Maltby secondary plan but do not require the completion

2:55:06of ea's for roads so this portion of Claire Maltby can proceed in advance of the rest of Claire

2:55:11Maltby which is tied to a number of additional studies that are underway in mentioning the

2:55:21conversion of block one from office commercial type of designation to high density residential

2:55:28prior to the Claire Maltby secondary plan being completed the subdivision as well as

2:55:32a significant portion of the lands within Claire Maltby were all designated business park and

2:55:37industrial obviously with the completion of Claire Maltby those have all moved to residential use

2:55:42so this block really became sort of orphaned in the larger property it's going to be surrounded

2:55:47by residential on almost all sides it's got the emergency services to the west so it really

2:55:54doesn't lend itself to being a successful office business park type block because it really is

2:56:01not no longer forming part of that larger comp comp I'm we're forgetting complex thank you

2:56:10uh as mentioned this is a very preliminary concept for the uh block one lands just south

2:56:20of Claire road but what we're looking to do is have a mix of unit types so some of the zoning

2:56:25relief we're asking for is actually to expand on the permitted uses so rather than have a block

2:56:30that's only apartment buildings we'd like to be able to have a mix of apartments stacked towns

2:56:36back to back units and gradually have lower density multiple closer to poppy drive and

2:56:43higher density closer to Claire road so looking at a range of building heights from sort of

2:56:50two to three stories up to a max of 14 but Mademey's also exploring opportunities for

2:56:56mid-rise construction as that may be something that's a little bit more agreeable in the current

2:57:01market that we're in these are precedent images from other developments that have been completed

2:57:10by Mademey in terms of some of their mid-high-rise and sort of lower-rise multiple residential just

2:57:16to give council 90 of what some of this could look like in the future and in terms of the block one

2:57:26moving this from business park use to residential it's immediately adjacent to the strategic growth

2:57:31area as I mentioned previously we reduced density on the other property so this helps to offset some

2:57:38of that density that was previously reduced the there's frontage on both arterial and

2:57:43collector roads and there will be a range of residential unit types and potential for mixed

2:57:48use development in terms of the south poppy plan this will primarily be a low-rise residential

2:57:55there is a larger multiple block proposed that again would be I would say lower rise multiple

2:58:01residential form so it could be stacked towns back-to-back townhouses or traditional townhouse

2:58:06development but within a private condo block there are a couple of additional areas of open

2:58:14space being proposed and you'll see those connecting into the natural feature that is being retained

2:58:21and there will be a required buffer enhancement plan as part of final approvals for this project

2:58:28there is a small portion on the eastern side south of poppy that was designated high density

2:58:34residential in the Claremont B secondary plan that is proposed to be redesignated for low

2:58:39density residential which is something that was favorably received when we had the informal

2:58:45neighborhood meeting as a number of the residents along Gosling garden were concerned about having

2:58:50high density that close to their unit so our opinion having that high density on the Clare

2:58:57roadblock makes a lot more sense and again just some precedent images of what the future

2:59:04housing could look like a number of the zoning relief that Lindsay went through in her presentation

2:59:10some of that is really just to reflect what Mademie currently builds so obviously there is

2:59:16an efficiency and a cost savings in being able to build product that they already have plans for

2:59:21that they've already designed so you'll see some of that zoning relief is really just to allow

2:59:26this to happen much quicker without having to sort of restart their marketing for the property

2:59:36again these applications are close to transit they're on future collector roads the high density

2:59:43designation is going to be reallocated to the block one lands and the proposed designation in

2:59:48the Claremont B secondary plan already permits all of the uses that are proposed within the

2:59:54plan of subdivision that's all I have this evening I got in before the bell happy to answer any

3:00:02questions sure is there any for uh yeah okay well councillor Gauhar and then uh Koran

3:00:09thank you for your worship thank you so much for the presentation I wanted some clarification on the

3:00:16the request to have no setbacks from some of the roads usually you know we have three to six

3:00:21meters but some of the requirements are saying that you you want to have eliminate those setbacks

3:00:26so how would that be I mean would it be that buildings are like built right up to the sidewalk

3:00:33through you mr. mayor I don't believe there's anywhere we're requesting zero setbacks there was

3:00:39a request to not have stepbacks on some of the buildings but there would still be setbacks some

3:00:45of the setbacks are proposed to be reduced for example on the office block with the

3:00:53apartments that was normally be I think it's a 12 and a half meter step back to the side property

3:00:57line but because we've got a stormwater management block on one side the emergency services on the

3:01:03other that's one area where they thought they could be reduced similarly a reduced step back from

3:01:08Gosling Gardens which is consistent with the step back that staff was supported on the other block

3:01:13within the same subdivision so trying to maintain a bit of a consistency in terms of what that

3:01:18setback looks like along Gosling but I don't believe I'm looking there was anywhere where we

3:01:23were page six here it says to remove the minimum from dirt setback from private street curve to

3:01:29sidewalk and to remove the minimum rear dirt setback from private street curb or sidewalk

3:01:35so those are on page six of nine of the staff reports oh um I know there's a regulation that

3:01:43maybe Lindsay can explain it better than I can but there's a regulation in the new zoning bylaw

3:01:47that's requiring setbacks from sidewalks within a private development and it doesn't really work

3:01:55and it because that hasn't been worked through in the appeal process on a number of applications

3:02:00we've just been not applying that regulation so it's it's not we will still have setbacks to

3:02:05property lines and roads it's some of the internal setbacks from sidewalks okay that's what it's okay

3:02:11thank you for that thank you worship um look not normal but Lindsay like just just so we can make

3:02:17sure that we just stay on topic Lindsay are you are you good with that just just so we can yeah

3:02:23through the mayor uh to Councillor Goller yes with what the applicant has said is correct that is um

3:02:30one of the regulations that we do have problems with it's the wording is a little bit um difficult

3:02:36to implement so I do agree with what the applicant has said that way we just finished that off

3:02:44Karan please and I saw oh alt thank you and through you Mr. Mayor um I know you showed us

3:02:51some potential development south poppy um but I notice on the block one plan you also have these

3:02:56east west stub roads and you indicated in your presentation that the developer owns those adjacent

3:03:03lands or to the east and the west and so those stub roads would go somewhere and I and the reason

3:03:09for my question is mostly you know the interconnectivity of a neighborhood has roadways that go from

3:03:16private to public to other residential you know if you have a friend on one end of a subdivision

3:03:22they should be able to go and visit a friend on the other end of the subdivision without having to go

3:03:26to a collector or an arterial um those east west stub roads are those also in development

3:03:34um through Mr. Mayor so are you just within the block one within the block one there is a

3:03:41it's kind of hard without the map in front of me and I don't know if you can get it back up there but

3:03:45in the townhouse portion off of poppy drive um there's these two there's an interior road that

3:03:51ends that has two dead ends where do those dead ends go so um they the adjacent land so on the west

3:03:59side is the emergency services department on the east side is a storm water management block so uh

3:04:05and access is not permitted to clear roads so in terms of vehicle access we have to access that block

3:04:11from poppy drive however in terms of pedestrian access there will be and what really doesn't show