Statutory Public Meeting Report regarding proposed Zoning By-law Amendment application (File OZS23-012) submitted by Van Harten Surveying lnc. on behalf of the owner… be received

39:05bylaw amendment. This is in word three. It's going to kick us off. Ryan Mallory, our senior

39:11development planner is going to come up and do a quick overview for us. After that, we got one

39:16delegation and council just to be aware there was a little bit of correspondence that was attached

39:21to this file as well. Ryan, over to you. Thank you. Thank you, Minecraft 3. Good evening, everyone,

39:31members of council, staff and members of the public. My name is Ryan Mallory and I'm a development

39:37planner reviewing this application. The city has received an application for a zoning bylaw amendment

39:42from Van Harden, surveying incorporated on behalf of Matalik at developments limited.

39:49The application is to rezone the property known as 151 Bristol Street to permit the development of

39:57two semi-detached residential buildings with additional residential dwelling units across

40:02four lots. Today's meeting is the statutory public meeting required under the Planning Act

40:09and no decisions will be made on the application today. The subject site is a 0.5154-hectare-lot

40:20located on the north side of Bristol Street between Yorkshire Street, South and McGee Street.

40:25The property currently contains a single detached dwelling and a detached garage,

40:29both of which were approved approved for demolition through a demolition permit application on October

40:3511, 2023. The subject property is designated low density residential in the official plan.

40:53The low density residential designation permits a variety of residential forms including detached,

40:59semi-detached, duplex dwellings and multiple unit residential dwellings such as townhouses.

41:10The subject lands are currently zoned, specialized residential single detached,

41:15I'm sorry zoned residential single detached R1B in the 1995 Zoning By-law.

41:21The applicant is requesting to change the zoning of the subject lands from the current R1B zone

41:27to a specialized residential semi-detached duplex R2 zone. The subject lands are also zoned low

41:38density residential RL1 in the 2023 Comprehensive Zoning By-law. A zoning by-law amendment is

41:47required to the 1995 Zoning By-law to facilitate the proposed development. The applicant is

41:58requesting to change the zoning of the subject lands from the current specialized R1B zone

42:03to a specialized residential semi-detached duplex R2 zone in the 1995 By-law to permit the semi-

42:11detached buildings. A specialized regulation to the 1995 Zoning By-law is requested to facilitate

42:21the proposal. Specifically, this is to permit the maximum driveway width of five meters,

42:26whereas the zoning by-law permits a maximum driveway width of 3.5 meters. The applicant

42:40is proposing to construct two semi-detached buildings containing four semi-detached dwelling

42:45units, each of which would include its own basement accessory residential dwelling unit

42:50and a detached accessory residential dwelling unit for a total of 12 units on the property.

43:02Staff's review of this application includes evaluations of the proposal's conformity and

43:07consistency with the 2020 Provincial Policy Statement and the Growth Plan for the Greater

43:12Golden Horseshoe, evaluation of the proposal's conformity with the Official Plan, review of

43:19the proposed zoning and specialized regulations, and review of the supporting documentation

43:25submitted with the development application, including ensuring appropriate setbacks for

43:30the residential, the accessory residential dwelling units facing Emsley Street, grading to maintain

43:36the existing wall where possible, and driveway locations to retain existing street trees where

43:42possible. As of this afternoon, four comments from the public have been received regarding the

43:47proposed application. Thank you very much, and I would be happy to answer any questions Council

43:54may have. Hey, thank you so much for the overview. I really appreciate it. We'll just go through the

44:00one delegation that we have. We might have more people calling or something, but one we that we

44:05know. And let's see if we can get through that and then we can get back to any questions on this.

44:13Jeff, welcome. Thank you. You've been here before, representing, I would imagine, the applicant.

44:18Yes, I am. Okay, thank you. And you know the drill, you have up to 10 minutes if you need it.

44:26You'll hear a chime at the nine minute and 30 second mark just to give you a warning.

44:30And then you'll hear me ask to cut off your mic at 10 minutes. So don't push me.

44:36I won't. Don't make me get there. All right, so over to you and we'll see if there's any questions

44:41just to stick around after. Okay. Thank you. I'm Jeff Beesman, representing Manhattan Survey and

44:46representing the applicant, the owner of the property. It's been the basics of the application

44:52has been explained well. I don't want to repeat the fundamentals of what's been explained.

44:57A couple of things I want to do highlight is that all the appropriate reports have been submitted

45:02for the application, including grading plan, stormwater management, plan justification report,

45:08services design and original tree inventory and protection plan.

45:15As mentioned, the house is ready for demolition permit has been issued for that and utilities

45:21have been cut off and that will happen shortly. One thing that I'd like to highlight in the proposal

45:26is that the proposals for reserve along Amsley Street. So technically speaking, this is a

45:33through lot where there's frontage on Bristol Street and on M's Lee. So this reserve is going to

45:38stop that. So then the rear limit will become sort of Amsley Street and the reserve will be

45:46land given to the city as a private strip of land. The addendum to the PGR, the plan

45:57justification report talks about how all the planning policies are met and also reviews in

46:05briefly the affordable housing strategy for the city of Guelph as well as the community

46:10and energy initiative strategy. I think one thing that I'd like to really highlight and I don't

46:17what is that fundamentally if we had the new city Guelph zoning bylaw in effect and not under

46:24appeal, we wouldn't have to be here. That it all meets everything under the new bylaw and

46:29is fundamentally in accordance with the strategy of the city in terms of intensification and providing

46:37units. The other thing I want to highlight too, this is set up for for rental housing

46:44with a range of one to four bedrooms. Be careful not can't be four bedrooms. Sorry,

46:49can't be that big but at least one one two bedroom units in this in these in these various units.

46:58Everything has been designed in accordance with the new zoning bylaw in terms of the setbacks.

47:05For example, the 80 us in the back maximum 30% and everything else has been set up that way. One

47:14unique thing about this property, it is in the floodplain and it's been designed so the house

47:19rises up fairly quickly so it can get out of the floodplain. I'd be happy to answer any questions

47:26and any comments from council or members of the public or staff. Thank you.

47:31Great. Thank you very much. Is there any questions yet? Councillor Caron please.

47:37Thank you to you through you Mr. Mayor to Mr. Blussman. You're familiar with I don't think

47:43it ever got to council but the previous proposal was slightly different than this. It was more of a

47:48townhouse form with an Emsley street frontage and so I recognize and appreciate that that the

47:56a lot of feedback was received that the frontage should be on Bristol and I appreciate that change.

48:02One of the reasons was that there's a significant grade change because of the old quarry face that

48:08was part of the Emsley quarry. I'm looking at the drawing of the conceptual plan and it appears

48:15that quarry will no longer be there, that there'll be excavation removing the quarry and that the

48:22accessory detached units will actually go beyond where the quarry face is currently sitting. Am I

48:29interpreting those drawings correctly? I would say the quarry face is more right at the very back of

48:36the property and you can see if it's very hard to see it but on the site plan for the showing the

48:45development you can see many contour lines very close together that represents the steep face.

48:51Now the plan is right now to fill it in a fair bit though. Okay that's what I'm wondering because

48:56the house the lines of the of the accessory detached dwelling appear to be beyond the hashed line

49:04of what's called in the plan the rock embankment. So I'm trying to determine whether that rock

49:11embankment is going to remain intact as is or if there it's going to be excavated to a further

49:20limit on the property line in order to accommodate the accessory dwelling units. The single detachment.

49:26Anything it is going to be filled in. The plan right now is to fill it in somewhat so that the

49:32it will it would that that is the plan for grading at this moment we're looking at options of how to

49:37maybe do it differently but the plan is for the for filling because the the units in the front

49:45and the adi-us in the back will all be quite a bit higher than the grade that's there today.

49:51Okay because you said or maybe it was our staff said that there is a there is a basement accessory

49:58dwelling unit in the primary unit but it's on a flood plain and being familiar very familiar with

50:05with the the embankment is actually an old quarry face and all of the flat land on the property was

50:12cut from the quarry so there's I have I have serious concerns about flooding uh if there's a basement

50:19apartment on the main dwelling. The lower levels will actually be raised quite a bit up from what

50:25they are now like like the the lower level of the units will be up from the flood plain or at least

50:32we are designing in accordance with the GRCA would like regarding regarding the flood plain.

50:38Okay my second question result is a result of kind of that same condition that the fact that it's on a

50:44quarry on a flood plain um and there's 27 mature trees that help with that water currently without

50:53with that storm water currently with the 27 trees removed and no uh replacements of of of the same

51:02size um have you done the geotechnical studies on the on water groundwater is it

51:11I don't see them as part of my research is that still to come? I cannot remember on the geotechnical

51:17yeah it's been done okay it's been done okay uh and it's in the package I don't know all the results

51:22on it but there one factor about this property is that the bedrock is quite shallow. Yes yeah yeah

51:30it's been there isn't been a lot of there is not a ton of natural infiltration on the site already

51:36right now because of that. It's part of that well formation exactly so yeah digging down is going to

51:42be difficult um and then my last question which you I think everyone's you're probably accustomed

51:48to me answering you mentioned the community energy initiative tell me this is going to be a net zero

51:52and all the great technology solar uh heat pumps uh that this is going to be a completely net zero

51:59development. I can't comment on the net zero I apologize I know the builder that's doing this

52:05is moving is everything is going heat pumps lately anyways so that's for sure happening I know he's

52:12looking at solar for other sites he had to pick some at the airport tonight as something urgent so

52:20I could not ask him that question if solar's are going to be on the roof but I think he wants he's

52:25moving to solar on most of his projects right now but I can't guarantee that for this one.

52:31That's good I'll cross my fingers and hope that's a yes okay thank you and one final thing

52:36just about the the difference between the previous application and this is this higher density

52:41than the previous application I guess it depends on how uh I guess the townhouse units if you had

52:48two units in each that'd be 10 we got 12 here so it is it is slightly higher than the previous

52:54yeah it could be yeah okay great thank you thanks Councillor Allt did you have a question actually

53:04Councillor Caron answered my questions thank you okay is there anything further okay Councillor O'Rourke

53:13thank you Mayor Guthrie through you to the proponent Mr. Beesman we've received correspondence

53:19um neighbors who have concern around the removal of those trees and I'm just wondering what the

53:25plan is for some tree planting for on the lot there is there is not much plans for the tree

53:34planting we haven't we haven't done that I see there's some room for some boulevard trees like in the

53:40in the right of way we haven't oh forgive me let me I'm not familiar with the tree inventory

53:48protection plan as to what they're planning to do I mean the site is pretty taken up I can see the

53:54possibility of a tree for each lot between the main house and the adu as well as the one tree that

54:03we are keeping between units three and four on the right between the two there

54:10there is the possibility of having a tree between a tree added between units two and three and to the

54:17left of unit one and so through you Mayor Guthrie is that the intention of the developer there's

54:22potential there I'm just thinking of our tree canopy I apologize but I that's what I see and I do not

54:28have the the I'm not familiar with the tree inventory protection plan enough right now to say

54:35I apologize I will make sure that information gets to the city staff sure and then through you

54:40Mayor Guthrie to Mr. Beesman the residents are in the community also have some concerns around

54:46parking so what is that what is the parking ratio that's being applied to this property one one

54:51parking spot per unit per unit okay thanks thank you anything further seeing none thank you again

55:02thank you yep let me just see for a moment if there's anyone else that wants to comment on this

55:07is anyone in the room that needs to comment on this file no okay and we're going to throw up a

55:12phone number on the screen here and if another person would like to call in just to give their

55:18feedback on this the number is 519-837-5603 and we'll just wait four or five minutes uh just to

55:26see if anyone wants to delegate on this matter okay so we'll be right back Mr. Mayor we do have

1:01:35one call in delegate Cheryl Jackson we're just waiting to get them connected just need another

1:01:40minute or two Mr. Mayor that delegate has withdrawn we have no call ins and we're able to proceed

1:04:35we have no delegations and so we're going to come back oh i'm so sorry i i asked before we went to

1:04:42the phone call but you that's great thank you good catch come on down and if you could just state your

1:04:53name for the record and thank you for coming and then you as well would have up to 10 minutes if

1:04:58you need you'll you'll hear the chime at nine minutes and 30 seconds to give you a warning

1:05:02and then just stick around when you're done just in case there's any questions for you okay but yeah

1:05:06go right ahead over to you my name is carol and bought and i'm representing 149 Bristol street right

1:05:13beside 151 and i'd just like to ask council to turn back to september 21 when the initial meeting

1:05:23for the first proposal was there was a lot of um things done on the property the trees were removed

1:05:32things weren't um done i don't think as they should have been and council was not in favour

1:05:40this proposal isn't a lot better for our neighborhood the approval of i believe that the last approval

1:05:48was three single family dwellings which would be a much better fit for the neighborhood and i have

1:05:56to wonder if that was approved then the developer wanted to move forward why wasn't why didn't he

1:06:02move forward with that um and had the application been made prior to the tree removal where would we be

1:06:15i don't think i'm only speaking on my behalf i've i've spoken to a number of neighbors and i don't

1:06:22think our issues are have changed you know our concerns have not changed this proposal the parking

1:06:32situation would be horrendous one unit there's a potential for 40 people to live there and i cannot

1:06:40believe that one parking spot per unit would be sufficient by any means concerns about entry from

1:06:48emsley street it's just not a realistic fit for the neighborhood okay hey thank you very much

1:06:58for coming we don't see a lot of people actually come here so thank you very much i don't think

1:07:01there's any questions yep okay uh ma'am ma'am sorry i just got a question from councillor

1:07:09clausen for a second so just stick with us go ahead thank you and through you uh mr. marge the

1:07:16delgant i was just wondering you know i wasn't here that i think that was before my time so i'm

1:07:21just curious a little bit about if you could speak to the trees a little bit because each of the um

1:07:26the folks who wrote into us also mentioned the 27 trees that were removed from the property

1:07:31were they were were they mature trees yes they were okay and they were just you know kind of one

1:07:37one night they were cleared away they had a cutting a cutting day i went there and all the trees were

1:07:45down okay thank you for that and can i ask a follow-up question to staff okay no yeah not yet not yet

1:07:52okay uh i'll hold it no that's all thanks thanks for the clarification on that thank you thank you

1:08:07okay um and jeff i think we're good with you too no questions so we're good okay um

1:08:15so you can yep you're good all right then then goes it down

1:08:23all right you're hovering it's it's odd okay thank you all right um back to us uh can i have

1:08:32just before we get into some questions could i at least have a motion to

1:08:36receive this would that be okay uh councillor Goller and uh anybody else councillor councillor

1:08:42yep okay thank you so much uh if anyone's watching right now by the way we're not making a decision

1:08:47tonight it's just officially receiving the application okay so we're not making actually a

1:08:52decision on this um so it's back to us with any questions to a follow-up uh to staff uh i'll go with

1:08:59karan and alt okay through you mr mayor i believe one of the i think mr boozman mentioned that under

1:09:07the new zoning bylaw everything that's being proposed would be um would conform to the new bylaw

1:09:16is that the case or is that will you be looking at that as part of your um your your review

1:09:22are you able to say whether or not that's true there would be no site specific

1:09:26um um setbacks or adjustments required uh to do the councillor through uh the mayor

1:09:45that is true upon our initial review it appears that all the regulations in the

1:09:51comprehensive zoning bylaw 2023 have been complied with okay i know that the site i know this is a

1:09:59site plan issue but i think it's important to look at it when we're reviewing the uh the official

1:10:04plan amendment i am i am worried about 12 cars 12 units space for waste separation space for trees

1:10:16and space for storm water on a property that has historically had storm water and groundwater

1:10:22flooding problems so i know that'll all be looked at with the um uh the engineering um but want to

1:10:28put that on on your radar for for review i just think the site is is over over capacity for what is

1:10:36expected to um be there and accommodate 12 units 12 parking spaces 12 sets of garbage bins etc

1:10:48it's not that's not a question mr mayor that's for staff to take away okay no no problem

1:10:53great thank you so much and i'll go to councillor Allt please thank you mayor got three uh similarly

1:11:02mine will be uh quasi questions quasi comments uh to staff uh the m's a street is a tremendously uh

1:11:11uh challenging street because of the width of the street and the the density that is currently

1:11:16there i was hoping that uh we could please address parking and density uh equally i am concerned about

1:11:23drainage and flood plains i have some concerns because of the quarry and also whether in fact

1:11:28there is any need for uh any remediation there um i think it is quite true that as councillor

1:11:36coran mentioned 12 units 12 cars uh realistically with uh essentially three units per uh per

1:11:45household uh we're looking at more than 12 cars and this will be a significant challenge in that

1:11:52area where there's already a significant population density if if staff could please just take that away

1:11:59thank you okay so let's take away our heads just so you know uh councillor Allt this head's nodding

1:12:08from staff as a takeaway there so thank you so anything further is a questions that haven't

1:12:12already been covered no okay i will call the vote then on receiving is anyone against

1:12:19that's unanimous thank you very much everybody and we're going to move right along now to 14

1:12:27stevensson street north the official plan and zoning bylaw amendments ryan

1:12:36right back to you you you're in the wings okay ryan give us the overview here thank you